Wellesley boards accept revised Strategic Housing Plan, turn focus to building consensus

October 30, 2025 by Bob Brown

The Select Board and Planning Board at a joint meeting this week acknowledged receipt of a Strategic Housing Plan designed to give the town guidance in diversifying its housing stock and updating its policies even as state initiatives like the one involving MassBay property might throw Wellesley curveballs along the way (see Wellesley Media recording of the Oct. 28 meeting and a final version of the 100-plus page plan).

The Strategic Housing Plan process started in May of 2024, and has involved various public outreach opportunities and board discussions. The plan is designed to pick up from Wellesley’s dated Housing Production Plan, which helped the town meet the state’s 10% affordable housing stock threshold and thwart unfriendly 40B developments.

Consultants from Barrett Planning shared an updated plan with the boards based on feedback from those town bodies and the public over the summer. The revised plan captures more community feedback, stresses the plan’s role as a guiding document, and offers ideas for coming up with metrics. Among the recommendations are revisiting and possibly revising the town’s affordable housing and fair housing policies, and figuring out what role the newly launched Affordable Housing Trust will play.

Please consider supporting your local news source with a tax-deductible donation

Barrett Planning’s Alexis Lanzillotta said the study reemphasizes that Wellesley’s “zoning and town-owned land are the most meaningful ways that you’re going to be able to reach the range of income that you need to reach to address the wide range of housing gaps that exist.”

The updated plan also addresses the need for traffic improvements, a topic that residents emphasize based on their lived experiences.

Select Board member Beth Sullivan Woods asked about the way the plan discussed rethinking the number for units that count as affordable vs. those that actually are designed to be affordable to low- or moderate-income income households. That sparked some discussion of the possibility that the state could at some point change the way it tallies affordable units (as is, all units in some developments count toward the town’s subsidized housing inventory even if only a portion of them are affordable based on a state formula). Wellesley could be wise to move toward more truly affordable housing both to satisfy its own housing diversity goals as well as to account for any possible policy change at the state level. The Planning Board’s Jim Roberti commended the consultancy for acknowledging actually affordable units in the plan, describing this as “forward thinking,” and warning that the state is only going to get tougher on its housing rules.

Barrett Plannings Judi Barrett said: “I think the issue is that 10% under the current policy scheme at the state level is simply a metric for compliance with state policy, but it is not a measure of housing need,” she said.

Select Board member Tom Ulfelder stated that the Strategic Housing Plan should be neutral in tone and fact based. He said one challenge in developing town housing policy is that the state keeps rolling out new initiatives (as it did with the MBTA Communities Act and more recently the Affordable Homes Act). “You meet all of the goals, all of the mandates, and the goal posts are simply moved because the state wants to. And that is no way to give us confidence in trying to shape policy. It disincentivizes that work that we might do in terms of housing policy,” he said. Regarding the Strategic Housing Plan, he said later, people in town will have more comfort with its components if they can understand where the impact will be, say with the possible conversion of single family homes into duplexes or triplexes.

Fellow Select Board member Colette Aufranc stood by the town’s decision to comply with the MBTA Communities Act rather than take a “compliance-plus” approach, then go forward with a Strategic Housing Plan to address other needs. She expressed support for the plan, which she said contains potentially useful tools.

Planning’s Tom Taylor said he felt the plan met the scope that the consultants were given, and that getting more specifics would have required a pricier project. The job for the town now is to set its own benchmarks, he said. Fellow Planning Board member Patty Mallett said she thinks members of the community will be happy to see their concerns documented in the plan.

Board members were generally supportive of the plan, though some did not vote to accept it based on reservations.

Select Board member Kenny Largess described the plan as thoughtful but incomplete. He was looking for more in the way of documented needs. He pointed to city and state plans that used population forecasts and other data to come up with estimates on needed housing units by certain dates.

Select Board member Woods also was looking for “the size and area of need.”

Barrett pushed back that such requests were not within the scope of the project, and Lanzillotta noted that gathering certain data of this type is much harder on the local than regional level.

Select Board Chair Marjorie Freiman said: “I think… if there had been clear consensus in the town about what we wanted to do targets would have been much easier to identify, but there’s no consensus,” she said. “They tried to get us consensus in every possible way and consensus did not reveal itself.” She also added during the discussion that there was some quantification of need in a Wellesley Housing Development Corp. market study.

