Select Board October 7, 2025

October 7, 2025
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Meeting Minutes: Select Board, October 7, 2025

Governing Body: Select Board, Wellesley, MA Meeting Type: Regular Meeting Meeting Date: October 07, 2025, at 12:00 AM Attendees:

  • Marjorie Freiman, Select Board Member
  • Tom Ulfelder, Select Board Member
  • Colette Aufranc, Select Board Member
  • Beth Sullivan Woods, Select Board Member
  • Kenneth Largess, Select Board Member (remote)
  • Meghan Jop, Executive Director
  • Corey Testa, Assistant Executive Director
  • Senator Cindy Cream
  • Representative Alice Peish
  • Chief Steve Mortarelli, Fire Department
  • Glenn Remick, Facilities Management and Permanent Building Committee
  • Jeff Shaw, Context Architecture
  • Emily Mowbray, Context Architecture
  • Salvi Shah, Context Architecture
  • Mary Beth Martello, Climate Action Committee
  • Chris Christian, Assistant Director, Municipal Light Plant
  • Rachel DeRoach, CFO

Executive Summary: The Select Board convened to discuss several key town matters. Major items included a legislative update from Senator Cindy Cream and Representative Alice Peish, focusing on the MassBay Community College land development and state funding implications. The Board also received an update on the Fire Station Master Plan, discussed and voted on COLA recommendations for non-union employees, and debated the funding mechanism for a visioning study for the MassBay land. A motion to approve the use of up to $75,000 from Federal Realty funds for a consultant for a town-wide visioning of the MassBay land was approved by a majority vote.

Citizen Speak

  • No citizens addressed the Board on non-agenda items.

Executive Director's Report

  • MassBay Community College Public Meeting: Meghan Jop reminded attendees of the second public meeting regarding the potential development of MassBay land, scheduled for October 8th at 6 PM at the library atrium. She noted that this meeting would not be filmed by Wellesley Media due to other conflicts.
  • Health Fair: A health fair is scheduled for October 16th at the Council on Aging. More information is available on the town website.
  • Heat Pump Forum and Pizza Party: The WMLP and Climate Action Committee will host a Heat Pump Forum and Pizza Party at the Wellesley Free Library on October 16th, from 6:30 PM to 8:30 PM (pizza and socializing from 6:00 PM). RSVP is required.
  • Wellesley Cultural Council Grant Funding: Corey Testa announced that applications for the Wellesley Cultural Council's grant funding round are open and will close on October 16th. Application materials are available on the Town of Wellesley's website under "Recent News" or the Cultural Council's page.
  • Equity Audit Dialogue: Registration is open for the Equity Audit Dialogue, hosted by the Civil Discourse Initiative and the DEI Task Force.
    • In-person dialogue: Monday, October 27th, 6:30 PM (refreshments from 6:00 PM).
    • Virtual dialogue: Thursday, October 30th, 6:30 PM.
    • Registration is limited and closes on October 17th.

Consent Agenda

  • Items:
    • Disclosure for a special municipal employee (police officer to work as a football referee).
    • Appointment of four members of the former Wellesley Housing Development Corporation to the new Affordable Housing Trust.
  • Discussion: No requests were made to remove items from the consent agenda.
  • Motion: Colette Aufranc moved to approve the consent agenda.
  • Second: Tom Ulfelder seconded the motion.
  • Vote:
    • Colette Aufranc: Aye
    • Beth Sullivan Woods: Aye
    • Tom Ulfelder: Aye
    • Kenneth Largess: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

