Select Board October 21, 2025

October 21, 2025
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Wellesley Select Board Meeting Minutes

Date: October 21, 2025 Governing Body: Wellesley Select Board Type of Meeting: Regular Meeting Attendees: Marjorie Freiman (Chair), Tom Ulfelder (Vice Chair), Colette Aufranc (Secretary), Beth Sullivan Woods, Kenny Largess, Meghan Jop (Executive Director), Corey Testa (Assistant Executive Director)

Executive Summary

The Select Board convened on October 21, 2025, addressing several key town matters. The meeting included the approval of a change in ownership for Magus Restaurant's common victualer license and a public hearing for new common victualer, alcohol, and entertainment licenses for Punjab Restaurant at 99 Central Street, which were conditionally approved. The Board also accepted an anonymous $5,000 gift for holiday lights and approved funding for seasonal wreaths and a replacement crescent. A significant portion of the meeting was dedicated to an introductory presentation by Jumbo Capital regarding their proposed senior housing redevelopment project at 888 Worcester Street, emphasizing community engagement and a potential zoning amendment. Preparations for the upcoming Special Town Meeting were discussed, along with final approvals for the town-wide letter and the annual report.

I. Executive Director's Report

  • Flu Clinics: The Health Department continues to offer flu clinics:
    • October 22nd: Upham School, 10:00 AM - 12:00 PM
    • October 30th: Wellesley Free Library (main branch), 1:00 PM - 2:30 PM
    • Walk-ins are accepted, but registration is suggested.
  • DPW Hydrant Flushing: Annual hydrant flushing is ongoing this week, between 8:00 AM and 5:00 PM. Residents are advised to run water for a few minutes if sediment is present and to delay laundry until water runs clear.
  • Special Town Meeting:
    • Begins November 3rd at 7:00 PM at Wellesley High School.
    • The Advisory Book will be posted online tomorrow and mailed to Town Meeting members this week (for those who requested hard copies).
  • Office Hours: Tom Ulfelder will hold office hours this Thursday from 12:00 PM to 1:30 PM. Appointments (in-person or virtual) can be booked by emailing Tom at taulfelder@wellesleyma.gov.
  • Halloween Stroll: The Recreation Department and local merchants will host the Halloween Stroll on Saturday from 11:00 AM to 1:00 PM at Clock Tower Park in Wellesley Hills. This event is geared towards children aged 0-8, and costumes are encouraged.
  • MassBay Parking Study: The traffic study (clarified by Marjorie Freiman as a parking study for students, faculty, and staff) is scheduled to be completed by November 17th, with the report expected to be available by that date. A timeline for the report's release is anticipated by Friday.

II. Consent Agenda

  • Item: Approve a change in ownership on the common victualer license for Magus Restaurant.
  • Discussion: No requests for removal from the consent agenda.
  • Motion: Colette Aufranc moved to approve the consent agenda.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).
  • New Owner Introduction: Costa Sorrentis introduced himself as the new owner, along with his wife and son. He stated plans for a smooth transition, with operations continuing from November 1st. Future plans include potentially introducing Mediterranean-type menu items and facility upgrades within the next six months.
  • Board Comments: Board members expressed excitement for the restaurant's continuation and welcomed Mr. Sorrentis to Wellesley.

