Select Board October 28, 2025

October 28, 2025
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Meeting Minutes: Select Board, October 28, 2025

Governing Body: Select Board Meeting Type: Regular Meeting Meeting Date: October 28, 2025, at 12:00 AM Attendees:

  • Marjorie Freiman, Select Board Member (Chair)
  • Tom Ulfelder, Select Board Member (Vice Chair)
  • Colette Aufranc, Select Board Member (Secretary)
  • Beth Sullivan Woods, Select Board Member
  • Kenneth Largess, Select Board Member
  • Meghan Jop, Executive Director
  • Corey Testa, Assistant Executive Director

Joint Meeting with Planning Board Attendees:

  • Mark Charney, Planning Board Chair
  • Tom Taylor, Planning Board Vice Chair
  • Patty Mallett, Planning Board Secretary
  • Jim Roberti, Planning Board Member
  • Kathleen Woodward, Planning Board Member
  • Judy Barrett, Barrett Planning Group
  • Alexis Lanzalotta, Barrett Planning Group

Executive Summary: The Select Board convened for a regular meeting, including a joint session with the Planning Board to receive the final Strategic Housing Plan from the Barrett Planning Group. Key discussions revolved around the plan's scope, the absence of numerical targets, and the inclusion of community feedback. The Board also reviewed updates on the Special Town Meeting, particularly the increased cost for the Teams Room article, and discussed proposed changes to the Town-wide Capital Planning Committee policy and the Encroachments Policy. The meeting concluded with the approval of past meeting minutes and a brief Chair's report.

I. Citizen Speak

  • No citizens present for public comment.

II. Executive Director's Report

  • Special Town Meeting (STM):
    • STM begins Monday, November 3rd, at 7 PM at the high school auditorium.
    • Motions and advisory book are available online and in hard copy at Town Hall.
    • Updated motions for the Baylor and Compactor bids and Article 13 (Teams Rooms) will be available on the first night of STM.
  • Wellesley Select Board Edition:
    • Digital edition released this week; hard copies are being mailed to all Wellesley households and are expected by Friday.
    • Residents are encouraged to complete the communication survey included in the edition.
  • Flu Shot Clinic:
    • One of the last clinics is October 30th (Thursday) at the Wellesley Free Library main branch from 1 PM to 2:30 PM.
    • Online registration is encouraged due to high demand.
  • Veterans Day Celebration:
    • Ceremony on November 11th at 11 AM in front of the War Memorial.
    • Veterans breakfast precedes the ceremony at the library, starting at 9:30 AM (limited seating; contact Town Hall or Dan O'Neill, Veteran Service Director, for invitations).
    • Rain location for the ceremony is the Great Hall.
    • This year's speaker is a former Top Gun instructor.