Legislative Update from Senator Cindy Cream and Representative Alice Peish

  • MassBay Community College Land Development:
    • Senator Cream and Representative Peish met with the DCAM Commissioner and the Secretary of Housing and Livable Communities.
    • Key Message: The administration views this primarily as a housing project. Revenues generated will assist MassBay, but the project's core purpose is housing.
    • Community Input: State officials are very interested in community input regarding housing types (e.g., open space, retirement community, workforce housing) and priorities. They encouraged the town to collect specific information to inform the Request for Proposals (RFP).
    • Timeline: There is no definitive timeline for the RFP. The state is willing to allow the town time to develop a consensus on priorities. A previous press release referencing 30 days was unrelated to this project.
    • Density: The state views 180 units (four units per acre on 45 acres) as the minimum density, as per the legislation. They are open to discussing trade-offs, such as preserving forested areas in exchange for increased density on other parts of the site.
    • Forest Preservation: The state is open to discussions about preserving forested areas, potentially in exchange for higher density elsewhere on the site. The height of buildings could be a factor if less land is used for development.
    • MassBay Funding: The state did not indicate that the project's primary goal was to maximize revenue for MassBay, but rather to provide housing. MassBay is interested in significant funding, but this project is not expected to be the sole source for their college projects.
    • Town Approach: The legislators suggested the town approach the visioning process with the understanding that 180 units is the starting point and explore options within those parameters.
    • Traffic Concerns: Traffic concerns, particularly at the Oakland and Route 9 intersection, are a significant issue.
      • Site Plan Review: The town has the capability for site plan review, which examines ingress/egress, site circulation, and parking capacity.
      • Off-site Implications: Off-site traffic implications would be part of any town work.
      • MassBay Parking Analysis: MassBay's parking analysis is crucial, as the location of their student/faculty/staff parking will significantly impact traffic flow. A parking structure off Route 9 could alleviate Oakland Street traffic.
      • Roadway Widening: Opportunities exist to partner with MassBay to widen the Oakland/Route 9 intersection, potentially using land on the existing campus side.
    • Legislator Availability: Senator Cream and Representative Peish indicated they would be available to provide feedback on the town's progress and ideas.
  • State Funding Implications:
    • Tax Code Spillover: A $650 million spillover from federal tax changes impacted Massachusetts.
    • Business Deductions: Changes to federal rules on business deductions for research and experimental expenditures will cost the Commonwealth $288 million.
    • SALT Cap: The federal increase in the State and Local Tax (SALT) cap to $40,000 will cost the state $222 million.
    • Budget Cushion: The legislature had an $860 million budget cushion, but concerns remain about expiring subsidies (wind, EVs) and potential Medicaid cuts.
    • September Tax Collections: September tax collections were $4.5 billion (3% higher than last year) but $1.4 billion below benchmark.
    • Earmarks: All earmarks are currently on hold by the Governor until November. Overrides are expected only for critical items.
    • Governor's Bill: The Governor has filed a bill to set aside funds for research, but the need for these funds is uncertain.
    • 9C Cuts: The Governor may resort to 9C cuts (cuts without legislative approval) if the financial situation worsens. Local Aid (Chapter 70) is protected from these cuts.
  • Status of Wellesley Special Acts:
    • Housing Development Corporation: The act dissolving the Housing Development Corporation was signed into law in early September.
    • Non-Civil Service Public Safety Personnel: Passed the House in August, currently in the Senate.
    • Print-Free Digital Legal Notices: Received a favorable committee report. A broader state-wide bill is being considered.
    • Property Tax Deferrals for Seniors: Scheduled for a hearing on November 7th.
    • Individual Medicare Marketplace Legislation:
      • Had a hearing in June.
      • Faces strong opposition from organizations representing state retirees.
      • Lack of organized support from municipalities and the Mass Municipal Association (MMA).
      • The Health Care Finance Committee is reviewing the bill.
      • Action Item: The Select Board should write a letter to the MMA supporting this legislation.
      • Wellesley's Efforts: David Kornwitz and the HR Director are attending a municipal roundtable on healthcare cost management. Wellesley previously sent a letter to MMA and MAPC supporting this as a top legislative priority.
      • West Suburban Health Group: Medicare rates for 2026 are projected to increase by 11-12%, following a 10% increase in 2025.