Planning’s Kathleen Woodward, who was complimentary of the revised plan, picked up on the consensus theme from Freiman and said the plan identifies “emerging areas of consensus and opportunity to meaningfully address housing needs of Wellesley citizens…” Two areas identified, she said, were renovation and expansion of existing affordable housing hubs on Wellesley property such as Barton Road and Morton Circle, and repurposing existing structures, such as commercial properties now changing hands, combined with zoning incentives.

The Strategic Housing Plan is just one of many plans in town that fit together, and more plans are on the way that will also have a focus on building consensus on housing and other developments. A big one will be a comprehensive plan to be led by the Planning Board, which will be asking Town Meeting in the future for possible $400k or $500k to do that, said Planning Chair Marc Charney.

Sign up for Swellesley’s free email newsletter

State and MassBay land sale forum in Wellesley draws another standing-room only crowd

October 13, 2025 by Emma Kresge

Dozens of Wellesley residents gathered at MassBay Community College on the night of Oct. 8 to comment on the potential sale of 45 acres of land—a parking lot and a swath of verdant forest— to a housing developer under the state’s Affordable Homes Act.

MassBay President David Podell, Division of Capital Asset Management and Maintenance’s Acting Deputy Commissioner of Real Estate Abigail Vladeck, and affordable policy housing expert Eric Shupin from the Executive Office of Housing and Livable Communities sat at the front of the room to field questions and comments from members of the public.

This was the second such forum held at MassBay’s Wellesley campus in the past few weeks, and the proposed land sale has been the topic of numerous town board meetings of late.

MassBay housing forum Oct. 8 — MassBay forum on Oct. 8

Although standard issues such as increased traffic and complaints about a perceived lack of communications were mentioned, Wellesley residents’ dominant concern seemed focused on the potential loss of wildlands adjacent to the beloved Centennial Reservation.

“What I’m confused about … is why people keep talking about the forest being destroyed. I think we’re all here saying that can’t happen,” said community member Ann-Mara Lanza to thunderous applause.

Michael Tobin, president of the Wellesley Conservation Land Trust, said his organization’s mission, among other things, is to protect and preserve the town’s natural environment.

“We advocate for protecting all this forested land in perpetuity in the course of this MassBay initiative,” said Tobin at the forum. “If the parking lot parcel is being developed, we propose at the same time permanently protecting the 40 acres of natural forest.”

MassBay and DCAMM officials demurred when asked whether the natural area would be preserved.

“DCAMM and HLC (Executive Office of Housing and Livable Communities) are engaged in active discussions with Wellesley residents and leaders to help shape a development that considers the priorities of the town while also meeting the Commonwealth’s urgent need for more housing,” said Hannah Carrillo, director of external affairs for DCAMM.

“While the college does not have sole discretion in this matter, our goal is to come to a conclusion that is a ‘win win win,’” said Podell, referring to a land deal that would protect land adjacent to Centennial Reservation, provide affordable housing, and help fund new student facilities and projects at MassBay.

The college hopes to construct a new building to house its growing cybersecurity program, an athletic facility, and mental health resources for students. College officials have said proceeds from the land sale would pay a sizable portion of the project, along with state funding and community fundraising.

“The topic we’re discussing today stems from a desire by MassBay to build a new building on this side of the street that would house our growing cybersecurity program,” Podell said at the meeting. The new buildings, he said, would allow local residents to participate in cybersecurity workshops, and the athletic facility would be available to residents when not in use by students.

Traffic concerns were also raised throughout the meeting.

“In terms of the traffic study, we were planning on doing some work to understand potential trip counts that might be generated, but in order to do that you have to know what the program is,” Vladeck said. “In other words, how much housing of what type is going where? We’ll at least get to this point before we’ll have the information … to then format that sort of calculation.”

Many questions asked by Wellesley residents had no answer, including those about a timeline for the project.

“A timeline for this is not yet available as the Division of Capital Asset Management and Maintenance and the Executive Office of Housing and Livable Communities are still gathering information to inform the request for proposals,” said Carrillo to Swellesley. “Once the RFP is issued, it will be made available for several weeks, followed by the review and selection process, the length of which will vary depending on the volume of proposals received. More information on the timeline will become available as the process moves forward.”

Although many attendees weren’t satisfied by answers given by Podell, Vladeck, and Shupin at Wednesday’s meeting, others said they were grateful to have had an opportunity to share their concerns and ask questions before the project started.

“I’m grateful to MassBay’s willingness to integrate a conversation with our community, providing these forums and feedback, for listening and learning what’s important to residents,” said forum attendee Deed McCollum. “I understand you did not have to do this. You could’ve just moved forward, so I really appreciate the fact that you took the time and are making the time to speak with us.”