III. Joint Meeting with the Planning Board: Strategic Housing Plan Update

  • Motion: To call a joint meeting between the Select Board and the Planning Board, naming Marjorie Freiman as Chair and Mark Charney as Secretary.
    • Moved by: Colette Aufranc
    • Seconded by: Jim Roberti
    • Vote:
      • Aye: Jim Roberti, Mark Charney, Tom Ulfelder, Colette Aufranc, Beth Sullivan Woods, Kenneth Largess, Patty Mallett, Kathleen Woodward, Marjorie Freiman
      • Outcome: Passed unanimously.
  • Presentation by Barrett Planning Group (Judy Barrett and Alexis Lanzalotta):
    • The presentation provided an update on the Strategic Housing Plan (SHP), which is the culmination of the RFP and contracted work.
    • The SHP is a guidance document, not a policy, intended to inform policy discussions and help set goals.
    • Project Scope and Purpose:
      • Comprehensive and forward-looking document evolving from the Town's Housing Production Plan (HPP).
      • Strategic approach to creating a diverse range of housing.
      • Community engagement to gather input and build consensus.
      • Understanding Wellesley's housing needs and challenges beyond the Chapter 40B 10% threshold, as the Town has achieved this.
      • Emphasis on local policy setting in the absence of state mandates.
    • Existing Town Policies:
      • 1985 Fair Housing Policy: "It is the policy of the town of Wellesley acting through all of its agencies to ensure equal housing opportunity for all people without regard to race, color, national ancestry, age, sex, religious preference, or marital status."
      • Affordable Housing Policy: "Wellesley is an outstandingly attractive residential community enriched by the diversity of its residents. Wellesley seeks to maintain and enhance its present character by preserving a mix of housing stock that includes low income, moderate income, and market rate housing. In establishing this affordable housing policy, Wellesley seeks to control its own growth and development."
      • Current adopted policy criteria include preserving single-family residential character, avoiding urban-scale projects, maximizing affordability, providing local preference, preserving open space, not overburdening existing systems, and respecting fair housing.
    • Numerical Goals:
      • HPP had an annual goal of creating 45 SHI-eligible units per year.
      • Unified Plan had a goal of creating 400 SHI-eligible units by 2028.
      • Both goals were rooted in 40B and state policy.
      • The SHP suggests setting goals based on community values, findings, and resources, rather than state mandates, as Wellesley has met its 40B threshold.
    • Updates from June to October Draft:
      • Added commentary highlighting community feedback throughout the plan.
      • Expanded introduction to clarify the SHP as a guidance document, not a policy.
      • More detailed findings and overview of strategies.
      • Added suggestions for metrics tied to strategies and referenced the needs assessment.
      • Created a standalone executive summary.
      • Needs Assessment:
        • Further breakdown of population age.
        • Added a housing type map.
        • Deeper dive into housing mismatch based on income and affordability gaps.
        • Analysis of "true SHI affordability" (only deed-restricted units count).
      • Barrier Section: Additional commentary on inclusionary zoning and natural resource protection.
      • Deeper discussion on town housing policies.
    • Strategy Updates (Red text indicates changes based on feedback):
      • Affordable Housing Trust strategy: Collapsed previous strategies due to implementation progress.
      • "Revisit and revise the town's affordable housing and fair housing policies" language added.
      • MassBay site strategy updated based on current developments.
      • Added a strategy for proactively looking at traffic improvements.
      • Encouraged deeper exploration of zoning to incentivize desired development.
      • Re-emphasized amending inclusionary zoning to broaden applicability and serve additional income levels.
    • Using the Strategic Housing Plan:
      • Not a policy document, but informs policy discussions.
      • Provides data and analysis for decision-making and tracking strategy success.
      • Offers a suite of strategies to achieve housing goals.
  • Board Discussion and Comments:
    • Beth Sullivan Woods: Expressed discomfort with the plan's redefinition of the 10% affordable housing goal, feeling it undermines the Town's achievement of state mandates. Questioned the origin and community buy-in for this redefinition.
      • Judy Barrett/Alexis Lanzalotta: Explained that the 10% definition is not statutory but based on case law (Ardmore 1 & 2) and UHLC guidelines. The analysis of "true SHI affordability" was included to prepare for potential policy changes at the state level and provide another metric for local goal setting.