III. Public Hearing and Vote: Common Victualer, Alcohol, and Entertainment Licenses for Punjab Restaurant

  • Location: 99 Central Street
  • Discussion:
    • Marjorie Freiman opened the public hearing.
    • Meghan Jop confirmed that Paul Boucher (La Toscana) has relinquished all previous licenses for this location.
    • Chris Timpson, representing Bola and Pabla LLC (doing business as Punjab Indian Kitchen), introduced Baljeet Singh and Kishan Singh, the accomplished restaurateurs with two other successful restaurants (Bedford and Brighton).
    • The concept is authentic Indian cuisine in a family-friendly atmosphere.
    • The restaurant will have 50 indoor seats and 12 outdoor seats.
    • Renovations include updating interior decor, flooring, walls, tables, chairs, opening a wall near the kitchen, and work behind the bar.
    • Entertainment will consist of a TV and background music.
    • Kitchen updates include a new dishwasher and hood. A new exterior grease trap is required by the Board of Health and will be installed by the landlord.
    • Baljeet Singh will be the manager on the license, working 35 hours per week. All employees will be TIP certified.
    • Parking will be available on-street and in municipal lots.
    • Hours of operation: Sunday-Thursday, 11:00 AM - 9:30 PM; Friday-Saturday, 11:00 AM - 10:00 PM.
    • The owners hope to open before the end of the year, pending permitting.
    • Board Questions:
      • Colette Aufranc welcomed the new restaurant and clarified seating capacity (50 indoor, 12 outdoor). She confirmed plans for a full liquor bar and asked about outdoor music (not planned for outdoor seating).
      • Beth Sullivan Woods inquired about delivery hours during prime shopping hours, which Meghan Jop confirmed is not unusual. She also warned about potential high traffic from middle school students during early release days.
      • Beth Sullivan Woods thanked Kay (Catherine Maher) for her thorough work.
  • Motion: Unidentified Board Member moved to close the public hearing.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).
  • Motion: Unidentified Board Member moved to approve the common victualer, all-alcohol, and entertainment licenses for Bola and Pabla LLC, doing business as Versa de Punjab Indian Restaurant, located at 99 Central Street, pending all final approvals from the Design Review Board, Health Department, Building Department, and Fire Department, and further to name Baljeet Singh as Manager of Alcohol.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).
  • Outcome: Licenses conditionally approved.

IV. Discuss and Vote Funds for Winter Holiday Decorations and Symbols

  • Anonymous Gift for Holiday Lights:
    • Discussion: The Board received an anonymous gift of $5,000 for the Department of Public Works to purchase holiday lights for the 2025-2026 holiday season. As the gift exceeds Meghan Jop's acceptance authority ($3,000), Board approval is required. Lights are purchased annually for backup and renewal.
    • Motion: Colette Aufranc moved to accept the anonymous gift of $5,000 for the purchase of winter holiday lights.
    • Second: Unidentified Board Member.
    • Vote: All in favor (Aye).
  • Seasonal Wreaths and Crescent:
    • Discussion: Meghan Jop reported difficulty in sourcing a six-foot crescent. An estimate from Valente Farms for seasonal wreaths is $4,924.48. Funds from the BAA fund (due to overages) are available for this purchase, as well as for the crescent. This follows a precedent from previous years and the replacement of the menorah last year.
    • Motion: Colette Aufranc moved to fund the replacement of the Crescent and to fund seasonal wreaths, pending pricing on the Crescent.
    • Second: Unidentified Board Member.
    • Vote: All in favor (Aye).