Several poster boards set up outside the meeting showcased potential housing developments to gather feedback from residents. There were also boards set up to offer attendees another chance to ask questions to MassBay and DCAMM, and tell them how they feel the institutions can positively contribute to the community.

“It has been our practice to be transparent with all of our communities, and MassBay intends to continue that practice as it relates to this project as well,” said Podell to Swellesley. “There will be additional opportunities to engage on this project.”

Related:

This story was produced in partnership with the Boston University Department of Journalism.

Wellesley Boards debrief & debrief on MassBay redevelopment plans

October 3, 2025 by Bob Brown

The Wellesley Select Board and Planning Board separately debriefed this week on recent meetings regarding state and MassBay Community College plans to sell property on Oakland Street to a housing developer to help fund college upgrades, including new cybersecurity and recreational facilities.

Select Board debriefs

The Select Board early during its Sept. 30 meeting (see Wellesley Media recording) started an hour-long discussion following a forum held at MassBay the previous week that was attended by more than 100 people, roughly a couple dozen of whom asked questions or shared feedback (see “MassBay forum sparks calls to balance housing, environmental needs”). Board members did not speak publicly during that forum though did weigh in earlier in September at a joint Select Board-Planning Board meeting with MassBay and other state officials.

Select Board Chair Marjorie Freiman began her remarks by recapping the Sept. 25 meeting, which included neighbor and other resident concerns as well as support for MassBay and new housing development. Freiman made clear from the start that “The town cannot prevent all development. No development is not an option… [the state agencies] want to know what we want to see on the parcel. We have the opportunity to participate productively and constructively if we work together.” Observers shouldn’t assume that Wellesley’s situation is similar to those in other communities where the state’s Executive Office of Housing and Livable Communities and Division of Capital Asset Management and Maintenance have set their sights.

Questions remain about whether age-restricted housing might be an option, though one thing that is clear is that forested land owned by the state and adjacent to Centennial Reservation is not owned by the town even if it has been used that way for years. “This could be the next best opportunity that the town has to preserve a large portion of the undeveloped part of that land,” she said. Addressing concerns that new development could lead to school overcrowding, she said the number of students from The Nines development on that side of town has not been as large as was projected.

“If the town continues to repeat only what we don’t want, we risk the state coming back and presenting a proposal that is not what we do want,” Freiman said. “So it’s incumbent for us to take this opportunity, and I see it as an opportunity, to make it the best it can possibly be.” She added that the town can take steps to mitigate the impact of any development by making changes to the roadways as well.

In addition, Wellesley could host a “town-wide interactive visioning session” to explore the realities of the area and the possibilities for it, Freiman said. Executive Director Meghan Jop said Wellesley has had success with this practice in other parts of town, such as the North 40 and Linden Square

Board member Beth Sullivan Woods said Wellesley has an opportunity to lead in ensuring this development works out well for the town—both neighbors and others—and the state. She said development under the state’s Affordable Homes Act is “fundamentally different” than past projects, such as 40Bs, where profit was such a driving factor. She also said at this point the process is more open-ended than the town is used to, and Wellesley could benefit by getting its desires in front of the state before it sets rules in stone. Woods said the way that the state agencies have approached the town shows a desire to partner. “We can be a good case study or we can be a bad case study… that is another opportunity,” she said.

Under the Affordable Homes Act housing can be built by right with a minimum of 4 units per acre, so that could translate into 180 or more units based on the acreage being discussed. Colette Aufranc said it’s important to understand town and state rights related to development, noting that municipalities are allowed to impose reasonable regulations and that the state has signaled a willingness to negotiate (see more on the state’s emerging development proposal on the town website). Aufranc encouraged the idea of a visioning plan that could address issues such as the type of housing that might work best there, and the impacts that various housing types might have on everything from traffic to schools.

Board member Kenny Largess said that based on community feedback heard at the forum and through other means, that there is “significant opposition in the community to this project.” Having said that, he noted that there are many perspectives on the possible development, and that the board is listening as it seeks to act in the town’s best interests. He echoed sentiments of fellow board members that the town needs to act quickly, since it won’t control the timeline. Largess also said this development, alongside the many others in the works across town, make Wellesley’s need to put together a master plan more urgent.

Tom Ulfelder rounded out Select Board comments by saying he was supportive of much of what Freiman started off with, though added a few points. One was that MassBay will be looking to raise a certain amount of money to help pay for its campus building project, so “it’s in the state’s best interest to have the greatest amount of square footage built over there because that’s what’s going to get sold and that’s what’s going to finance the project.” Ulfelder also said it’s important to keep asking the state questions about its priorities, which include not just housing, but open space and sustainability. Ulfelder said it’s important for residents to hear their concerns and priorities reflected in the board’s conversations with the state, but also “to be truthful with you about where we have power and where we don’t.”