Fire Station Master Plan Update

  • Consultants: Context Architecture (Jeff Shaw, Emily Mowbray, Salvi Shah) presented the update.
  • Working Group: Includes Meghan Jop, Chief Steve Mortarelli, Assistant Chiefs Charles Tutor-Dominico, Glenn Remick, Joe McDonough, Eric Aberdeen, and Brian DuPont.
  • Consultant Team: Includes Charles Jennings from Manitou (response time and operational analysis) and other consulting engineers.
  • Experience: Context Architecture has extensive experience in public safety facilities, focusing on fitting buildings into communities, flexible design for changing demographics and programming needs, training opportunities, and health/safety (e.g., decontamination spaces).
  • Study Components:
    • Response time and operational analysis (ongoing).
    • Site selection matrix for potential new/replacement stations.
    • Test-fit scenarios for specific sites, considering zoning and environmental issues.
    • Sustainability goals integration.
    • Communication process for wider audience.
  • Process Stages: Currently in the information gathering and goal identification stage.
  • Activities to Date:
    • Consultants onboarded in May.
    • Seven working group meetings since June.
    • Extensive documentation of existing buildings (plans, maintenance records).
    • Input from facilities and fire department.
    • Data received for response time modeling.
    • Initial programming recommendations and response time analysis discussed.
  • Existing Stations: Wellesley has two current fire stations.
    • Buildings are well-maintained but have health and safety concerns due to age and lack of modern design for decontamination and adequate space.
    • Headquarters Building: The master plan is considering all options, including whether the headquarters administrative functions need to be co-located with first responders and whether the existing Station 2 building will remain.
  • Space Needs:
    • Current total space: just under 29,000 square feet.
    • Needed total space (30-year projection): approximately 50,000 gross square feet.
    • Gap: Approximately 21,000 square feet.
    • Drivers for Gap: Accommodating current needs, future growth (staffing, equipment), NFPA standards, gender-neutral facilities, wellness areas, and dedicated EMS facilities (currently in inadequate space).
    • Health and Safety: Decontamination spaces (personal and equipment) are a significant driver for increased space.
  • Response Time Analysis:
    • Ongoing, using call and runtime data.
    • Initial views show existing stations are in good locations, but some town areas may need assistance.
    • Models will assess two or three potential station locations (new and existing).
  • Next Steps:
    • Evaluate potential sites.
    • Develop concept plans.
    • Align with town sustainability goals.
    • Perform phasing and cost analysis, considering impact on department workflow and potential relocation during construction.
    • Produce a final master planning report.
    • Regular check-ins with the Select Board on delivery model (two or three stations) and site recommendations.
  • Lifespan of Fire Stations: New or heavily renovated facilities are designed to last 80-100 years. Programmatic needs may change within 30-40 years, requiring future adjustments.
  • Working Group Satisfaction: Chief Mortarelli and Glenn Remick expressed satisfaction with Context Architecture's detailed approach and the working group's progress. They emphasized that the master plan will be integrated with Wellesley's overall planning and financial needs.

Climate Leader Accelerator Grant Application for Hardy and Honeywell School Solar

  • Presenters: Mary Beth Martello (Climate Action Committee) and Chris Christian (Assistant Director, Municipal Light Plant).
  • Project: Rooftop solar installations on Hardy and Honeywell schools.
  • Funding Sources:
    • Climate Leader Decarbonization Accelerator Grant:
      • Wellesley is eligible as a certified Climate Leader.
      • Funds up to $1 million, covering 90% of project costs (town pays minimum 10%).
      • Notice of Intent (NOI): Due around November 6th, requires Select Board Chair signature.
      • Grant Application: Due February 6th, requires Select Board Chair signature.
      • Advantage: Early application increases competitiveness.
    • IRA Direct Pay:
      • Tax credit available to non-profit/tax-exempt organizations.
      • Provides up to 30% of project costs.
      • Requires installation and commissioning by end of 2027.
      • Funds are a direct reimbursement, not a tax deduction.
  • Support for Project:
    • The project aligns with Town Meeting's expectation for solar panels on the schools.
    • The Municipal Light Plant (MLP) has committed to covering project costs with WeCare funds.
    • Leveraging grants maximizes the impact of WeCare funds.
    • The buildings were designed to accommodate solar (safety railings, roof structure, conduits).
    • These are critical solar projects for Wellesley in terms of return on investment.
  • Roof Warranties: Roofs were designed and installed to accommodate solar. Installation will be done in a manner that does not void roof warranties (typically 20 years).
  • Motion: Colette Aufranc moved to authorize Marjorie Freiman as Chair of the Select Board to sign the Notice of Intent for the Climate Leader Accelerator Grant application.
  • Second: Tom Ulfelder seconded the motion.
  • Vote:
    • Colette Aufranc: Aye
    • Beth Sullivan Woods: Aye
    • Tom Ulfelder: Aye
    • Kenneth Largess: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

