Housing

Revised RIO zoning reform proposal to make way to Wellesley Town Meeting

February 27, 2026 by Bob Brown Leave a Comment

The Wellesley Planning Board this week voted 3-1 to approve revised motion language for an Annual Town Meeting article that aims to modify the Residential Incentive Overlay (RIO) zoning bylaw that has been such a hot housing-related topic in recent years (see Wellesley Media recording of the Feb. 23 meeting at about the 2-hour, 15-minute mark for this discussion and vote).

The motion, which proposes eliminating single residence districts from the RIO bylaw, is set to be presented under Article 32 at Town Meeting, slated to begin on March 30.

The Select Board earlier this month heard and discussed recommendations from the Planning Board’s RIO Task Force, a group formed in the wake of last spring’s Annual Town Meeting. That segment of the Feb. 10 Select Board meeting (see Wellesley Media recording) grew tense at times, as the Board pushed back on a recommendation regarding the proposed addition of a development agreement requirement to the project approval section of the RIO bylaw.

The RIO Task Force reconvened on Feb. 23 as part of a public hearing and joint meeting with the Planning Board to reconsider its Article 32 motion language, with the development agreement piece clearly off the table at this point.

Doing something about RIO

Opposition to proposed uses of the RIO bylaw, which went on the books in 1998, came to a head in October, 2024, when a pair of proposed multifamily housing developments got shot down at Special Town Meeting. RIOs were also front and center at Annual Town Meeting last April because of a citizen petition that sought to return the RIO bylaw to its original state. As the proponent explained during presentations, the focus of RIOs would again be on allowing multi-unit residential development in commercial areas but not in single residence and general residence districts.

The RIO Task Force was then formed, and has held or been involved in more than a dozen meetings since its first in June.

The Task Force on Feb. 23 over the span of about two hours mulled how to approach the motion language for Article 32 after receiving the Select Board’s feedback. The Task Force members considered removing all zones from the RIO bylaw, essentially making the already infrequently used bylaw no longer an option. They also considered limiting their recommendation to removing only single residence and a few other districts from the bylaw. And finally, they weighed whether to just scrap the whole thing, and go back to work on a proposal that might stand a better chance of passing Select Board and Town Meeting approvals.

Among those supporting the approach of not moving forward with an article at Town Meeting at this time was Peter Welburn, the resident whose citizen petition at Annual Town Meeting last year recommended returning the RIO bylaw to its original state. Welburn said he felt more time was needed to discuss issues with the Select Board, the Planning Board, other stakeholders, and amongst themselves. He said the Task Force might be better off getting something ready for a Special Town Meeting in the fall.

Task Force member Paul Criswell said he’s supportive of doing away with RIOs in single family residence zones. He could come around to getting ridding of RIOs, but would want to know more first about alternatives, such as single-site zoning options.

Task Force member and Precinct D (Lower Falls) representative Kara Reinhardt Block, who was active in discussions about the proposed RIO projects that met their fate at Special Town Meeting in 2024, shared a few number-filled slides during the Feb. 23 meeting to help illustrate her thoughts regarding the Article 32 decision. She’s a proponent of getting rid of the RIO bylaw altogether. She showed that just removing RIO from single residence districts might open Precinct D, with its ample commercially-zoned property abutting single-family homes, to a disproportionate amount of RIO development (especially with many commercial properties changing hands). “There’s a profound inequity in that,” she said, citing the municipal infrastructure and other impacts of new development.

Most members supported either removing all districts or at least single residence districts from the bylaw.

Overall, Task Force members said they’ve learned a lot through the process, which has brought together a group of people with many different views on the subject.

When the Planning Board reconvened, it voted 3-1 on Article 32 motion language that would eliminate single residence zones from the RIO bylaw. Patty Mallett said she wanted to keep the RIO itself around for now, just in case a developer of senior housing might want to use it, so voted in favor of just eliminating the single residence zone from it. Tom Taylor said he saw that option as a straightforward one that would improve the bylaw, so voted that way, too. Outgoing Planning Board member Kathleen Woodward too supported just eliminating single residence from the bylaw, to relieve some resident stress, but keeping the bylaw on the books as an available tool. Planning Chair Marc Charney wasn’t necessarily opposed to that approach, but voted “no,” to express his preference for removing all zones from the RIO bylaw. That, he said, would keep the bylaw on the books but neuter it. Charney said he just doesn’t see the RIO bylaw getting used as it is in part because there has been so much negative discussion surrounding RIOs in recent years.

Housing

Wellesley RIO Task Force readies proposed zoning amendments for Town Meeting

February 4, 2026 by Bob Brown

Residential Incentive Overlays (RIOs) have been a huge topic of discussion in Wellesley town government over the past few years, so much so that a RIO Task Force was formed by the Planning Board in the wake of Annual Town Meeting last spring.