A handful of residents shared feedback at the meeting, with questions raised about the challenges of developing on property next to protected land and the possible benefits of getting outside counsel to help the town play strong defense even as it works with the state and school.

Planning Board debriefs

The Planning Board spent more than an hour during its Sept. 29 meeting reviewing the earlier joint meeting with the Select Board, as well as the MassBay forum, which some Planning Department and Board members attended.

Chair Marc Charney said up front that this project would be unique in that, for one thing, it doesn’t require a zoning change. The Planning Board’s role in this case is more advisory in nature, he confirmed with town counsel, and the Select Board will be the body negotiating with the state on what will be in the request for proposal to developers (the state will then choose the developer). The Planning Board will do whatever it can to be involved in the process, and plans to have the topic on its regular meeting agendas. DCAMM has indicated an interest in coming to a future Planning Board meeting, he said.

Board member Patty Mallett said it seemed as though the state is willing to work with the town, but wondered what that really means.

Jim Roberti repeated his frustration with the Select Board’s initial reaction to the state’s proposal, and said negotiating with the state in this case has to be akin to how a young adult might bargain with their parents to take the car out on a Friday night. He’d like to see the Select Board grant the Planning Board a role in negotiations. Roberti confronted fellow Planning Board members while they spoke before leaving the meeting.

The board’s Tom Taylor felt “pleasantly surprised” about the state’s willingness to work with the town on conservation protection, and pondered whether the state might be willing to sell less than 45 acres. Kathleen Woodward said she’d like to see an information session that might more clearly lay out what the state can do, and hopes that “the town makes the most of the good will that I sensed that evening (of the joint board meeting) and at the second meeting as well…”

Next up: Another forum at MassBay on Oct. 8 that will have the same format as the Sept. 30 one.

Sign up for Swellesley’s free weekday email newsletter.

Wellesley redevelopment pitches keep comin’: 888 Worcester St. team visits Planning Board

October 1, 2025 by Bob Brown

Representatives from Jumbo Capital, which has entered into an agreement for the 888 Worcester St. office complex in Wellesley and an increasing number of other commercial properties in town, said the real estate investment firm is looking to build a senior living project at the Rte. 9 east spot. The roughly 6-acre property at 888 Worcester is currently home away from home for some town employees who were in on this past Monday’s Planning Board meeting, where Jumbo officials and an attorney representing the firm spoke (see Wellesley Media recording of Sept. 29 meeting).

888 Worcester Street, Wellesley — 888 Worcester St.

We first posted in June about the possibility of a senior living development coming to the site, which has served as a temporary Town Hall location and currently is home to the Planning Department, Health Department, and more. Planning Director Eric Arbeene said town officials began speaking with Jumbo months ago, but timed the public introduction of possible plans to the fall when more people are back in town. Jumbo reps said they are readying to reach out to neighbors.

“This represents a significant investment in Wellesley,” said Peter Tamm, a Goulston & Storrs attorney representing Jumbo. Tamm has made the rounds in town in the past related to real estate projects at the Wellesley Park site that’s home to The Nines apartments (we reached out to Tamm for an update on Wellesley Park, by the way, and will report separately on that area if there’s anything new).

Wellesley is headed for a huge redevelopment transition, with underused office space and older commercial space changing hands. Jumbo is just the latest entity proposing a housing development in town, with others envisioned for Oakland Street, Walnut Street, and 192-194 Worcester St. Often cited during project proposals or reviews are the town and state’s housing shortage, and recommendations in Wellesley’s emerging Strategic Housing Plan for more diverse housing stock.

Tom Powers, director of acquisitions for Jumbo, said there would be no conceptual plans to show yet, as the real estate development, management, and investment firm is in the feedback gathering stage about the future of the dated office property. The property sits next to the Boston Sports Institute at 900 Worcester St., and contains about 70,000 sq. ft. of office space across two buildings.

Love having a dedicated Wellesley news source? You can now make tax deductible contributions to support our work.

A challenge for Jumbo will be getting town approval to amend zoning for the property, which mainly occupies Administrative & Professional Districts. Town Meeting would need to approve any change, and then a project would need to navigate the usual maze of town department and board sign-offs.

“Some flexibility is going to be necessary to redevelop this site,” Tamm said.