FY27 Budget Guidelines and Preparation

  • Presenter: Rachel DeRoach (CFO) and Meghan Jop (Executive Director).
  • COLA Recommendations to HR Board:
    • The HR Board will vote on COLA adjustment on Thursday.
    • Context: Wellesley focuses on merit pay and COLA. The new classification plan places more employees on steps.
    • Step Increases: All non-exempt employees on steps will receive a 2.75% step increase this year.
    • Merit Pay: Exempt employees will have a merit pay pool in the same range.
    • Financial Modeling (Paul Manganaro):
      • Modeled scenarios for 2.5% and 2.25% COLA increases.
      • A 2.5% COLA would result in a 4.7% increase in the Building Department's personal service budget.
      • A 2.5% COLA would result in a 5.32% increase for ZBA (due to reclassification from exempt to non-exempt).
      • Town-wide, a 2.5% COLA would lead to a 3.3% increase, exceeding the 3% assumed in last year's financial plan.
      • Recommendation: A 2.0% COLA is what the town can afford. This, combined with step increases, would result in a year-over-year increase of approximately 4.75% for many employees.
    • Longevity Payments: Not included in current modeling but will be realigned in FY26 budgets using appropriated Class and Comp funds and built into FY27.
    • Overtime: Not included in current modeling but will be considered for realignment in FY26 and built into FY27.
    • Comparable Communities: The average COLA for comparable communities is around 2.4%.
    • Health Insurance Costs: West Suburban Health Group's Medicare rates are increasing by 11-12% for 2026, following a 10% increase in 2025. This represents a $3 million impact on the budget.
    • Revenue Projections: Evaluating opportunities to conservatively bump up excise tax and new growth projections (potentially from 1.7% to 1.9%).
  • Other Budgetary Considerations (from All Board Meeting):
    • DPW:
      • Trash contract: 6% increase.
      • General Materials and Services: $50,000 increase.
      • Water and Sewer MWA costs: 3% increase ($200,000 water, $110,000 sewer – enterprise funds).
      • PFAS fund: $1 million deposit this year, major capital projects ($10 million for Morses Pond Plant, $1.7 million each for Wellesley and Longfellow pilots) will elevate water rates.
    • National Resources Commission: Major capital projects (some CPC funded, some may need free cash injection).
    • Assessors: May need additional temporary inspectors and increased third-party appraisal costs due to appeals.
    • Library:
      • Technology: 3-5% increase in licensing and contracts (cybersecurity).
      • Staff Reconfiguration: Consolidating two part-time assistants into one full-time position.
    • Health Insurance Costs for New Positions: Increased from $20,000 to $28,000 for new benefits-eligible positions. School TA provision increased from $7,500 to $12,000.
    • School Department:
      • 6.2% projected increase in expenses.
      • Loss of $250,000 from one-time circuit breaker payment.
      • Out-of-district tuition inflation: 3.03% (lower than initially projected).
      • Eastern bus contract: $121,000 increase.
      • Van transport contract: Anticipated 10% increase after re-bid.
      • Lunch program lease increases at Regis College (FY27).
    • Climate Action: Evaluating job descriptions and reclassification.
    • Town Clerk: Elections costs will increase due to three planned elections in FY27.
    • Recreation Department: No additional money requested.
    • Police Department:
      • Step increases: Approximately $119,000 (1.47% over FY26), not including bargaining, COLA, or differentials.
      • FY28 will see a larger increase (1.5%) due to academy length.
      • Cruiser costs: Evaluating, focusing on hybrid cruisers.
      • IT position reclassification: Working on a shared IT position for police and fire.
      • Admin positions: Working on reclassifying chief's admin positions.
  • Motion: Colette Aufranc moved to recommend to the HR board a 2% cost of living adjustment for all non-union employees.
  • Second: Beth Sullivan Woods seconded the motion.
  • Vote:
    • Colette Aufranc: Aye
    • Beth Sullivan Woods: Aye
    • Tom Ulfelder: Aye
    • Kenneth Largess: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

