Two items addressed in last night’s Select Board meeting will get some readers excited — especially residents who have been clamoring for more shopping and restaurant options in town.
The meeting included a progress update on a future Costco. Members also approved licenses for owners of two local Mexican restaurants to open a third location in Southborough. And while I’m sharing those updates, I’ll add other restaurant updates, including a smoothie place also making plans to open in town soon.
Costco Update
According to Select Board member Kathy Cook, Costco has signed the “legally binding” lease with Atlantic Management for its new location at the old EMC parcel.
On Tuesday, she told the board that representatives were in town this week to “get everything set as far as the construction goes”. They also reached out to Town Administrator Mark Purple to make sure the Town is working on helping to get the liquor license needed. She followed, “So, we’ve got to make sure we proceed with that timely”. (I’d expect to see a related Article in the Warrant for the Annual Town Meeting scheduled for Saturday, April 11th.)
Purple updated that Town Counsel has “prodded the Attorney General’s office” to get a quick approval on the zoning bylaw that voters passed to allow Costco to apply for a special permit for the use at 21 Coslin Drive. He explained that they want to ensure there wouldn’t be an impediment if Costco wants to begin the approval process with the Planning Board soon.
Lalo’s to replace vacant Hola!
In early November, the Mexican restaurant Hola! suddenly closed its doors without any public announcements.
The closing came less than a year and a half after Tomasso’s, the restaurant in the neighboring suite, did the same thing. That location is still vacant today. (Scroll down for more on that.)
Fortunately, the turnaround in finding a new tenant to fill the gap that Hola! left has been much faster. Last night, Vanessa Ceja and Gerardo Guzman, the couple that owns Lalo’s Mexican Kitchen & Bar in Marlborough and Hudson, attended the Select Board meeting. Their attorney explained that they were seeking to open their third location in the site vacated by Hola!. They will keep the physical structure, and just “do some upgrades make it beautiful.” He described it as an upscale restaurant.
The board made clear they were happy about the development. Kathy Cook who works in an office in the building next door was especially enthusiastic. She encouraged the couple to reach out to her about “how to entice the lunch crowd that’s around there in those buildings”. She noted that they currently don’t have anyplace close to go.
The business owners were unanimously granted the liquor license and common victualer’s license. Upon questioning, Ceja said they are “roughly” targeting April for opening.
As for the neighboring suite that has been vacant since Tomasso’s shut its doors in July 2024, I don’t have firm news on what will happen. But I do have an update.
This past summer, the property owner, Capital Group Properties, received approval for a change of use to turn the suite into a bank for the “proposed” tenant JP Morgan Chase. That is consistent with news reports that the bank has continued to open new locations in our state even while rivals close down branches.
But, again, the bank was referred to as a “proposed tenant”. And I’ve also seen Facebook rumors of a restaurant (Plan B) that was purportedly coming. So I’m not confident on what is happening with suite 140.
[Editor’s Note: I got confirmation that the rumor was wrong. The lease has been signed. Tomasso’s will be replaced by Chase Bank.]
(If anyone has substantiated news, please reach out to share with readers! Unfortunately, the Town is without even a part-time Economic Coordinator these days, despite having approved raising taxes to pay for a full time one. But that’s a story that’s on my long to do list of Town news to cover.)
Fresh Monkee
In September, the Planning Board approved a Site Plan for changed use to Ferris Development for the office complex at 118 Turnpike Rd. This time, the change was to convert an office use in Suite 101 to allow “fast food” in that location. Their tenant is Fresh Monkee. The chain sells, protein shakes and smoothies.
The Planning Board was enthusiastic about the business and its location by a popular workout facility. Before they can open, the Zoning Board of Appeals will apparently need to approve the shared parking plan for the site. In the meeting, the planned opening was referred to as late that year or early this year.
As of today, Fresh Monkee’s website lists the Southborough location with a “coming soon”.
Updated (1/8/25 8:28 am): Chase Bank signed the lease to take over the space at the old Tomasso’s
We get hope that cosco will help with taxes. Then the town increases the value of your home and increases the tax rate at the same time and we have no new school. Thanks.
Hello Jeff
First, the town does not increase the value of your property, that is done by the real estate market. Second, 2025’s residential real estate tax rate is the lowest it has been since 2017. So, you have a more valuable property with a lower tax rate. Sure, your tax bill has increased, that is because the commercial property assessments have not increased as much as the residential shifting more of the tax burden onto the residential side. Lastly, the hope that Costco will be paying enough in real estate taxes to make a significant change in your annual tax bill is not based in reality. Our single tax rate will provide Costco with a real estate tax rate here in Southborough that is nearly half the rate paid on four (4) out of the five (6) existing Costco’s in Massachusetts which will mute the tax benefit Southborough sees compared to other communities.
Carl
If only we could pay our taxes with rates but I find that all I can find in my wallet is dollars and I am afraid that the town lacks the facility to accept rates as a form of payment. They seem to prefer dollars.
For Fiscal Year 2026 Southborough’s average residential tax bill was $14,230 which puts us as the 27th highest average tax bill out of the 351 cities and towns in the commonwealth. We are sandwiched between Sharon and Hingham above and Stow and Hopkinton below (note that there are 7 towns missing from the data set but I don’t believe they impact our ranking)
In 2022 our ranking was 32nd with an average tax bill of $11,234. We were sandwiched between Hamilton and Boxford above and Andover and Stow below.