Jumbo’s Sam Weissman, director of development, described a possible facility that would include independent living, assisted living, and memory care with proximity to amenities such as the town’s trail network. A facility is pictured that would include an indoor pool, a salon, and other features. The site could accommodate a project similar in some ways to Waterstone in lower falls, though larger.

Planning Board members said the project could be an improvement on the current site, which is heavy on parking and light on usable outdoor space. Jim Roberti expressed support for Jumbo’s direction, though warned that going the residential incentive overlay (RIO) zoning route would best be avoided in light of some recent failed attempts (Tamm confirmed RIO would not be the team’s direction). Roberti also noted that neighbors raised concerns about the height of the sports complex next door when it was being conceived, so that Jumbo should be aware of that.

The Board’s Patty Mallett and Kathleen Woodward agreed with these points, and said they felt optimistic that the town might support such a project given the desire for more senior options. Chair Marc Charney said: “This site is an example of where development and redevelopment fits…”

The Jumbo team said they’re looking to address issues like traffic, fiscal impact, and sustainability ahead of bringing anything to Town Meeting, whichever Town Meeting that might be, and will be reaching out to neighbors—as well as other town bodies and departments—in coming weeks (We welcome neighbors to pass along any Jumbo communications to us to help us keep the entire community informed).

Please send tips, photos, ideas to theswellesleyreport@gmail.com

MassBay forum in Wellesley sparks calls to balance housing, environmental needs

September 28, 2025 by Bob Brown

MassBay Community College on Sept. 25 held a standing room-only forum at which about two dozens members of the public asked questions and shared feedback on the possible redevelopment of up to 45 acres of school property for housing. Proceeds from any such development would help the publicly-funded educational institution build facilities on campus for cybersecurity and recreation. (See full Sept. 25 meeting via Wellesley Media recording)

A panel of college and state officials stuck with the story first shared publicly at a recent joint Select Board-Planning Board meeting, where emotions ran high. The tone at this latest forum was calmer, with numerous members of the public complimenting MassBay as a neighbor and resource, and a couple of speakers straight-out supportive of the emerging proposal. Though neighbors also made their concerns clear about the impact any development could have on already tough traffic and the population at older school buildings, and residents from across town pleaded for the state and school to spare the forest adjacent to Centennial Reservation from development.

Now, thanks to Swellesley’s partnership with Tiny News Collective, you can make tax deductible contributions to support our work.

Town staff and elected officials attended the meeting, mainly to hear what members of the public and the panelists had to say. An important all-board meeting that would have conflicted with the forum was bumped to Oct. 6. More than 100 people attended the forum.

The message from the state is that selling 45 acres of MassBay property to a developer for housing on some portion of that land would help the Commonwealth in its effort to address the housing shortage while contributing significantly to funding new MassBay facilities that could cost $75 million. The other part of their message was that while they have an impetus to move “expeditiously,” they don’t have an actual plan for the property yet, and are holding public meetings to incorporate feedback into an eventual request for proposal to be issued to developers. Different variations on “we don’t have the answer to that yet” were issued by the MassBay and state reps.

“As far as what does it look like, who does it serve, what values does it espouse, those are all things we’re looking to define together with the town,” said Abigail Vladeck, acting deputy commissioner of real estate for the Division of Capital Asset Management and Maintenance (DCAMM).

The public speaks

Doug Youngen was among the first MassBay neighbors to speak, and while supportive of the school’s improvement efforts, he asked MassBay President David Podell how much thought has been given to the potential traffic impact of say, 180 units going up where the parking lot now stands across from the campus on Oakland Street (the figure of 180 units has come up based on 45 acres times a minimum of 4 units per acre outlined in the state’s Affordable Homes Act). Podell said he heard the concern, and referenced that a traffic study will be done. He also noted that more students are taking courses online and that more MassBay staff works remotely.

Larry Shind, as a land use attorney and resident, has spoken out over the years for and against development proposals in town. As a neighbor of MassBay, he spoke out against the college’s emerging proposal as “completely inappropriate for the site,” threatening property values and enjoyment of open space. Shind said an influx of residents and students would lead to a “public safety disaster” in the heavily congested area. He suggested MassBay and the state consider a relatively small development focused on affordable housing and that will preserve the forest.

Others also commented on their lived experiences with traffic in the area, the sort of intricate knowledge that traffic studies don’t pick up on. One resident stressed that the current roadway infrastructure is not suited for a big increase in traffic.