Special Town Meeting Discussion: Funding for MassBay Land Visioning Study

  • Marjorie Freiman's Rationale for Visioning Study:
    • Collaborative Process: The town needs its own collaborative process for stakeholders to define desired outcomes.
    • Community Engagement: Fosters understanding, acceptance, and engagement, providing a meaningful way for residents to contribute.
    • Neutral Facilitator: Needed to lead thoughtful, planning-oriented discussions and build consensus.
    • Expert Synthesis: An experienced planner is required to synthesize town wishes, development language, and the unique situation (land area, forest preservation) into a coherent plan.
    • Communication Strategy: Informs the town's communication strategy to keep the public informed.
    • Community Values: Captures and organizes community values to guide input for the DCAM process.
    • Coherent Approach: Presents a coherent vision to DCAM, as requested.
    • Structured Process: Visioning needs to be carefully planned and organized for productive output.
    • Legal Context: Addresses the unique situation where local zoning/permitting may be overridden by the Affordable Homes Act.
  • Deliverables and Timeline:
    • Deliverable: A document showing consensus, informing the RFP, with visualizations and a schematic plan.
    • Process: Includes economic and market analysis, high-level environmental assessment, and a charrette (facilitated discussion in small groups).
    • Timing: Hindered by MassBay parking analysis (due November). Consultants can start legwork, but charrette will be informed by parking study.
    • Output: A report with design considerations, potentially two or three development concepts.
    • Impact: Provides a planning tool, fosters dialogue, and builds consensus among various boards and committees.
  • Funding Mechanisms:
    • Options:
      • Town Meeting (Free Cash): Funds available mid-November, but requires Town Meeting approval.
      • Advisory Committee (Emergency Fund): For unanticipated events with time sensitivity.
      • Affordable Housing Trust: For a portion of the funds, as a percentage of the project will be affordable.
      • Federal Realty Funds: Funds on hand from past development agreement payments (estimated balance ~$160,000).
    • Recommendation: Meghan Jop recommended using Federal Realty Funds for immediate access, as it avoids Town Meeting approval and is under the Select Board's control.
  • Board Discussion:
    • Kenny Largess: Expressed concern about the state's commitment to waiting for the town's study, suggesting a need for definitive assurance from DCAM. He also questioned the value of spending $75,000 on a visioning study if the state might not fully consider it, and suggested exploring legal options to prevent the project.
    • Marjorie Freiman: Countered that Article 97 (Westfield case) does not apply to land not owned by the town. She emphasized that the state legislators indicated DCAM would consider the town's visioning. She argued that spending money on a visioning study is a constructive approach to shape the project.
    • Beth Sullivan Woods: Suggested a precursor to the charrette, involving listening sessions and probing discussions with the community to understand diverse priorities before moving to a structured charrette. She also suggested seeking bids for consultants to understand different approaches.
    • Tom Ulfelder: Argued against unstructured community meetings, citing past experiences (HHU process, middle school meetings) as less effective than professionally managed charrettes. He emphasized the need for a structured process to address misinformation and emotional responses constructively.
    • Colette Aufranc: Supported the visioning study, highlighting the state's willingness to consider town input and the importance of providing structure to community concerns. She noted that residents and Town Meeting members would likely support this investment.
    • Leslie Hanrahan (Public Comment): Called in to express concerns about the proposed visioning exercise. She referenced the Barrett Consulting Group's raw data from a previous study, which indicated community opposition to housing on 125 Oakland Street and 40 Oakland Street, particularly regarding forested areas. She argued that the 180-unit baseline is too high and that the forest should not be a bargaining chip. She urged the town to revisit the raw data and stand up for residents' sentiments.
  • Consultant: Michael Zahner (Berkeley Group), a former town planning director, is being considered to lead the visioning, potentially partnering with Randy Collins and Beta Group for visualizations. They would also conduct interviews with stakeholders.
  • Motion: Colette Aufranc moved to approve expanding up to $75,000 from federal realty funds for a consultant for a town-wide visioning of the MassBay land.
  • Second: Tom Ulfelder seconded the motion.
  • Vote:
    • Colette Aufranc: Aye
    • Beth Sullivan Woods: Aye
    • Tom Ulfelder: Aye
    • Marjorie Freiman: Aye
    • Kenneth Largess: No
  • Outcome: The motion passed (4-1).
  • Action Item: Meghan Jop to arrange for the funds and share the scope of services with the Board.

Chair's Report

  • Marjorie Freiman deferred her report due to the late hour and upcoming meetings.
  • Liaison Updates:
    • Colette Aufranc: Requested comments on the Townwide Capital Planning Committee from Board members to facilitate a revised draft for second consideration.
    • Marjorie Freiman: Reminded Board members to submit comments on the town-wide letter to Megan and Corey.
  • Upcoming Meetings: Meetings with local clergy, Babson College, and Wellesley College administrations were held/are planned, with updates to follow.

The meeting was adjourned.

Last updated: Dec 7, 2025

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