The ranking data can be found here: https://dls-gw.dor.state.ma.us/reports/rdPage.aspx?rdReport=AverageSingleTaxBill.SingleFamTaxBill_wRange
Hi Carl, I completely understand that prices of things increase. There also needs to be fiscal responsibility, sometimes it’s time to rain in spending. Where in tough times and I’ve had to watch my personal spending and it’s time the town did the same. There adding more taxes with no new benefits. Sometimes you have to work with what you have. No new school, no new roads but plenty of new equipment. Just stop spending.
I agree with Jeff 100%. Time and time again this town spends $$$ on project studies some that never happen. Taxes go up with no accountability . I think it is time to do a town audit in all aspects. Find out the truth of what we are paying for and who is getting paid. Very similar to the State where an audit is denied time and time again! Gee I wonder why???
Mike
I share some of your frustration on the level of spending and some of the things we spend money on but in the end Town Meeting approves all spending.
But I want to make it clear that the town accounts are audited every year by an external auditor. The results of the audits are posted on the town website. https://www.southboroughma.gov/279/Town-Audits—Financial-Statements
Hi Al, I understand your point but we have voted down multiple proposals in town meetings yet they are still pursued time and time again. examples such as Pot facility on Rt 9 now gone but vote was ignored. Regional Dispatch issue, New school issues etc! I have lived here for 43 years and the town has changed drastically not for the good. Being audited by a contracted person???? Sounds like the Healey Administration! This town has been very negligible with maintaining facilities that we have here from schools to roads yet taxes constantly rise. Don’t think we voted for that!
Well said Mike. My thoughts exactly
Where were you guys when the town voted to increase the public safety budget by 10% in the spring and hire two new cops? What about the $4M bond to clean up a bunch of dirt on town conservation property? If you think the town should cut its budget, jump in and start proposing the cuts.
Mike
I am afraid that the tax increases you have identified are exactly what we voted for, usually by a substantial margin.
As for items that are indefinitely postponed or rejected coming back, that is how democracy works. There are 2 reasons why this happens
Let’s talk about the roads. Many are in poor condition. We have underinvested in our road infrastructure for decades. It takes money to make the roads and their associated drainage better. That means tax increases. At our upcoming Annual Town Meeting we are likely to be asked for a large borrowing, perhaps in the $20,000,000 range to upgrade roads and build sidewalks. This will cost the typical tax payer on the order of $350 per year on a home assessed at $900k ($20,000,000, for 20 years, 4%, 3.9 Billion Equalized Value). This impact would be phased in over 4-5 years as we do the road projects. Please note that this sum only includes roads and sidewalks, not drainage which will also be expensive.
There are only 7 budgets that consume about 87% of our spending, Police 4.7%, Fire 4.5%, DPW 4.4%, PreK-8 Schools 37.7%, Algonquin 14.2%, Employee Benefits 17.0% and Debt Service 4.6% The other budgets are important but if you are serious about limiting taxes the these 6 of these budgets must be addressed and the seventh (debt) can only be addressed by not taking on more.
Im glad other people are taking another look at there tax bills. It just make sense the amount it’s increased. Why.
Every year, the Advisory Committee writes a report to explain to Town Meeting voters what is behind the tax increases and a financial forecast. You can read the one they issued last spring here: https://www.mysouthborough.com/2025/04/04/town-meeting-advisory-explains-projected-7-36-tax-increase/
Just because they told us about it doesn’t make it right. Slow the spending and stop thinking of other ways to tax people. Live within your means like the residents have too.
I’m not taking a position on right or wrong in terms of the budget increases.
I shared the information in response to your comment indicating that you didn’t understand why taxes increased by as much as they have. The memo from Advisory is meant to explain why it is happening. Though, I also should have included the below link to my coverage of why the bills are actually higher than they were projected to be last spring:
https://www.mysouthborough.com/2025/11/13/tax-bills-going-up-slightly-higher-than-projected/
Jeff
There are several things a citizen can do to limit spending but they require work.
Railing against taxes on these pages may be cathartic but not very effective. Changing the trajectory of our spending is not easy, it will take a lot of energy. Democracy is not a spectator sport, you have to be willing to do the work if you want a different result.
Sorry Beth, didn’t mean to indicate you were for tax increases. And yes michael, I’ve gone to every town meeting.
Yes Michael I just have Jeff have attended every town meeting for the past 42 years and as I previously stated the town has changed dramatically! Very similar to what is happening statewide.We have had concerns for maintaining our various facilities and roads for years and nothing has been done! Throwing money into project studies by outside resources many never ever coming to life. Now hiring outside firms for audits??? Folks that are hired for various positions within the town should have the ability to do a studies needed for projects within their departments! If not why were they hired?? It’s not rocket science do the research apply your skills then move forward! The other issue that has hurt various departments is not promoting from within! We have lost some great employees due to this issue!
Thanks for your response Al. After living in southborough for 59 years and being involved with town meetings and voting, im just going to move away and leave the problem. Behind.