Numerous residents waxed poetic about the forest on MassBay property and Centennial Reservation next door, describing the area as “a gem,” a treasure,” and “heavenly.” One mom toting a baby in a backpack spoke up for the open space. An Oakland Street resident, Leslie Weiser, asked about whether environmental and psychological studies could be conducted if plans would impact the open space and those who currently use it, and showed off photos of people and dogs he has met at Centennial.

A Wellesley Conservation Land Trust rep spoke of the importance of addressing housing needs, but also to the competing interests of building more housing and protecting open space. “The educational and housing needs must be balanced with ecological, environmental, and climate change priorities,” the Trust’s Andrea Dannenberg said.

Resident Laura Robert spoke to the importance of natural resources in Wellesley to residents across town, not just near open space like Centennial Reservation. “I don’t think what’s being proposed is what the governor really wants,” she said. “There’s something that she also wants and that’s to address the biodiversity crisis… If you look at a map of Wellesley, what you’re sitting in the middle of is probably the best asset Wellesley has to maintain biodiversity in town…[the governor] wants housing, but she also wants biodiversity conserved.” Robert asked if the Executive Office of Energy and Environment Affairs might have a seat at the table with DCAMM (aka, the state’s real estate agency) and the Executive Office of Housing and Livable Communities, both of which were represented at the forum at MassBay.

One member of the public spoke of the benefits of linking good goals, such as more housing and improved educational opportunities. Others sought to find out whether alternatives to funding the MassBay renovations exist that don’t involve building a huge housing complex or tearing down trees (for example, the state has also pledged money to boost community colleges). MassBay neighbor Matt Murphy wondered whether there is still any chance of the college accomplishing its goals without DCAMM being involved, such as by working with the town to find grants or other funding.

MassBay’s Podell said he wasn’t optimistic about there being other mechanisms that could support such an expensive campus project. “We are a state agency, MassBay, we are part of the state, and we work cooperatively with the state in its goals. And one of its goals as we’ve talked about is to increase housing in the state. So our need and the state’s need kind of dovetail,” he said.

Another forum, with the same agenda, is scheduled for Oct. 8. Some attendees at the Sept. 25 forum encouraged the college and state reps to consider adding a forum that might be more convenient for neighborhood parents to attend given the impact any development could have on them.

Need help with your housing maintenance situation?

Try Modern Home Help. Each of their handymen can do a long list of tasks that will take them 1.5 hours or less to complete. These include minor plumbing like shower head replacement, drain clearing, minor electrical like installing a smart doorbell, light painting and touchups, electronic wiring, appliance maintenance including for washer/dryer, dishwasher, refrigerator, and water heater, sprinkler head maintenance, and many more generalist handyman jobs.

Developer seeks to raze former temporary Wellesley Town Hall (888 Worcester St.) to build senior housing

September 23, 2025 by Bob Brown

The Wellesley Planning Board on Monday, Sept. 29 (6:30pm) is set to hear from representatives of Quincy-based real estate developer Jumbo Capital about its proposal to raze the office building at 888 Worcester St. (Rte. 9 east) to make way for a senior living community. Wellesley used 888 as a temporary Town Hall while its official Town Hall was being worked on last year, and the building is currently home to the Planning Department as well as temporarily, the Health and Recreation Departments during construction on the Warren Building.

The new development on nearly 6 acres would include independent and assisted living units as well as a memory care facility. As has been noted during housing discussions in recent years—including during a failed bid to build an assisted living and memory care facility at the top of scenic Pond Road—Wellesley could use a wider variety of housing options, including for its aging population.

As The Swellesley Report reported in June, Jumbo met with the Planning Department to discuss this possibility, though the Sept. 29 meeting will be the first chance for the Planning Board to formally hear about the proposal.

According to the Planning Department, Town Meeting would need to approve a zoning change to allow Jumbo’s project to commence. The property is now largely in an Administrative and Professional zoning district.

Jumbo is making its presence felt in Wellesley, having snapped up a handful of buildings on Grove Street and in Wellesley Hills from Haynes Management about two years ago for more than $48 million.

The future of such properties could play a big role in the housing puzzle Wellesley is trying to solve via its Strategic Housing Plan and that it is weighing as other possible redevelopments emerge, such as on current MassBay Community College property.

You don’t need jumbo capital to make a tax-deductible donation to support The Swellesley Report‘s work

Wellesley Climate Action Committee—reduce your climate impact by weatherizing your home

September 21, 2025 by admin

SPONSORED CONTENT: The following is the first in a series by the Wellesley Climate Action Committee of practical ways to reduce your climate impact.

Want to make a real difference in your community and help preserve the planet for future generations? In this series, the Wellesley Climate Action Committee will share six practical ways you can reduce your carbon footprint—starting with weatherizing your home.

