MassVoter.com← Woburn City CouncilWoburn City Council · 2024–2025 Council · Regular meeting
October 15, 2024
68 recorded votes, 10 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, Darlene Mercer-Bruen, Joseph E. Demers, William J. Pappalardo, Lou DiMambro, Robert F. Toro, Robert J. Ferullo, Charles Viola, Jeffrey P. Dillon
Absent: None
During the meeting:
- Jeffrey P. Dillon left the Council Chamber during the meeting.
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
The matter be referred to the Committee on Infrastructure and Public Lands — Order: Located at 679 Main Street, as recorded by Deeds as recorded in Middlesex Registry of Deeds at Book 2137, Page...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON INFRASTRUCTURE AND PUBLIC LANDS, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON INFRASTRUCTURE AND PUBLIC LANDS, all in favor, 9-0..”
Suspend the rules to take the following resolve regarding Breast Cancer Awareness Month, as the next matters on the agenda
Motion made and 2nd to suspend the rules to take the following resolve regarding Breast Cancer Awareness Month, as the next matters on the agenda, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to take the following resolve regarding Breast Cancer Awareness Month, as the next matters on the agenda, all in favor, 9-0..”
The resolve be adopted — Resolve: Whereas, during October the American Cancer Society, national public service organizations, professional associations, and government agencies join forces to...
Motion made and 2nd that the RESOLVE BE ADOPTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the RESOLVE BE ADOPTED, all in favor, 9-0..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 9-0.
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 9-0..”
New Petitions
All communications be received and made part of the permanent record — Petition by fmp Productions for a special event permit to allow a road race starting at Lord Hobo at 5 Draper Street and...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
Suspend the rules to allow the petitioner to speak
Motion made and 2nd to suspend the rules to allow the petitioner to speak, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to allow the petitioner to speak, all in favor, 9-0..”
A communication be sent to Treasurer/Collector's office requesting notification to the City Council once the balance is paid off
Motion made and 2nd that a communication be sent to Treasurer/Collector's office requesting notification to the City Council once the balance is paid off, all in favor, 9-0.
From the minutes
“Motion made and 2nd that a communication be sent to Treasurer/Collector's office requesting notification to the City Council once the balance is paid off, all in favor, 9-0..”
The special event permit be granted — Petition by fmp Productions for a special event permit to allow a road race starting at Lord Hobo at 5 Draper Street and along area streets on October 26, 2024
Motion made and 2nd that the SPECIAL EVENT PERMIT BE GRANTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the SPECIAL EVENT PERMIT BE GRANTED, all in favor, 9-0..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 9-0.
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 9-0..”
The matter be referred to the Committee on Public Safety and License — Petition by Woburn Bowling Entertainment LLC for new Bowling Alley License at 32 Montvale Avenue
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 9-0..”
The matter be referred to the Committee on Public Safety and License — Petition for 2025 renewal of First Class Motor Vehicles Sales License by Gordon Colonial, Inc., dba Colonial Cadillac, 201...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 9-0..”
The matter be referred to the Committee on Public Safety and License — Petitions for 2025 renewal of Second Class Motor Vehicles Sales Licenses by the following: Capelo's Auto Service, Inc. dba...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 8-0-1 (Pappalardo Abstained).
Yes: Campbell, Demers, DiMambro, Dillon, Ferullo, Mercer-Bruen, Toro, ViolaAbstained: Pappalardo
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 8-0-1 (Pappalardo Abstained)..”
The matter be referred to public hearing — Petition by gr Development LLC, 164 Mason Street, Greenwich, Connecticut 06820, for a special permit under Section 5.1(37) of the 1985 Woburn Zoning...
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..”
All communications be received and made part of the permanent record — On the petition by Nikolov & Sons, Inc. for a minor modification to special permits dated September 10, 2004 to Café Sorelli,...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
Suspend the rules and allow the petitioner to speak on the matter
Motion made and 2nd to suspend the rules and allow the petitioner to speak on the matter, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules and allow the petitioner to speak on the matter, all in favor, 9-0..”
The matter be referred to the Committee on Special Permits — On the petition by Nikolov & Sons, Inc. for a minor modification to special permits dated September 10, 2004 to Café Sorelli, Inc. and...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0..”
Return the regular order of business
Motion made and 2nd to return the regular order of business, all in favor, 9-0.
From the minutes
“Motion made and 2nd to return the regular order of business, all in favor, 9-0..”
Public Hearings
The communication be received and made part of the permanent record — On the petition by Ride On Vtg. for new Secondhand Dealers and Secondhand Collectors License, at 438A Main Street
Motion made and 2nd that the communication be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the communication be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Ride On Vtg. for new Secondhand Dealers and Secondhand Collectors License, at 438A Main Street
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..”
The public hearing be closed — On the petition by Ride On Vtg. for new Secondhand Dealers and Secondhand Collectors License, at 438A Main Street
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0..”
The leave to withdraw without prejduce be granted
Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 9- 0.
From the minutes
“Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 9- 0..”
All communications be received and made part of the permanent record — On the petition by Brian Butler and Siohban Curran, 68 Arlington Road, Woburn, Massachusetts 01801, for a special permit...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Brian Butler and Siohban Curran, 68 Arlington Road, Woburn, Massachusetts 01801, for a special permit under Section 5.1(56) of...