      • Meghan Jop: Clarified that the 10% calculation was established by case law (Al Robinson, Ardmore 1 & 2) and is not a statutory provision. Noted that Congressman Auchincloss and others have raised concerns about this policy at the executive level.
    • Tom Ulfelder: Emphasized the need for neutral tone and factual accuracy in all housing documents to foster community receptivity and trust. Questioned the statement about "greater support" for reusing existing structures for multifamily housing, suggesting it might not reflect broader community sentiment. Highlighted the frustration with state mandates constantly shifting goals despite local compliance, which disincentivizes local policy development.
      • Marjorie Freiman: Recalled a survey question that showed higher support for redevelopment of disturbed properties for multifamily housing, suggesting the statement was data-driven.
    • Jim Roberti: Stated that the consultants fulfilled their RFP to provide strategies for housing production beyond state mandates, especially for workforce and elder housing. Agreed that the 10% state policy has flaws in yielding truly affordable units. Noted that the MBTA Communities Act's effectiveness is still being evaluated. Emphasized the need for the Town to do what's right for all residents, including elders and younger families, to maintain a diverse community.
      • Judy Barrett: Reiterated that the RFP explicitly stated the urgent need for more housing options despite meeting the 10% threshold, and their work responded to that objective.
    • Colette Aufranc: Supported the initial decision to comply with MBTA Communities Act separately from developing a strategic housing plan. Viewed the SHP as a "set of tools" that can be implemented through public process and town meeting. Supported the plan as a proactive measure for future housing challenges.
    • Kathleen Woodward: Found the SHP informative and comprehensive. Identified "emerging areas of consensus and opportunity" for addressing housing needs, specifically:
      • Prioritizing housing challenges for current community members (e.g., redevelopment of existing affordable housing on town-owned land like Barton Road and Morton Circle).
      • Repurposing existing structures for multifamily housing in suitable areas, especially in commercial zones and with changing private property ownership (e.g., Haynes properties).
      • Stressed the importance of strong leadership, collaboration, and public input.
    • Kenneth Largess: Expressed concerns that the SHP lacks quantification of need, assessment of fiscal/infrastructure impacts, and measurable targets, making it more of a "vision than a plan." Cited examples of comprehensive housing plans from the Commonwealth and Boston that include data-driven numerical goals. Argued that accepting the plan implies endorsing it as a complete, ready-to-guide policy document, which he believes it is not.
    • Mark Charney: Thanked the Barrett Group for their work. Viewed the document as a "bunch of tools" for the upcoming Master Plan process. Expressed concerns about contradictory elements, such as monitoring fees for inclusionary zoning driving up costs, and the feasibility of converting single-family homes to multifamily units in Wellesley.
    • Marjorie Freiman: Agreed with Jim Roberti that the lack of consensus in town made it difficult for the consultants to set artificial goals. Believed the Barrett Group's approach was more respectful by providing tools rather than imposing numbers.
    • Alexis Lanzalotta: Explained the difficulty of quantifying housing demand at a local level, as housing is a regional issue. Noted that data becomes less reliable for smaller geographies. Stated that the SHP identifies income gaps but leaves policy decisions on how to address them to the Town.
    • Steve Burt (Public Comment via Zoom): Noted the long-standing nature of these housing arguments. Expressed excitement about potential housing opportunities, particularly the state property on Oakland Street. Believed the Town took "the easy way out" with 40B and MBTA compliance. Supported the goal of bringing truly affordable units up to 10%. Thanked the Barrett Group for their work.
  • Motion: To acknowledge receipt of the Strategic Housing Plan.
    • Moved by: Colette Aufranc
    • Seconded by: Tom Ulfelder
    • Vote:
      • Aye: Colette Aufranc, Tom Ulfelder, Patty Mallett, Kathleen Woodward, Jim Roberti, Marjorie Freiman
      • No: Kenneth Largess, Mark Charney, Beth Sullivan Woods
      • Outcome: Passed (6-3).
  • Motion: To dissolve the joint meeting.
    • Moved by: Colette Aufranc
    • Seconded by: Mark Charney
    • Vote:
      • Aye: Mark Charney, Kathleen Woodward, Tom Ulfelder, Patty Mallett, Jim Roberti, Kenneth Largess, Colette Aufranc, Beth Sullivan Woods, Marjorie Freiman
      • Outcome: Passed unanimously.