Weatherizing isn’t just about cutting emissions—it also boosts your home’s comfort and saves you money. By sealing air leaks and adding insulation, you can reduce your home’s greenhouse gas emissions by up to 30%. That’s a powerful step toward helping Wellesley reach its ambitious goal of net-zero emissions by 2050.

Why Weatherize?

Wellesley Climate Action Committee — By sealing air leaks and adding insulation, you can reduce your home’s greenhouse gas emissions. Photo by HomeWorks Energy.

Weatherization improves your indoor comfort by reducing drafts, stabilizing indoor temperatures, and controlling moisture. It also lowers your heating and cooling bills, increases your home’s value, and helps extend the lifespan of your HVAC systems. Plus, many homeowners qualify for incentives that cover 50–100% of weatherization costs, along with up to 30% in tax credits. Federal tax credits apply to installations made before December 31, 2025.

Ready to take action?

The first step is a free home energy assessment to pinpoint where your home is losing energy. If you heat with natural gas, call 781-305-3319; for oil, propane, or electric heating, call 888-577- 8448.

Your home energy assessment will include tailored recommendations—such as adding insulation, air-leak sealing, upgrading windows and doors, improving ductwork, or even planning energy-efficient renovations and additions. And don’t worry about the costs—there are plenty of incentives to help offset your investment. These upgrades will lower your energy bills and boost your home’s value, making weatherization a win-win.

For personalized guidance, connect with a Wellesley Energy Coach at EnergyCoach@wellesleyma.gov.

Emotions run high at Wellesley board meeting over future housing on MassBay land

September 17, 2025 by Bob Brown

Some saw a win-win-win for the town of Wellesley, MassBay Community College, and the state in a redevelopment plan promising dozens—or maybe hundreds—of new housing units on MassBay property, while others at Tuesday’s packed Select Board/Planning Board meeting criticized the process and warned of the possible impact on the dense neighborhood and nearby forest (see Wellesley Media recording for 9/17 meeting).

Information about multifamily housing being developed on the current MassBay parking lot and surrounding property across from its Wellesley campus has been trickling out since late spring, as the state’s Division of Capital Management and Maintenance (DCAMM) and MassBay communicated with town officials, neighbors, and local advocacy groups. The basic message from the state is that selling 45 acres of MassBay property to a developer for housing on some portion of that land would help the state in its effort to address its housing shortage while contributing significantly to funding of a new cybersecurity education and wellness/recreation center for community college students as well as youth sports groups and members of the public (yes, it will include indoor pickleball courts). DCAMM, which does not build housing itself, heard in its early meetings of local interest in affordable housing, sustainable building, and protection of open space alongside Centennial Reservation.

The briefing by DCAMM (aka, the state’s real estate agency) and MassBay at the joint Select Board/Planing Board meeting at Town Hall this week marked the first time information was shared with the general public, and more is to come with forums slated at MassBay on Sept. 25 and Oct. 8, and various town board and committee meetings to be determined. These meetings would take place ahead of the state issuing any requests for proposal (RFPs) from developers. The property has been added to the State Land for Homes inventory.

Housing is always a hot button topic both for advocates to build more and those residents whose lives will be directly impacted by any significant increase in housing in their neighborhood. What made this meeting different in its level of intensity was the reaction by some elected officials to the emerging plans. MassBay President David Podell, and DCAMM Commissioner Adam Baacke and Senior Project Manager Mike Feloney, presented at the start of the meeting agenda item, which was slated for an hour but lasted for two as they responded to questions from board members and the public (see presentations in Select Board meeting agenda notes). Podell said during his remarks that the MassBay board of trustees earlier in the day had given him authority to put the surplus property to work.

Appreciate our reporting? Now, thanks to Swellesley’s partnership with Tiny News Collective, you can make tax deductible contributions to support our work.

To put the meeting in context, Select Board Chair Marjorie Freiman explained at the beginning that the state’s Affordable Homes Act signed last year authorizes $5 billion in housing investments and streamlines a path for the Commonwealth to dispose of surplus property for housing purposes via DCAMM, the Executive Office of Housing & Livable Communities, and other state government entities. To be clear, Freiman said, the MassBay plan is coming from the state, not the town, whose local zoning rules are pre-empted. Residential use must be allowed by right, without special permits being required, and no fewer than four units per acre must be allowed (the figure of at least 180 units attached to this plan comes from multiplying four units by 45 acres of available property). The state has been making moves on this front in numerous communities.

