September 21–27, 2026

The Affordable Housing Trust reviewed insights from a recent discussion with the Westborough Affordable Housing Trust and a presentation from affordable housing developer Penrose. Trustees discussed updates to a proposed 55-plus housing bylaw and revised housing-related questions for an upcoming townwide satisfaction survey. Members also reviewed drafts of an outreach brochure encouraging private land donations and agreed to investigate moving roughly $1 million in trust funds into interest-bearing investments.

• Update on meeting with Westborough Affordable Housing Trust

  Zoning & development. Watch at 3:41

  Trustees reported on a meeting with the chair of the Westborough Affordable Housing Trust. They discussed Westborough's experience managing substantial developer mitigation payments, public outreach strategies, and partnerships with their local housing authority.

  • Westborough has amassed approximately $11 million from developers in lieu of building units or through mitigation agreements.
  • Westborough had twice fallen below the state Chapter 40B 10 percent affordable housing threshold, which impacted local school enrollment and prompted new school construction.
  • Trustees discussed Westborough's coordination with its housing authority and noted Southborough Housing Authority has contracted management services to the Framingham Housing Authority.

  Outcome: Discussion only; members agreed to reach out to the Southborough Housing Authority chair for potential collaboration.

• 55-plus housing bylaw update

  Zoning & development. Watch at 17:08

  A trustee provided an update on drafting revisions to the 55-plus housing bylaw following consultations with planning staff and Zoning Board of Appeals support. The trust is working toward a draft that can be reviewed by town counsel and submitted to Annual Town Meeting.

  • Revisions incorporate public hearing feedback gathered during the previous winter.
  • Trustees plan to have an updated draft ready for review at their next meeting.
  • The target is to place the bylaw before voters at the 2025 Annual Town Meeting.

  Outcome: Drafting ongoing; revised version to be presented at the October meeting.

• CHAPA leadership program and developer presentation

  Zoning & development. Watch at 18:41

  A trustee shared highlights from the Citizens' Housing and Planning Association (CHAPA) leadership cohort, including a presentation by Penrose, a regional affordable housing developer. Penrose discussed typical financing models, municipal partnerships, and development timelines.

  • Penrose generally targets 100 percent affordable developments of roughly 60 units to utilize low-income housing tax credits and state subsidies.
  • Projects typically serve households earning between 30 and 80 percent of Area Median Income (AMI).
  • Typical timelines run 3 to 4 years from site identification to project completion.
  • Developer noted that private land transfers simplify the process compared to public RFPs required for municipal land.

  Outcome: Information shared with the trust for future planning.

• Town satisfaction survey housing questions review

  Zoning & development. Watch at 27:36

  The trust reviewed draft survey questions on affordable housing prepared for the Municipal Technology Committee's townwide satisfaction survey. Members discussed clarifying question wording, replacing confusing architectural terms, and adjusting demographic categories.

  • Trustees recommended replacing 'two-to-three story higher density developments' with simpler phrasing like 'two-to-three story developments'.
  • Members recommended clarifying 'workforce housing' to specify housing affordable for middle-income workers, including town employees and young families.
  • Question 68 was recommended to ask about housing in the downtown area rather than near the transfer station.
  • Trustees asked that multiple-choice questions clearly state 'check all that apply'.

  Outcome: Comments and revisions will be submitted to the chair of the Municipal Technology Committee.

• Trust financing and investment options

  Budget & taxes. Watch at 50:18

  The trust announced it received a state Mini-Boost technical assistance grant and submitted a Community Preservation Act (CPA) funding application. Members also discussed investing approximately $1 million of trust cash currently sitting in near-zero interest accounts into higher-yield instruments.

  • The trust received a Mini-Boost grant providing two staff members to assist with trust work.
  • A CPA funding application was submitted to the Community Preservation Committee.
  • The trust holds roughly $1 million in a bank account earning virtually zero interest.
  • A member calculated that the trust has forgone substantial six-figure earnings over 25 years by not investing the cash.
  • Trustees plan to consult town finance officials regarding legal options such as CD ladders or third-party management.

  Outcome: A member agreed to follow up with the finance director regarding allowable investment vehicles.

  Why it matters: Investing roughly $1 million in trust capital into higher-yield accounts could generate tens of thousands of dollars annually for affordable housing initiatives without additional taxpayer expense.

