MassVoter.com← Woburn City CouncilWoburn City Council · 2022–2023 Council · Regular meeting
April 19, 2022
33 recorded votes, 0 with disagreement.
Sources: Official minutes (PDF) · City meeting page
A monthly email on what it voted on, starting in November.
Attendance
Present: Joanne E. Campbell, Robert J. Ferullo, Joseph E. Demers, Richard F. Gately, Jeffrey P. Dillon, Darlene Mercer-Bruen, Lou DiMambro, Charles Viola, Michael P. Concannon
Absent: None
Every vote, in order
Regular meeting
Dispense with the reading of the previous meeting's Journal and to approve
VOTED to dispense with the reading of the previous meeting's Journal and to APPROVE, all in favor, 9-0.
From the minutes
“VOTED to dispense with the reading of the previous meeting's Journal and to APPROVE, all in favor, 9-0..”
Mayor’s Communications
Any and all communication be received and made part of the permanent record and to suspend the rules to allow His Honor Mayor Galvin or designee to speak — A communication dated March 31, 2022 was...
Motion made and 2nd that any and all communication be received and made part of the permanent record and to suspend the rules to allow His Honor Mayor Galvin or designee to speak, all in favor, 9-0.
From the minutes
“Motion made and 2nd that any and all communication be received and made part of the permanent record and to suspend the rules to allow His Honor Mayor Galvin or designee to speak, all in favor, 9-0..”
Place the matter on file and to return to the regular order of business
Motion made and 2nd to place the matter on file and to return to the regular order of business, all in favor, 9-0.
From the minutes
“Motion made and 2nd to place the matter on file and to return to the regular order of business, all in favor, 9-0..”
Suspend the rules to take the matter under Citizens Participation out of order
Motion made and 2nd to suspend the rules to take the matter under Citizens Participation out of order, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to take the matter under Citizens Participation out of order, all in favor, 9-0..”
Citizen’s Participation
The matter be placed on file and to return to the regular order of business — On the request by Rachel Shapiro, 8 Dorothy Drive, Woburn, Massachusetts 01801 for citizen's participation regarding...
Motion made and 2nd that the MATTER BE PLACED ON FILE and to return to the regular order of business, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE PLACED ON FILE and to return to the regular order of business, all in favor, 9-0..”
The matter be referred to the Committee on Finance — A communication dated April 14, 2022 was received from His Honor the Mayor Scott D. Galvin as follows: I am submitting a final appropriation...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0..”
Any and all communication be received and made part of the permanent record — A communication dated April 14, 2022 was received from His Honor the Mayor Scott D. Galvin as follows: I am submitting...
Motion made and 2nd that any and all communication be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that any and all communication be received and made part of the permanent record, all in favor, 9-0..”
Any and all communication be received and made part of the permanent record and that the matter be referred to the Committee on Finance — A communication dated April 14, 2022 was received from His...
Motion made and 2nd that any and all communication be received and made part of the permanent record and that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that any and all communication be received and made part of the permanent record and that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0..”
The matter be referred to the Committee on Finance — Order: The amount of $1,054,008.53 be and is transferred as follows from bls/Ambulance Receipts Acct# 31359-595000 $1,054,008.53 to Fire...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON FINANCE, all in favor, 9-0..”
New Petitions
The matter be referred to public hearing — Verizon New England Inc. for grant of right in a way, to place one new four-inch (4") conduit ± 42' from existing conduit located on the southerly side...
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0..”
The matter be referred to public hearing — are-ma Region No. 95, LLC for a new inflammable license, for 13,880 gallons of Class B gasoline fuel (stored in 694 vehicles), 400 gallons of Class B...
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0..”
The matter be referred to public hearing — are-ma Region No. 95, LLC for a new inflammable license, for 15,200 gallons of Class B gasoline fuel (stored in 760 vehicles), at 235 Presidential Way
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0..”
The matter be referred to public hearing — Boston Gas dba Nationalgrid for grant of right in a way to install approximately 150 feet of 4 inch, plastic gas main in Porter Street
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 9-0..”