“The Executive Office of Housing & Livable Communities has not yet promulgated regulations within the scope of the [Affordable Homes Act], so we don’t yet know we will be compelled to work within,” Freiman said.

Neither does the town nor DCAMM know what might be built on the MassBay property to be sold.

“I’m sure there are a lot of questions folks have this evening about what exactly is being proposed. What would be built?” DCAMM’s Baacke said. “The simple answer is that no one knows the answer to most of those questions yet because the party that would ultimately be responsible for building it is not known yet.”

Not that that stopped people from asking later in the meeting.

Tom Ulfelder kicked off the Select Board questions, pondering why the briefing was even happening before Affordable Homes Act regulations are made known. “It’s not an equal negotiation to be in a situation where we have no idea but to have good faith in what you say those regulations are going to be. We have to have ground rules,” he said, wondering aloud how the state is as far along with other communities in light of this.

Baacke said guidance has been issued that should enable useful conversations with the town. He also acknowledged that the process is “foreign, new, and different.”

Ulfelder also questioned Podell about why MassBay hadn’t approached the town earlier about its needs and looking at those within the town’s zoning bylaw in a less drastic way than than doing so under the auspices of the new state act. He then spoke to the commissioner, stating “the message I’m getting and this audience is getting is that if we want anything out of this deal we’re going to have to agree to greater density than four units per acre. And I don’t think that’s a message we like or appreciate.”

Freiman summarized tensions in town between those who want more housing at different levels and “a Town Meeting that did not react well to a project that was not specific.” She continued that “asking us to respond to something that we don’t know, that we have no idea about, is very, very difficult.”

Board member Kenny Largess said he understood the state’s right to do what it will do, but asked: “What are you going to give the town of Wellesley in exchange for our support of this project?” He cited burdens that will be put on the town, from more traffic to increased school enrollment, and Baacke acknowledged that feedback and said it would be part of the ongoing conversation. Largess also sought to know how many units could be put on the property (applause from the audience supported this question), and Baacke said he didn’t have an answer at this point in the process, though said density is an issue that can be discussed both before and after an RFP is issued. Going for more than four units per acre is part of “a more complicated conversation,” but something the town would have the authority to allow, he said.

Board member Beth Sullivan Woods asked about how much money MassBay needs for the property sale to fund its capital needs, and Dr. Podell said an original vision for the facility a few years ago was about $70 million, but that the surplus property sale would not be counted on to cover the entire cost. He added that no other MassBay property is now being considered for sale.

The Board’s Colette Aufranc shared that it was difficult to prep for the meeting without knowing details of the plan, and spoke of the need for a process going forward between the state, college, and town staff about issues such as the infrastructure that would be needed to support whatever project goes forward. She referenced housing as being almost a constant and sensitive topic of conversation in town for the past 10 years, as Wellesley addressed 40B projects, hit the state’s affordable housing threshold, complied with the MBTA Communities Act, and launched a Strategic Housing Plan that’s being finalized.

Some Planning Board members expressed support for the project based on what they know. Jim Roberti said he’s good with 180 units or even more, but that a conservation restriction is a must. “I think it’s an ideal parcel,” he said. Later, he chided Select Board members for their views.

Fellow member Kathleen Woodward termed the effort—if done properly—a possible “win-win-win,” a term that Baacke and a member of the public later embraced. She expressed optimism at speaking to the state at this point rather than a private developer, and wondered if a non-profit could be a possible partner (Baacke said yes, as this could help the state achieve some of its housing goals).

Planning’s Tom Taylor asked about obligations for affordable units, citing Wellesley’s 20% inclusionary zoning rule. Baacke said the state is trying to be respectful of local inclusionary zoning as long as a project can still be done in a financially feasible way. “One thing that is probably not in dispute here is that the market is very, very strong, so market feasibility is probably much less of an issue here than in many of the other places where we are working on this initiative,” he said.

Residents, including neighbors, had their voices heard as well. One discussed how their roads near MassBay are already busy cut-throughs without sidewalks or shoulders, and the worries of intensifying traffic on these routes (“More density means disaster,” one neighbor said.). Another talked of how the college can be a busy place during the week, but typically offers neighbors—including wildlife—a respite at night and weekends. One vocal housing advocate, emphasized the opportunity to safeguard the forest while also accomplishing some housing goals and improving the college’s facilities.

Select Board Chair Freiman concluded the meeting by encouraging people to send their interests regarding this topic to the board at sel@wellesleyma.gov

Subscribe to Swellesley’s free weekday email newsletter

« Previous Page