• Landowner donation outreach flyers

  Zoning & development. Watch at 56:45

  Trustees reviewed draft informational flyers aimed at property owners explaining the financial, tax, and community benefits of donating or selling land at a discount to the Affordable Housing Trust. Members debated distribution avenues, including Heritage Day, Town Meeting, and the senior center.

  • Flyers outline options including outright gifts, bargain sales, partial parcel gifts, and retained life estates.
  • Members agreed tax language should remain general until vetted by a certified public accountant.
  • Trustees discussed distributing a concise one-page summary to raise awareness among residents and local landowners.

  Outcome: Members will seek tax review from a professional before finalizing the flyers.

• Potential parcels for acquisition

  Zoning & development. Watch at 1:07:46

  Trustees briefly reviewed potential land parcels for affordable housing development. One previously considered parcel was dropped after finding it is subject to a conservation restriction, while research continues on a municipal water tank parcel.

  • A parcel previously under consideration was removed from the list due to an existing conservation restriction.
  • The trust is continuing to coordinate with town staff regarding the Atwood Street water tank property and an adjacent parcel.

  Outcome: Follow-up will continue on the Atwood Street property; no executive session was needed.

Routine business (1 item)

• Routine business

  Governance & committees. Watch from the start

  The board approved minutes from open and executive sessions of August 26, confirmed its next meeting date, and adjourned the meeting.

  • Open session and executive session minutes from August 26 were approved unanimously.
  • The board scheduled its next regular meeting for October 28 at 7:30 p.m.

  Outcome: Approved

Next steps and dates mentioned

• October 7: MAPC Regional Affordable Housing Trust Convening in Sudbury
• October 28 at 7:30 p.m.: Next regular Affordable Housing Trust meeting

Architects from Tappe Architects presented updated schematic massings, site reconfigurations, and a preliminary cost model ranging from roughly $24 million to nearly $50 million for Neary Elementary School renovations and additions. Educators and school administrators voiced strong consensus favoring Option 3, which encloses the central courtyard for a full-sized gymnasium and keeps the school footprint intact. The committee voted 3-1 to eliminate Option 4 due to high costs and site disruption, and voted unanimously to direct the consultants to focus future work on Option 1, Option 3, and an alternative aligning with Town Meeting's $15 million scope placeholder.

• Stakeholder meetings and site plan reconfiguration

  Schools. Watch at 2:10

  Tappe Architects reviewed recent meetings with first responders, the DPW, and Neary educators. The designers proposed an updated site circulation layout to improve drop-off queuing and stormwater issues by routing passenger car drop-off around the back near the cafeteria while keeping buses at the front canopy. Neary teachers and staff expressed a clear preference for Option 3 over other layouts.

  • First responder and DPW meeting occurred September 9, 2026, covering security, access, and snow removal.
  • Educator and administrator meeting on September 16, 2026, yielded strong staff consensus for Option 3.
  • Proposed site plan routes buses to the front entrance and loops parent vehicles around the rear cafeteria entrance to prevent backups on the access road.
  • Option 4 would push site circulation into existing play fields, creating site logistical issues.

  Outcome: Discussion only; site plan concepts will be refined.

• Educational heat map and architectural options

  Schools. Watch at 6:50

  The district presented an updated educational heat map evaluating how Options 1, 2, 2.1, 3, and 4 meet educational program goals. Options 3 and 4 satisfy all criteria, while Option 2 presents tradeoffs, including a undersized gymnasium and lack of dedicated teacher collaboration spaces. Option 3 fills the existing interior courtyard to create a full gymnasium and keeps recreational fields and play spaces intact.

  • Option 2 is an interior renovation with a smaller elementary gym.
  • Option 2.1 evaluates adding a larger 1,700-square-foot front entry and administrative vestibule.
  • Option 3 infills the interior courtyard for a full-sized gym and bleachers, leaving existing fields intact.
  • Option 4/4.1 builds a new exterior gym wing, requiring significant site regrading and displacing play fields.

  Outcome: Committee received the updated heat map evaluation.

• Preliminary cost analysis and option elimination

  Budget & taxes. Watch at 22:04

  Consultants presented comparative preliminary cost estimates for each option, incorporating an estimated $4.5 million roof replacement. Total project costs were estimated between $24.4 million and $49.2 million depending on the option, prompting committee discussion on how to reconcile proposals with the $15 million figure previously cited at Town Meeting. The committee voted to officially eliminate Option 4 and instructed consultants to focus on Options 1, 3, and a scoped $15 million baseline.