The RIO Task Force has been busy since its first meeting in June, and as discussed at its most recent meeting on Feb. 2 (see Wellesley Media recording), the body has been readying motion language for an article on the warrant for this year’s Annual Town Meeting.

A rare RIO project that has made it through town approvals: The Bellwether

The author of that citizen petition, Peter Welburn, is now among the RIO Task Force members whose efforts will be making their way to Annual Town Meeting, set to begin on March 30 at Wellesley High School. He said during the Feb. 2 Task Force meeting that he was encouraged by consensus that has been building around possible changes, and looks forward to further discussion with the Select Board during its Feb. 10 meeting at which Planning Board and RIO Task Force members will be present.

Here’s Annual Town Meeting Article 32, the proposed RIO bylaw amendment sponsored by the Planning Board:

To see if the Town will vote to amend Sections 3.2 and 3.2.A of the Zoning Bylaw, relating to the Residential Incentive Overlay (RIO) zoning district, to identify in Section 3.2.B the land that may be included in the RIO by future zoning map changes as defined by its underlying base zoning classification, and to provide that an applicant for the special permit required by Section 3.2.O must execute a development agreement with the Select Board prior to making application to the Planning Board; or take any other action in relation thereto. (Planning Board)

The RIO Task Force has been working on motion language under this article. Motions are what Town Meeting members actually vote on.

The motions under discussion focus on prohibition of RIOs in residential (and some other) districts and the expectation for a development agreement between builders and the town via the Select Board that would hold developers to their initial plans, such as on unit density and public/private amenities. Marc Charney, Planning Board chair and a member of the task force, said changes are designed to strengthen the bylaw and encourage its use in more projects and its support by the town.

Wellesley Executive Director Meghan Jop called in with thoughts during the Feb. 2 Task Force meeting about whether the discussed development agreement language is appropriate given that the Planning Board already has discretionary authority at its disposal in approving special permits for projects. She even pondered whether RIOs have “run their course.”

Task Force and Planning Board member Tom Taylor, who ran the meeting, did raise the issue of how necessary a development agreement might really be, but that having such agreements addressed in the bylaw might ease public concerns about the zoning tool. Welburn said having development agreements in place ahead of zoning amendment pitches at Town Meeting might increase the chances of projects getting approved, as a couple of developers on the task force had suggested.

Wording around development agreements in bylaw amendments needs to be handled carefully, as the bylaw language can’t be updated to require an applicant to have a development agreement signed ahead of a potential bylaw amendment in response to a requested zoning change. “Clearly, we haven’t wrestled this development agreement concept to the ground,” Taylor said, based on the information shared by Jop and in light of upcoming discussions, including with the Select Board.

During its Feb. 2 meeting the task force also discussed updating the bylaw’s purpose statement, which currently reads: “To provide a residential reuse incentive for a parcel or parcels greater than one acre located in close proximity to the Town’s Commercial Districts and public transportation.” A longer proposed statement was discussed with the intention of clarifying the point of RIOs, and to address topics such as housing affordability, diversity, scale, and aesthetics. For now, however, the group is sticking with the current statement.

If this is a topic of interest to you, look for continued discussion at the Select Board meeting on Feb. 10, Advisory Committee meeting on Feb. 18, and Planning Board public hearing on Feb. 23. We post meeting previews at the start of each week and you can also consult the town website for details.

A brief RIO Task Force meeting may be slotted in ahead of the Feb. 18 Advisory Committee meeting, possibly on Feb. 12.

More: Wellesley multi-family housing developments in the works

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Town of Wellesley has 37 legal questions (to start) for Commonwealth over MassBay property plans

January 13, 2026 by Bob Brown

Wellesley town leaders have been meeting behind closed doors in recent months “to discuss strategy with respect to potential litigation with the Commonwealth regarding the disposition of surplus MassBay Community College land.” On Jan. 9, the town sent a letter to Edward Augustus, secretary of the state’s Executive Office of Housing and Livable Communities, posing 37 questions—and another dozen-plus questions within those questions—ranging from the basics of how the 45 acres in question came to be deemed “surplus real property” to the zoning and other implications that might result from housing being developed on a portion of the site.

In the letter’s intro, the town affirms that “[w]hile it supports the underlying purpose of the AHA [Affordable Homes Act] to promote housing and housing affordability, the Town and its citizen constituents have serious concerns about the Project at the Property and many questions on the meaning, effect, application, implementation, and enforcement of the AHA in relation to the Project. The Town, therefore, sees this letter as the opportunity for stakeholders to clarify, refine and, ultimately, reach a mutual understanding of the AHA, the Project, and how the Project might be an appropriate use of the property within the Wellesley community…”

State officials have indicated a willingness to protect the 40 acres of forest within the 45-acres of MassBay property designated as surplus, but the town and many of its residents seek further assurances. The citizen speak section of Select Board meetings is now regularly populated by those urging the town to press the state to protect the MassBay forest, which abuts Centennial Reservation. Local organizations such as the Wellesley Conservation Land Trust and Friends of Brookside have been advocating for saving the MassBay forest.