Public Hearings
Any and all communications be received and made part of the permanent record and that the public hearing be opened for public comments — On the petition by NStar Electric Company, d/b/a Eversource...
Motion made and 2nd that any and all communications be received and made part of the permanent record and that the public hearing be opened for public comments, all in favor, 9- 0.
From the minutes
“Motion made and 2nd that any and all communications be received and made part of the permanent record and that the public hearing be opened for public comments, all in favor, 9- 0..”
Close the public hearing — On the petition by NStar Electric Company, d/b/a Eversource Energy for grant of right in a way to relocate three poles, P591/38, P591/37, and P951/36, and to install one...
Motion made and 2nd to close the public hearing, all in favor, 9-0.
From the minutes
“Motion made and 2nd to close the public hearing, all in favor, 9-0..”
Grant the leave to withdraw without prejudice
Motion made and 2nd to GRANT THE LEAVE TO WITHDRAW WITHOUT PREJUDICE, all in favor, 9-0.
From the minutes
“Motion made and 2nd to GRANT THE LEAVE TO WITHDRAW WITHOUT PREJUDICE, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Reliable Property Management Services, LLC, 283 Salem Street, Woburn, Massachusetts 01801, for special permit pursuant to the...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 9-0..”
Close the public hearing — On the petition by Reliable Property Management Services, LLC, 283 Salem Street, Woburn, Massachusetts 01801, for special permit pursuant to the 1985 City of Woburn...
Motion made and 2nd to close the public hearing, all in favor, 9-0.
From the minutes
“Motion made and 2nd to close the public hearing, all in favor, 9-0..”
Adopt the finding as reported by the Committee on Special Permits as follows: The proposed use will not create more traffic than what previously existed at the site
Motion made and 2nd to ADOPT THE FINDING AS REPORTED BY THE COMMITTEE ON SPECIAL PERMITS as follows: The proposed use will not create more traffic than what previously existed at the site., all in favor, 9-0.
From the minutes
“Motion made and 2nd to ADOPT THE FINDING AS REPORTED BY THE COMMITTEE ON SPECIAL PERMITS as follows: The proposed use will not create more traffic than what previously existed at the site., all in favor, 9-0..”
Adopt the committee report, and grant the special permit with the 18 conditions, as follows: 1. The project shall be developed and/or constructed and maintained as shown on the following plans:...
Motion made and 2nd ADOPT THE COMMITTEE REPORT, AND GRANT THE SPECIAL PERMIT WITH THE 18 CONDITIONS, as follows: 1. The project shall be developed and/or constructed and maintained as shown on the following plans: (a) Site Plan No. 8553 dated January 13, 2022 prepared by Meridian Associates as revised and dated March 25, 2022 entitled "211 New Boston Street Site Plan Located in Woburn (Middlesex County) Prepared for Reliable Fence Boston"; (b) Existing (conditions) Plan prepared by Ebbrell Architecture + Design dated January 5, 2021; (c) Proposed Plan prepared by Ebbrell Architecture + Design dated January 5, 2021; 2. The height of the garage doors shall not exceed 12 feet in height; 3. Any and all outside storage of materials shall be confined to the "Proposed Storage Area" as shown on the Site Plan (item (a) above). Outside storage of any kind shall be limited to vinyl, metal, aluminum or wood fencing; and equipment related to the Petitioner's business operation including but not limited to augers, compressors, trailers for transfer of the equipment to job sites, digging equipment and tools, drills, and concrete, as well as equipment and materials required for the management of the property, such as snow plows/blades, ice melt and the like, and any and all equipment and material shall be stored in "designated storage area" ONLY. Reference Meridian Assoc. Site Plan No 8553 dated: Jan 13, 2022 and revised March 25, 2022. With the exception of those items listed herein, no out
From the minutes
“Motion made and 2nd ADOPT THE COMMITTEE REPORT, AND GRANT THE SPECIAL PERMIT WITH THE 18 CONDITIONS, as follows: 1. The project shall be developed and/or constructed and maintained as shown on the following plans: (a) Site Plan No. 8553 dated January 13, 2022 prepared by Meridian Associates as revised and dated March 25, 2022 entitled "211 New Boston Street Site Plan Located in Woburn (Middlesex County) Prepared for Reliable Fence Boston"; (b) Existing (conditions) Plan prepared by Ebbrell Architecture + Design dated January 5, 2021; (c) Proposed Plan prepared by Ebbrell Architecture + Design dated January 5, 2021; 2. The height of the garage doors shall not exceed 12 feet in height; 3. Any and all outside storage of materials shall be confined to the "Proposed Storage Area" as shown on the Site Plan (item (a) above). Outside storage of any kind shall be limited to vinyl, metal, aluminum or wood fencing; and equipment related to the Petitioner's business operation including but not limited to augers, compressors, trailers for transfer of the equipment to job sites, digging equipment and tools, drills, and concrete, as well as equipment and materials required for the management of the property, such as snow plows/blades, ice melt and the like, and any