  • Option 1 base code renovation estimated at $24.4M construction cost, $29.8M to $34.6M total project cost.
  • Option 2 estimated at $34.5M total project cost; Option 2.1 estimated at $38.3M total project cost.
  • Option 3 estimated at $38.5M total project cost with roof ($31.6M without roof).
  • Option 4.1 estimated at $49.2M total project cost with roof ($44.7M without roof).
  • A true $15 million budget would only address urgent code, accessibility, and partial HVAC/roof repairs without educational improvements.

  Outcome: Option 4 was eliminated by a 3-1 vote. Consultants were directed to focus on Options 1, 3, and a $15 million scope option by a 4-0 vote.

  Why it matters: The town faces project costs ranging from $15 million for basic system repairs up to nearly $40 million for comprehensive school modernization, directly affecting municipal borrowing and taxpayers.

Routine business (2 items)

• Next steps and meeting schedule

  Governance & committees. Watch at 1:15:18

  The committee established upcoming milestones leading to the October 17 Town Meeting. The next committee meeting was scheduled for October 15, 2026, to review refined presentation materials and finalize recommendations.

  • Consultants will deliver presentation drafts by October 13, 2026.
  • Next Elementary School Building Committee meeting scheduled for October 15, 2026.
  • Outreach planned with the Select Board, School Committee, and Recreation Commission.
  • Presentation to Town Meeting scheduled for October 17, 2026.

  Outcome: Meeting scheduled for October 15, 2026.

• Routine business

  Governance & committees. Watch at 1:19:22

  The chair called for public comment, and seeing no hands raised, entertained a motion to adjourn the meeting.

  • No members of the public requested to speak during the open public comment period.
  • The meeting adjourned at approximately 8:20 PM.

  Outcome: Meeting adjourned.

Votes

Public comment

• The Recreation Commission chair asked the committee to engage the Recreation Commission and youth sports organizations before eliminating options or finalizing site changes, noting concerns about impacts to parking, athletic fields, and indoor gym availability on weekends. 53:11

Next steps and dates mentioned

• October 13, 2026: Delivery of draft schematic presentation materials by consultants
• October 15, 2026: Elementary School Building Committee meeting to finalize Town Meeting presentation
• October 17, 2026: Presentation of Neary project options at Fall Town Meeting

The Select Board held a special meeting on September 24, 2026, to review and vote on revised warrant articles for the upcoming special town meeting. Members voted to support revised articles two and three, while a motion to support article four failed. The board also discussed financial policy non-disclosure agreement language and approved two cultural arts council appointments.

• Special town meeting warrant articles

  Governance & committees. Watch at 0:46

  The board reopened the special town meeting warrant for October 17, 2026, to consider revised text for articles two, three, and four. After discussion, members voted unanimously to support revised article two on two-family housing and revised article three on an irrigation project. A motion to support revised article four on trail cleanup failed on a one to four vote. The warrant was then reclosed.

  • Warrant reopened for the October 17, 2026 special town meeting.
  • Article 2 (two-family housing) supported by a 5-0 vote.
  • Article 3 (CPC irrigation project) supported by a 5-0 vote.
  • Article 4 (CPC trail project) motion to support failed 1-4.
  • Warrant reclosed by a 5-0 vote.

  Outcome: Voted to support articles 2 and 3, not article 4, and reclosed the warrant.

  Why it matters: These votes establish the Select Board recommendations on land use and community preservation funding articles presented to residents at Town Meeting.

• Financial policies review and NDA language

  Governance & committees. Watch at 5:42

  The board reviewed proposed updates to financial policies regarding non-disclosure agreements for individuals involved in procurement processes. Members discussed complex RFP language and agreed to postpone final review to the October 6 meeting.

  • Reviewed policy revisions prepared with input from town counsel Liz Leyden.
  • Discussed questions regarding RFP price proposal opening procedures.
  • Item scheduled for further discussion at the October 6 meeting.

  Outcome: Continued to October 6, 2026 meeting.

Routine business (1 item)

• Southborough Cultural Arts Council appointments

  Governance & committees. Watch at 9:40

  The board considered and approved two returning members to the Southborough Cultural Arts Council to allow the council to receive and distribute state grant funds.