The town’s concerns about the state’s plans go beyond protecting the forest. Its questions also address potential traffic and infrastructure issues that would result from a housing development in this already busy part of town.

The Affordable Homes Act is designed to help address the state’s housing shortage, and Wellesley itself is dealing with housing concerns in town in part through a recently completed Strategic Housing Plan. In the case of the MassBay situation, funds raised from selling the property to a developer empowered to build at least 180 units would serve the dual purpose of supporting significant campus updates.

Some local housing advocates see the state’s MassBay plan as a possible way to both save the forest and produce needed housing. Building a Better Wellesley on Jan. 25 (just as the AFC Championship game of possible local interest kicks off at 3pm…) is hosting an online discussion regarding what’s next for the MassBay property. The outfit has posted a letter on its website to help frame the discussion.

The Wellesley Select Board at its Jan. 13 meeting lists an agenda item about an update on the MassBay/DCAMM Land Disposition Project that will presumably highlight the town’s letter sent to the state.

Swellesley welcomes letters to the editors on matters related to Wellesley

More Wellesley luxury condos on the way: 592 Washington St. project planned

January 4, 2026 by Bob Brown

Developer Dean Behrend has plans to build a three-story, 19-unit high end condo project at 592 Washington St. in Wellesley, where a funeral home once stood in a structure built in 1911. The renovation and addition to this structure would be located next to the current Belclare luxury condo complex that stands where the Wellesley Inn once operated.

The project would involve demolishing the rear buildings formerly home to an art gallery and various offices. According to architectural plans submitted to the town, the project would have underground parking (materials describe both 19 and 36 spaces, with 36 in the latest). As always, a transportation analysis done on behalf of the proponent shows there will be little traffic impact; the project would be located within reasonable walking distance of the Wellesley Square commuter rail station.

We reached out recently through Behrend’s website to ask about the 50,000 sq. ft. project but didn’t hear back.

Now information is trickling out via the town’s website, including notice of a Jan. 26 public hearing regarding a request for a special permit from the Planning Board for a project of significant impact.

592 washington rendering — 592 Washington St. project rendering submitted to the town

Also, the applicant is set to go before the Design Review Board on Jan. 7.

According to Behrend’s pitch to the town: “This project has been carefully designed to fit seamlessly within the surrounding neighborhood. The building’s architecture, scale, and materials were selected to complement nearby homes, while underground parking eliminates the need for expansive surface lots and significantly reduces visual and traffic impact. The units will be high-quality, for-sale residences that meet the growing demand for well-designed, low-maintenance living options in Wellesley…”

We’ve seen no mention of affordable units in the materials submitted.

Behrend recently built a 40-unit apartment complex for those age 62+ on Union Street in Natick, and that does include eight affordable units.

The Swellesley Report welcomes paid public notices to help ensure broader reach.

Wellesley Select Board agenda includes items related to possible litigation over MassBay land disposition

December 14, 2025 by Bob Brown

The first public updates since Thanksgiving Eve about the town of Wellesley’s potential litigation with the Commonwealth regarding the disposition of surplus MassBay Community College land are slated to come on Tuesday, Dec. 16.

On the Select Board meeting agenda for Tuesday are two intriguing items:

Under Annual Town Meeting Preparation: Article 7 Transfers (Legal, HR/Finance): “We will anticipate a legal transfer for additional legal services pertaining to MassBay. We do not have an estimate at this time, but will hold a motion for ATM regarding the transfer of Free Cash for this purpose.”
Discuss and Vote Special Counsel: The Board has identified Special Counsel to assist in the MassBay Development Proposal. MOTION MOVE to approve the hiring of Phillips & Angley as special legal counsel for the Town of Wellesley and to authorize Chair Marjorie Freiman to sign an engagement letter on behalf of the Board.

The town of Wellesley on Thanksgiving Eve announced postponement of the visioning workshop it planned for Dec. 8 to provide the state with input ahead of requesting proposals from developers to build housing on MassBay Community College property. The postponement was prompted by the town’s consideration of legal action against the Commonwealth.

Walking MassBay forest & Centennial Reservation

The Wellesley Trails Committee led a walk at the MassBay forest and adjacent Centennial Reservation on Saturday, Dec. 13 to raise awareness of the area in light of the state’s plan to dispose of what it describes as “an underutilized 45-acre parcel including a 5-acre parking lot adjacent to the MassBay Community College Wellesley Campus.”