and all equipment and material shall be stored in "designated storage area" ONLY. Reference Meridian Assoc. Site Plan No 8553 dated: Jan 13, 2022 and revised March 25, 2022. With the exception of those items listed herein, no outside storage of any kind shall be allowed outside of the "designated storage area." Prohibition includes, but is not limited to, building, landscaping, or other material, heavy construction equipment, inventory associated with any tenant's business use, excepting those uses of the Petitioner's business operation. Further there shall be no unregistered trailers, cars, trucks, vans of any size or capacity. There shall be no storage of recreational vehicles, boats or campers; no hazardous or non-recyclable waste of any kind to be stored on property. Any and all such waste is to be disposed of properly. Additionally, there shall be no outside storage of recyclable waste materials of any kind. All fencing waste, related to the Petitioner's business operation, to be disposed of properly, daily. There shall be no storage of dumpsters, roll offs or compactors. There shall be no "Conex" box or steel shipping containers unless permitted by the City of Woburn and excepting the provision of condition 12 herein; 4. Vehicles parked on the Property shall be parked in designated parking spaces and all parking spaces, including handicap parking spaces, shall be maintained and clearly striped at all times; and if applicable, separate unit numbers and parking spaces associated with said units shall be marked at all times. Further, Petitioner shall submit a written operations plan for incorporation into the Special Permit decision by reference the setting forth the frequency with which parking space lines and other pavement markings will be periodically refreshed after initial installation since no resurfacing; 5. There shall be no parking or loading on any street abutting the property and further it shall be prohibited for the company, its employees, customers, or deliveries to park vehicles or trailers of any kind on abutting or nearby lots, unless such off-site parking arrangement comply with the applicable provisions of the Woburn Zoning Ordinance, as amended from time to time; 6. Any commercial vehicles used and parked by the Petitioner or other occupants of the building shall be registered in the City of Woburn; 7. The building shall contain a fire sprinkler system as required by the City of Woburn Fire Chief; and a proper turning radius for fire emergency vehicles shall be maintained at all time. Additionally, the City of Woburn Fire Department must be informed and permits must be obtained, as required by law, for any and all possible flammable or combustible materials to be stored inside building. Including any and all mechanical devises that require flammable or combustible fuel; 8. Any dumpsters on the property shall be fenced and located in the designated areas as shown on the Site Plan (item (a) above). No dumpsters shall be emptied before 7a.m; 9. Exterior lighting on the building and as shown on the Site Plan (item (a) above) shall be "Dark Sky Compliant" and shall not shed excessive light into any abutting property; 10. Renovation construction hours shall be limited to Monday to Friday, 7 a.m. to 6 p.m. and Saturday, 7 a.m. to 5 p.m.; 11. The building shall contain "oil and gas separators" as required by law, and the design of same shall be approved by the City of Woburn Building Commissioner; 12. The use of any "outside" storage containers shall be limited to the period of renovation and reconstruction of the building; shall not be in place longer than one year or until there shall be available secure storage within the building, whichever is sooner; 13. The Petitioner shall construct and improve the site as substantially described on the Site Plan of Record which for this project shall include 1. (a),(b) and (c) herein above, although design adjustments and modifications generally associated with (i) preparing so-called "working drawings" or (ii) site conditions shall be permitted so long as such changes do not constitute substantial changes from said plans as determined by the Building Commissioner. In the event that the Building Commissioner determines that the building plans filed with the building permit application are not in substantial conformance with the plans referenced herein above, the Petitioner may request a review of said plans by the City Council Special Permits Committee who shall make the final determination. If the Special Permits Committee makes a determination that the proposed plans are not in conformance with the Site Plan, the Petitioner shall be required to file a Special Permit Petition seeking approval to modify the Site Plan; 14. There shall be no automobile, boat or motor vehicle repair of any kind allowed on the property; 15. Water meter to be installed upon reconnection of the building to municipal water and additional meters may be installed as required upon build-out of the building; 16. The Petitioner shall file a snow removal plan with the City of Woburn Building Department; 17. The Property will be properly landscaped and maintained year-round; and 18. The Building Dept. and the Engineer Dept. shall review any drainage issues at the time of an application for a building permit., all in favor, 9-0..”