V. Project Update from Jumbo Capital for 888 Worcester Street

  • Presenters: Peter Tam (Golston and Storrs, on behalf of Jumbo Capital), Sam Weisman (Jumbo Capital), Tom Powers (Director of Acquisitions, Jumbo Capital).
  • Introduction: This is an introductory meeting for Jumbo Capital, which has significant investments and connections in Wellesley. The focus is on the site at 888 Worcester Street, presenting an opportunity for the town's housing and economic development goals. The current zoning (Administrative Professional District) does not permit the anticipated use, requiring a zoning amendment and likely a development agreement.
  • Jumbo Capital Overview:
    • Founded in 2009, based in Quincy, MA, with 40 professionals.
    • Strictly focused on Massachusetts for investment, development, and management.
    • Manages 4.5 million square feet of commercial and residential real estate.
    • Developed 1.5 million square feet.
    • Owns 200,000 square feet of real estate in Wellesley (office, medical office, apartments, ground floor retail).
  • 888 Worcester Street Site:
    • Located on Route 9, currently a 75,000 sq ft multi-tenant office building (two buildings: two-story and four-story).
    • 5.9-acre site with a large asphalt parking area.
    • Benefits from two curb cuts on Route 9.
    • Abuts Russell Road, Boston Sports Institute, and the Shadow Lane neighborhood.
    • Current zoning: primarily Administrative Professional (AP) District, with a small sliver in SR 10 (Single Residence 10).
  • Project Vision:
    • Identified as a strong candidate for senior housing redevelopment, based on the 2018 Housing Production Plan and the recent housing study highlighting the aging population.
    • Aims to allow Wellesley residents to "age in place" by creating a Continuing Care Retirement Community (CCRC).
  • Project Goals (Sam Weisman):
    • Bring a CCRC to Wellesley residents.
    • Improve the site's impervious surface area (parking lots) from a stormwater and circulation perspective.
    • Improve aged and tired buildings from a sustainability and climate resiliency perspective.
    • Stabilize tax revenue: current assessment is under $16 million (2025) and declining. A CCRC of ~200 units could involve $100 million in construction costs, significantly increasing assessed value.
    • Anticipated low impact on town services (traffic, fiscal impact studies to be conducted).
    • Facilitate housing mobility for seniors to downsize and stay in town, while creating housing turnover for younger families.
  • Next Steps:
    • Continuing engagement with community stakeholders and neighbors (Chattel Lane, Russell Road, Bayview) through in-person meetings.
    • Ongoing discussions with the Planning Board.
    • Beginning design efforts with architects, engineers, and civil engineers.
    • Conducting traffic and fiscal impact studies.
    • Meeting with various town boards and staff (Council on Aging, Climate Action, Sustainable Wellesley, DPW, Natural Resources Commission, Municipal Light Board, Public Safety) to incorporate feedback.
  • Process (Peter Tam):
    • Senior housing is not permitted in the AP district, requiring a zoning amendment.
    • The zoning change would likely be a narrowly tailored overlay, not changing the underlying zoning, to ensure it applies only to this specific site and use.
    • A development agreement with Town Council would backstop the zoning, covering items beyond zoning scope (design concerns, stormwater standards, enforcement by the Building Commissioner).
    • The project will require Town Meeting approval for the zoning change, following recommendations from the Select Board, Advisory Committee, and Planning Board.
  • Inclusionary Zoning/Affordability (Meghan Jop):
    • The project will likely necessitate a development agreement to address affordability components, similar to Waterstone (29 affordable units, 22 independent living, 7 assisted living).
    • The complexity of different care levels (assisted, independent, memory care) may require a tailored approach to meet affordability compliance.
  • Board Questions/Comments:
    • Colette Aufranc: Recommended connecting with resident groups advocating for housing solutions for adults with disabilities, noting potential integration with senior living.
    • Tom Ulfelder: Inquired about transforming the "gritty" site into a first-class facility with green space, comparable to other CCRCs (North Hill, Brookhaven). Emphasized creating open space, dedicated courtyards, and tying into the Crosstown Trail. Stressed the importance of addressing neighbor concerns regarding construction and post-construction impacts (e.g., chillers, fans). Advocated for sustainable construction, specifically electrification, and suggested engaging with the Sustainability Director and Climate Action Committee early on.
    • Beth Sullivan Woods: Praised Jumbo Capital's early outreach and community engagement approach. Asked about the density of 200 units compared to other multi-family zoning, acknowledging community concerns about traffic, light/noise disruption, and density.
    • Peter Tam: Explained that 200 units across independent, assisted, and memory care components can be accommodated on the 5+ acre site without high-rise construction, with height similar to existing buildings. Emphasized transforming the site and that CCRCs are low traffic generators.
    • Meghan Jop: Provided context on existing zoning (Rio) for elderly living (1,400 sq ft/dwelling unit minimum) and nursing homes (250 beds maximum). Compared the proposed density to Waterstone (135-138 units, plus commercial space on 5 acres).
    • Kenny Largess: Appreciated the thoughtful and well-organized approach, noting it's a good way to engage with the town.
    • Marjorie Freiman: Clarified that "mixed use" in the description refers to mixed housing types (independent, assisted living) rather than commercial uses, though ancillary services (dining, gift shop) would be present. Highlighted the compelling nature of the affordable component for seniors.
    • Tom Ulfelder: Suggested reviewing the Waterstone model for affordable units, particularly regarding kitchenettes, to allow for greater independence and budget management for residents. Recommended consulting with the Police Chief and Fire Chief regarding anticipated increased demand for emergency services due to the age group, and potential need for additional resources or alternative transport solutions (e.g., secondary contract with Coastal Ambulance).
    • Jumbo Capital Response: Acknowledged the need to engage with operators for the facility and integrate operational plans (O&M) into the development agreement, covering emergency services, amenities, and visitor traffic management.
  • Board Conclusion: The Board expressed appreciation for the early outreach and open communication, looking forward to future phases of the project.