About 50 people, and a handful of pups, took the 1-hour walk and learned about the property. The Trails Committee has installed signage making clear the distinction between MassBay property and the town’s Centennial Reservation—many have assumed that the MassBay land was part of Centennial.

This was the third such walk held in the area as part of an awareness campaign.

Wellesley Trails Committee to lead walk at MassBay Forest & Centennial Reservation

November 24, 2025 by Bob Brown

To help raise awareness of the MassBay Forest and Wellesley’s adjoining Centennial Reservation land and trails, the Wellesley Trails Committee will lead a walk in the area on Friday, Nov. 28 from 10-11am. The walk will depart from the MassBay parking lot on Oakland Street.

The state has deemed 45 acres of MassBay property—the 5-acre parking lot and 40 acres of forest—as surplus and ripe for redevelopment under its Affordable Homes Act aimed at addressing the region’s housing shortage. In this case, the plan would also partially fund envisioned MassBay campus upgrades, such as new cybersecurity and recreation facilities.

Some in town see the state’s plan as a win for housing, the school, and possibly the environment, if a conservation restriction is put on the forest land. Many of those who live in the area have raised concerns about traffic and more that could result from any such plan. (A lawn sign campaign has begun urging protection of the entire 40-acre forest.)

(Update: 11/27/25—the visioning workshop has been postponed, as the town considers legal action). ~~The town of Wellesley has scheduled a public visioning workshop for Dec. 8 to be held at Wellesley High.~~ The in-person-only meeting will include briefings on the state program and the site, and seek public input on housing needs and design preferences. The town is working with three consulting firms on the effort, and seeks to provide the state with input ahead of the Commonwealth issuing a request for proposals to developers next year.

More: Land acknowledgements at MassBay & elsewhere in Wellesley

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MassBay forested land in Wellesley not out of the woods yet

November 17, 2025 by Bob Brown

State legislators representing Wellesley have shared a brief update on the Commonwealth’s developing housing plans for “surplus” MassBay Community College property that abuts Centennial Reservation. The state is well aware of concerns in town about protecting the forested land that makes up about 90% of the 45 acres in question, and is open to protecting much of it, per the update.

The state has deemed the MassBay property as surplus and ripe for redevelopment under its Affordable Homes Act. Whether such development in Wellesley would actually be affordable remains to be seen, though the town will attempt to share a preferred concept for development with the state in an attempt to support both housing, conservation, and neighborhood goals. MassBay stands to benefit from the sale of the property, which could partially fund campus upgrades, such as new cybersecurity and recreation facilities.

According to the update issued by Rep. Alice Hanlon Peisch and Sen. Cynthia Stone Creem:

We have heard your concerns, and it was clear to us that residents’ highest priority is preserving the forested area that abuts Centennial Park and the MassBay campus parking lot.

We have had multiple meetings with Housing and Livable Communities Secretary Augustus, DCAMM Commissioner Baacke, their staff, and other relevant parties. In those conversations, Secretary Augustus agreed that if the Town is interested in entering into an agreement to conserve much of the land on the parcel, that the vast majority of the forested land would not be developed, and that no more than 180 units could be developed on the remaining acreage.

It is our understanding that DCAMM will continue to hold on the release of an RFP for the parcel to allow time for the Town to conduct its visioning process and will consider the results in drafting the RFP.

UPDATE 11/26/25: The workshop has been postponed. ~~The town of Wellesley has scheduled a public visioning workshop for Dec. 8 to be held at Wellesley High.~~

“This remains a fluid matter, but we are advocating to the best of our ability with Secretary Augustus to ensure that you are being heard, and believe these commitments show that HLC and DCAMM are listening,” the legislators wrote.

Some of those closely watching the development, including the Friends of Brookside group, remain concerned that forested land is even allowed to be considered as surplus property considering the state’s biodiversity goals.

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Save the date: Wellesley workshop on 45-acre MassBay property’s future set for Dec. 8

November 10, 2025 by Bob Brown

The town of Wellesley has scheduled a public workshop for Monday, Dec. 8 (6:30-9:30 pm) at the high school cafeteria focused on the future of 45 acres of MassBay Community College property—5 acres of parking lot and 40 of forest abutting Centennial Reservation.

The state has deemed the MassBay property as surplus and ripe for redevelopment under its Affordable Homes Act; MassBay stands to benefit from the sale of the property, which could partially fund campus upgrades, such as new cybersecurity and recreation facilities.

The in-person-only meeting will include briefings on the state program and the site, and seek public input on housing needs and design preferences. The town is working with three consulting firms on the effort, and seeks to provide the state with input ahead of the Commonwealth issuing a request for proposals to developers next year.