Accept the proposed conditions
Motion made and 2nd to accept the proposed conditions, all in favor, 9-0.
From the minutes
“Motion made and 2nd to accept the proposed conditions, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by True World Foods Boston LLC, 242 Salem Street, Woburn, Massachusetts 01801, for a special permit to modify Landowner's...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 9-0..”
Close the public hearing — On the petition by True World Foods Boston LLC, 242 Salem Street, Woburn, Massachusetts 01801, for a special permit to modify Landowner's Decision and Notice of Special...
Motion made and 2nd to close the public hearing, all in favor, 9-0.
From the minutes
“Motion made and 2nd to close the public hearing, all in favor, 9-0..”
Grant the special permit with the four conditions, as amended, as follows: 1. The Petitioner shall construct and improve the Site as substantially described on the Plan of Record which for this...
Motion made and 2nd to GRANT THE SPECIAL PERMIT WITH THE FOUR CONDITIONS, as amended, as follows: 1. The Petitioner shall construct and improve the Site as substantially described on the Plan of Record which for this project shall be "242 Salem Street" Sheet C-1 Site Layout Plan dated November 5, 2020, revised March 10, 2021, revised April 1, 2021, revised March 30, 2022, prepared by Allen & Major Associates, 100 Commerce Way, Woburn, MA 01801 (hereinafter the "Site Plan") although design adjustments and modifications generally associated with (i) preparing so-called "working drawings" or (ii) site conditions shall be permitted so long as such changes do not constitute substantial changes from said plans as determined by the Building Commissioner. In the event that the Building Commissioner determines that the building plans filed with the building permit application are not in substantial conformance with the Site Plan, the Petitioner shall be required to file a Special Permit Petition seeking approval to modify the Site Plan; 2. All commercial vehicles parked overnight at the site shall be registered in the City of Woburn. The property shall be limited to nine (9) box trucks, twelve (12) vans and four (4) automobiles; 3. This Special Permit shall be reviewed in six (6) months from the date of issuance; and 4. That all other conditions imposed with the Council's Special Permit Decision dated December 28, 2020 as modified by the Special Permit Decision dated April 12, 2021 sh
From the minutes
“Motion made and 2nd to GRANT THE SPECIAL PERMIT WITH THE FOUR CONDITIONS, as amended, as follows: 1. The Petitioner shall construct and improve the Site as substantially described on the Plan of Record which for this project shall be "242 Salem Street" Sheet C-1 Site Layout Plan dated November 5, 2020, revised March 10, 2021, revised April 1, 2021, revised March 30, 2022, prepared by Allen & Major Associates, 100 Commerce Way, Woburn, MA 01801 (hereinafter the "Site Plan") although design adjustments and modifications generally associated with (i) preparing so-called "working drawings" or (ii) site conditions shall be permitted so long as such changes do not constitute substantial changes from said plans as determined by the Building Commissioner. In the event that the Building Commissioner determines that the building plans filed with the building permit application are not in substantial conformance with the Site Plan, the Petitioner shall be required to file a Special Permit Petition seeking approval to modify the Site Plan; 2. All commercial vehicles parked overnight at the site shall be registered in the City of Woburn. The property shall be limited to nine (9) box trucks, twelve (12) vans and four (4) automobiles; 3. This Special Permit shall be reviewed in six (6) months from the date of issuance; and 4. That all other conditions imposed with the Council's Special Permit Decision dated December 28, 2020 as modified by the Special Permit Decision dated April 12, 2021 shall remain in full force and effective unless otherwise modified herein, all in favor, 9-0..”