  • Jane Gates appointed for a term of September 24, 2024 to September 24, 2027.
  • Jane List-Losnisski appointed for a term of September 24, 2024 to September 24, 2028.
  • Approved by a 5-0 roll call vote.

  Outcome: Approved 5-0.

Votes

Next steps and dates mentioned

• October 6, 2026: Select Board meeting covering financial policies and Breakneck Hill debt reduction
• October 17, 2026: Special Town Meeting

The Municipal Technology Committee reviewed ongoing municipal IT projects, including town phone system upgrades, new firewalls, and upcoming CivicPlus website negotiations. Members finalized adjustments to the 2026 Southborough Satisfaction Survey, examining data drop-offs from previous years and exploring ways to consolidate questions across town departments, affordable housing, and senior services. The committee also planned outreach for the survey through flyers, schools, the Community Garage Sale, and Heritage Day before approving past minutes.

• Municipal IT operations and website upgrade update

  Governance & committees. Watch at 0:50

  The town technology staff reported that a townwide phone system upgrade kicked off and will take a couple of months to complete. The town is also upgrading outdated firewalls using Fortigate equipment. Ongoing issues with conference room meeting systems freezing during hybrid Select Board and Community Preservation Committee meetings are under investigation. Contract and module discussions for the town website upgrade with CivicPlus are expected to begin around November with implementation aimed for early 2027.

  • Townwide phone system upgrade kicked off with completion expected over the next two months.
  • Firewalls are being upgraded to Fortigates, taking advantage of trade-in discounts over Cisco alternatives.
  • System freeze issues during Zoom meetings in town meeting rooms are being investigated with vendor support.
  • Discussions with CivicPlus for website module options and renewals are slated to begin in November.

  Outcome: Discussion only; updates will continue at future meetings.

• 2026 Southborough Satisfaction Survey design and outreach

  Governance & committees. Watch at 11:13

  The committee reviewed the draft 2026 Southborough Satisfaction Survey, targeted to run from October 1 through November 30, 2026. A volunteer consultant presented drop-off analytics from the 2025 survey showing completion dropped from 284 starts to 154 completions, prompting discussion on shortening the survey, streamlining repetitive department rating matrices, and adding sections for affordable housing and the Senior Center/Council on Aging. Outreach plans were established to distribute flyers and links at schools, the Community Garage Sale, and Heritage Day.

  • Survey period is scheduled to run from October 1 to November 30, 2026.
  • 2025 survey had 284 people start the survey, with 154 completing the entire survey.
  • The committee agreed to condense question matrices where resident satisfaction scores have historically shown little variance.
  • New draft sections include affordable housing development preferences and Council on Aging/Senior Center service utilization.
  • Survey promotion will utilize sboro.org web forwarding, town electronic message boards, school emails, flyers at the October 3-4 Community Garage Sale, and a table at Heritage Day on October 12.

  Outcome: Survey questions will be consolidated and streamlined prior to launch; outreach tasks were assigned to members.

Routine business (2 items)

• Town Meeting warrant and department liaison engagement

  Governance & committees. Watch at 4:08

  Members discussed the upcoming Fall Town Meeting warrant, noting articles regarding making the town clerk an appointed position, Community Preservation Act items, and zoning articles, with no technology-specific articles expected. The committee discussed following up on their survey presentation to the Select Board and proposed scheduling regular department head visits at future meetings to integrate technology planning with town departments.

  • Fall Town Meeting warrant is expected to be light, with roughly seven to eight articles.
  • Articles include transitioning the town clerk to an appointed position following an upcoming retirement.
  • Committee members plan to invite department heads to committee meetings to align technology planning with departmental needs.

  Outcome: Discussion only; committee members will coordinate with assigned department liaisons.

• Routine business

  Governance & committees. Watch at 59:13

  The committee reviewed and approved meeting minutes from June, July, and August 2026 with minor clerical corrections. Members also scheduled their next regular meeting date.

  • Minutes for June, July, and August 2026 were approved with corrections to member attendance and typographical errors.
  • Next meeting was tentatively set for October 27, 2026.

  Outcome: Minutes approved; meeting scheduled.

Next steps and dates mentioned

• October 1, 2026: Launch of 2026 Southborough Satisfaction Survey
• October 3-4, 2026: Flyer distribution at Community Garage Sale
• October 12, 2026: Survey promotion at Heritage Day DJ booth
• October 27, 2026: Municipal Technology Committee regular meeting
• November 30, 2026: Satisfaction Survey close date