IV. Policy Subcommittee Update

  • Town-wide Capital Planning Committee Policy (Colette Aufranc):
    • Background: First read on September 30th. Revised draft circulated based on board comments.
    • Section 3.5: Incorporation of the Townwide Capital Plan in the Townwide Financial Plan (Advisory's Role):
      • Language clarified to reflect Advisory Committee's role as defined in Town Bylaws.
      • Advisory comments on the Townwide Financial Plan and individual warrant articles, not vetting the Capital Plan itself.
      • Discussion:
        • Beth Sullivan Woods: Sought clarification on whether capital projects would still be vetted by Advisory.
        • Colette Aufranc: Confirmed that Advisory's role remains unchanged; they comment on warrant articles and the financial plan. The Capital Planning Committee would prioritize years 2-5 of the capital plan, which Advisory does not typically review.
        • Tom Ulfelder: Believed the policy creates an objective process for prioritizing capital projects.
        • Marjorie Freiman: Preferred the Executive Director to be an ex-officio member rather than a voting member to avoid complicating their role.
        • Tom Ulfelder: While open to ex-officio, emphasized the Executive Director's critical voice due to their financial understanding and responsibility for Article 8.
    • Section 7.1 & 7.2: Committee Membership:
      • Proposed Composition: Two Select Board members, one citizen representative (appointed by Select Board), one FMD representative, one DPW representative, one School Committee representative.
      • Discussion:
        • Kenneth Largess: Noted the Policy Subcommittee was not unanimous on this. Preferred all elected officials for voting members, with disproportionate weight for the Select Board. Believed all elected bodies with potential capital projects should have a voice.
        • Marjorie Freiman: Agreed that elected boards should have a seat when they have a project within the plan's timeframe. Permanent membership should be for departments/boards managing significant capital assets. Advocated for a smaller, nimble committee (5-7 members) to avoid quorum issues.
        • Tom Ulfelder: Supported the Executive Director as a voting member. Believed the proposed composition was excellent, reflecting experience in major capital projects. Argued that non-voting proponent representatives (like NRC at PBC) still have significant influence.
        • Colette Aufranc: Argued that the committee's purpose is to provide a structured process for evaluating capital projects, preventing last-minute projects from derailing the plan. Highlighted the problem of boards bringing projects directly to Town Meeting without full consideration of town-wide impact.
        • Beth Sullivan Woods: Questioned if the policy truly solves the problem of boards bypassing the capital plan. Suggested a tailored inter-board meeting of chairs might be more effective.
        • Marjorie Freiman: Reiterated that the problem is the lack of a clear mechanism for developing a comprehensive, transparent, and fiscally coordinated capital plan.
        • Colette Aufranc: Argued against including Library, NRC, and Recreation as permanent voting members, citing their limited major capital projects and the risk of overburdening the committee.
        • Kenneth Largess: Believed elected bodies with potential capital projects should have a voice, even if not a permanent vote.
        • Marjorie Freiman: Suggested that the Select Board could have two designees, and other boards with projects on the 5- or 10-year plan could join as members for that timeframe.
        • Next Steps: Policy Subcommittee to circulate a revised draft to department heads and boards for feedback. Colette Aufranc offered to attend their meetings to answer questions and gather input.
  • Encroachments Policy (Kenneth Largess):
    • Background: Rewritten from an old form, no material substantive changes. Provides flexibility for tracking mechanisms.
    • Discussion:
      • Marjorie Freiman:
        • Asked if boulders on tree lawns were covered (believed to be under right-of-way, police enforcement).
        • Questioned if "further remedies" beyond municipal liens should be specified in the policy section.
        • Asked if costs for restoration plans should be documented for recoupment.
        • Suggested clarifying the frequency of encroachment reviews.
      • Tom Ulfelder: Asked if "prioritization of encroachment responses" meant different responses for the same type of encroachment, raising concerns about consistency.
      • Beth Sullivan Woods:
        • Suggested including "safety" in the list of values protected by the policy (public use, safety, enjoyment, environmental value).
        • Recommended removing "consistent yet flexible" from the policy statement to avoid potential inconsistency.
        • Suggested adding language about consulting Town Counsel for legal actions related to enforcement.
    • Motion: To approve the Encroachments Policy, allowing the Policy Subcommittee to make discussed changes, and to work with other land-owning boards to adopt the policy for a town-wide approach.
      • Moved by: Colette Aufranc
      • Seconded by: Kenneth Largess
      • Vote:
        • Aye: Kenneth Largess, Colette Aufranc, Beth Sullivan Woods, Tom Ulfelder, Marjorie Freiman
        • Outcome: Passed unanimously.
  • Appointments Policy: Deferred due to time constraints.

V. Special Town Meeting Preparation

  • Teams Room Article Update (Meghan Jop):
    • Bids came in at approximately $1.8 million, an increase of about $500,000 from the initial estimate of $1.285 million from free cash.
    • The School Committee has approximately $400,000 for this project.
    • The Board will need to vote on a revised motion with the exact number before STM.
    • Discussion:
      • Tom Ulfelder: Questioned why bids were significantly higher than expected, asking if it was due to COVID, tariffs, or design elements. Requested more information on what drove the cost increase and if any design elements could be reduced.
      • Marjorie Freiman: Clarified the total funding needed, noting that if the bid is $1.8 million, and the schools contribute $400,000, the free cash request would be $1.4 million, not an additional $500,000 on top of the original $1.285 million.
      • Meghan Jop: Will provide a detailed breakdown of costs.
  • Baylor and Compactor: Coming from a reserve fund, not free cash.

VI. Administrative Matters

  • Minutes Approval:
    • Motion: To approve the minutes of September 30th and October 6th, 2025, as amended.
    • Moved by: Colette Aufranc
    • Seconded by: Kenneth Largess
    • Vote:
      • Aye: All present members.
      • Outcome: Passed unanimously.

VII. Chair's Report (Marjorie Freiman)

  • Advisory Committee Meeting: Advisory will modify its agenda to include a revote on Special Town Meeting articles.
  • School Committee Meeting:
    • Potentially releasing an RFP for an updated demographic study this year.
    • Enrollment report expected in their Friday night packet.
    • One boiler at the middle school failed (part of a redundant system). Estimated replacement cost is $200,000, to be covered by the revolving rental income fund.
    • Cindy (School Committee) provided a helpful budget workshop.

The meeting was adjourned.

Last updated: Dec 7, 2025

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