Committee Reports — Ordinance, Charter and Rules
The committee report be adopted — A committee report was received "ought to pass" for the following: ordered Be it ordained by the City Council of the City of Woburn that Title 3, Revenue and...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 9-0..”
Committee Reports — Public Safety and License
The committee report be adopted — A committee report was received "ought to pass" for the following: Petitions for renewal for Livery Licenses by the following: Boston Express Livery Service Inc.,...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 9-0..”
Committee Reports — Special Permits
Any and all communications be received and made part of the permanent record — A committee report was received "minor modification denied" for the following: Petition by eca nema Brightfields I,...
Motion made and 2nd that any and all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that any and all communications be received and made part of the permanent record, all in favor, 9-0..”
Grant the leave to withdraw without prejudice
Motion made and 2nd to GRANT THE LEAVE TO WITHDRAW WITHOUT PREJUDICE, all in favor, 9-0.
From the minutes
“Motion made and 2nd to GRANT THE LEAVE TO WITHDRAW WITHOUT PREJUDICE, all in favor, 9-0..”
Communications and Reports
The matter be received and placed on file — A communication dated April 4, 2022 was received from Thomas C. Quinn, Jr., Building Commissioner as follows: Re: Woburn Municipal Code Title 15 Article...
Motion made and 2nd that the MATTER BE RECEIVED AND PLACED ON FILE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE RECEIVED AND PLACED ON FILE, all in favor, 9-0..”
The matter be received and placed on file — A communication dated April 12, 2022 was received from Charles O'Connor, Parking Clerk, Police Headquarters, 25 Harrison Avenue as follows: Council...
Motion made and 2nd that the MATTER BE RECEIVED AND PLACED ON FILE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE RECEIVED AND PLACED ON FILE, all in favor, 9-0..”
Appointments and Elections
The matter be referred to the Committee on Personnel — A communication dated April 13, 2022 was received from His Honor the Mayor Scott D. Galvin as follows: Dear City Clerk Higgins: In accordance...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PERSONNEL, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PERSONNEL, all in favor, 9-0..”
Motions, Orders and Resolutions
The matter be referred to the Committee on Ordinance, Charter and Rules — Order: Public Services, of the Woburn Municipal Code as amended, be further amended, by revising Article II, Water System,...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON ORDINANCE, CHARTER AND RULES, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON ORDINANCE, CHARTER AND RULES, all in favor, 9-0..”
Adjourn
Motion made and 2nd to ADJOURN, all in favor, 9-0.
From the minutes
“Motion made and 2nd to ADJOURN, all in favor, 9-0..”
From the Woburn City Council’s official journals (its minutes), posted on the city’s Minutes & Agendas page (City Council). We check every vote against the councilors present and quote the exact wording. MassVoter never grades or scores officials. Photos (the city’s website has no councilor photos): Robert Toro, Joseph Demers (courtesy of each), Jeffrey Dillon, Lou DiMambro and Charles Viola from Woburn Patch (2019–2023); Yano Amara (December 31, 2025) and Darlene Mercer-Bruen (July 23, 2021, captioned group photo, cropped) from the Daily Times Chronicle; William Pappalardo and Robert Ferullo cropped from the Daily Times Chronicle’s captioned 2026 City Council photo (January 7, 2026). Former councilors show initials.
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