VI. Special Town Meeting Preparation

  • Logistics:
    • The Moderator held a meeting this morning.
    • Marjorie Freiman will put the motion for supplemental appropriations on the floor, with Megan Jop presenting.
    • Colette Aufranc will move to rescind borrowing authorization, with Kenny Largess presenting.
    • Tom Ulfelder will present on PFAS.
    • Beth Sullivan Woods will put Ali's motion on the floor, with Casey presenting.
  • RDF Admin Bids:
    • Bids for the RDF admin came in at $5,510,158, which is approximately $400,000 under initial projections.
  • Team's Rooms Bids:
    • Bids for the team's rooms are expected on Thursday, with an update likely by Monday after DPW review.
  • Meeting Configuration:
    • Tom Ulfelder reported on the logistics meeting at the high school.
    • The middle four sections of the stage apron will be removed, creating a 15.5 ft wide by 6.5 ft deep area.
    • This will accommodate the Select Board table and Advisory leadership at the same level as the podium and microphone, addressing previous concerns about the Board being elevated on stage. This configuration will be tested for the Special Town Meeting as a potential model for future Annual Town Meetings.

VII. Administrative Matters

A. Discuss and Vote Town-Wide Letter

  • Discussion:
    • Meghan Jop presented a hard copy of the town-wide letter with minor modifications (wordsmithing, reorientation, expansion).
    • An addition was made under "Other Articles" on the second page, clarifying the 17 citizens' petition regarding a non-binding question on the annual town election ballot. It was noted that Town Meeting cannot force the Board to place the question, but interested parties can gather signatures.
    • Marjorie Freiman clarified that, unlike the Indigenous Peoples Day vote, Town Meeting would not be voting on the substance of this article, only the procedure.
    • Board Comments:
      • Colette Aufranc noted two grammatical errors and suggested delegating final editorial responsibility to the Chair and Executive Director. She thanked Meghan, Corey, and Stephanie for their work on the "amazing inaugural issue," encouraging residents to read it.
      • Tom Ulfelder, initially concerned about length, praised the formatting, structure, and readability of the letter.
      • Meghan Jop confirmed the logo and links would be in color in the printed version.
      • Meghan Jop highlighted the inclusion of a link to a communications survey (10 questions via Survey Monkey), developed with Beth Sullivan Woods, to gather feedback on communication channels. Hard copies will be available at COA, all library branches, and Town Hall.
  • Motion: Colette Aufranc moved to approve the W special edition as amended to be sent town-wide, delegating final editorial amendments to the Chair in conjunction with the Executive Director.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).

B. Discuss and Vote Annual Report

  • Discussion:
    • Meghan Jop provided a hard copy of the redlined annual report, incorporating all received comments.
    • Board Comments:
      • Beth Sullivan Woods questioned why "Job classification and compensation reform" was struck, noting her significant work on it and its importance. She believed it should remain.
      • Marjorie Freiman noted "Town Hall reopening" was moved to "Notable Fiscal Year" on page one.
      • Beth Sullivan Woods expressed concern about significant strikings at the last minute, finding it challenging to absorb in real-time. She suggested reverting to the previous version and delegating final editorial approval to Marjorie Freiman, working with Beth and Megan, to ensure no important factors were omitted.
      • Tom Ulfelder noted that Governor Healey released earmarks today, which might require an update to the report.
  • Motion: Colette Aufranc moved to approve the fiscal year 2025 Select Board Annual Report as amended, with final editorial amendments delegated to the Chair in conjunction with the Executive Director.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).

C. Discuss and Vote Minutes

  • Item: September 16, 2025 minutes.
  • Motion: Unidentified Board Member moved to approve the minutes of September 16, 2025, as amended.
  • Second: Unidentified Board Member.
  • Vote: All in favor (Aye).

VIII. Chair's Report

  • Marjorie Freiman stated she had no additional report beyond what was already discussed, given the meeting on Thursday.

IX. Adjournment

  • The meeting was adjourned.

Last updated: Dec 7, 2025

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