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..”
The public hearing be continued to the regular meeting of the City Council on November 19, 2024 and that the matter be referred to the Committee on Special Permits — On the petition by Brian...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by Campbell & Main Street LLC, 42 Puffer Lane, Sudbury, Massachusetts 01776, for a special permit under...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Campbell & Main Street LLC, 42 Puffer Lane, Sudbury, Massachusetts 01776, for a special permit under Section 5.1.5, Section...
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..”
The public hearing be continued to the regular meeting of the City Council on November 19, 2024 — On the petition by Campbell & Main Street LLC, 42 Puffer Lane, Sudbury, Massachusetts 01776, for a...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by sta Properties at 56 Dragon LLC, 103 Willow Street, Malden, Massachusetts 02148, for a special permit under Section 7.3 and...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Dillon Abstained).
Yes: Campbell, Demers, DiMambro, Ferullo, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Dillon
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Dillon Abstained)..”
The public hearing be closed — On the petition by sta Properties at 56 Dragon LLC, 103 Willow Street, Malden, Massachusetts 02148, for a special permit under Section 7.3 and Section 5.1(57b), of...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Dillon Abstained).
Yes: Campbell, Demers, DiMambro, Ferullo, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Dillon
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Dillon Abstained)..”
Make the following finding under Section 7.3: The City Council finds that the extension or alteration of pre-existing, non-conforming use for manufacturing at the premises is not more...
Motion made and 2nd to make the following finding under Section 7.3: The City Council finds that the extension or alteration of pre-existing, non-conforming use for manufacturing at the premises is not more substantially detrimental to the neighborhood, all in favor, 8-0-1 (Dillon Abstained).
Yes: Campbell, Demers, DiMambro, Ferullo, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Dillon
From the minutes
“Motion made and 2nd to make the following finding under Section 7.3: The City Council finds that the extension or alteration of pre-existing, non-conforming use for manufacturing at the premises is not more substantially detrimental to the neighborhood, all in favor, 8-0-1 (Dillon Abstained)..”
Make the following finding: The City Council finds that this special permit being issued for overnight parking is under unique and extenuating circumstances as this property is in a split zone and...
Motion made and 2nd to make the following finding: The City Council finds that this special permit being issued for overnight parking is under unique and extenuating circumstances as this property is in a split zone and is not precedent setting in any way as to overnight parking, all in favor, 8-0-1 (Dillon Abstained).
Yes: Campbell, Demers, DiMambro, Ferullo, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Dillon
From the minutes
“Motion made and 2nd to make the following finding: The City Council finds that this special permit being issued for overnight parking is under unique and extenuating circumstances as this property is in a split zone and is not precedent setting in any way as to overnight parking, all in favor, 8-0-1 (Dillon Abstained)..”
The special permit be granted, with the following conditions: 1. The special permit is issued to Kreative av only and is not transferable; 2. Hours of operation - 6 a.m.-7 p.m. Monday-Friday; 8...
Motion made and 2nd that the SPECIAL PERMIT BE GRANTED, with the following conditions: 1. The special permit is issued to Kreative AV only and is not transferable; 2. Hours of operation - 6 a.m.-7 p.m. Monday-Friday; 8 a.m.-4 p.m. Saturday; 3. The special permit is for the overnight parking of (5) Vans, i.e. cargo vans, or vehicles in similar size, shape or weight; 4. The vans must be parked on site in the location as directed by the Woburn Fire Department in their email dated 9/25/2024; 5. All Vans must be clearly marked with the company name similar to the pictures provided to the city council and attached here for the duration of this special permit; 6. All overnight vehicles must be registered in the city of Woburn for the duration of this special permit. An exception may occur that would allow for employees to leave personal vehicles in place of a company vehicle if a company vehicle is taken home overnight; 7. The total number of parking spaces at this location is up to 17, 5 of which are for the overnight vehicles. Parking spaces will be striped and numbered; 8. Striping and numbering of parking spaces will be maintained by the petitioner and will be refreshed as needed; 9. An updated Certified Plot Plan must be provided by the petitioner indicating boundaries of the property, the location and size of up to 17 parking spaces, fire lanes, loading docks, snow storage and primary location of the dumpster which the petitioner has indicated will be on wheels; 10. No snow re
Yes: Campbell, Demers, DiMambro, Ferullo, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Dillon
From the minutes
“Motion made and 2nd that the SPECIAL PERMIT BE GRANTED, with the following conditions: 1. The special permit is issued to Kreative AV only and is not transferable; 2. Hours of operation - 6 a.m.-7 p.m. Monday-Friday; 8 a.m.-4 p.m. Saturday; 3. The special permit is for the overnight parking of (5) Vans, i.e. cargo vans, or vehicles in similar size, shape or weight; 4. The vans must be parked on site in the location as directed by the Woburn Fire Department in their email dated 9/25/2024; 5. All Vans must be clearly marked with the company name similar to the pictures provided to the city council and attached here for the duration of this special permit; 6. All overnight vehicles must be registered in the city of Woburn for the duration of this special permit. An exception may occur that would allow for employees to leave personal vehicles in place of a company vehicle if a company vehicle is taken home overnight; 7. The total number of parking spaces at this location is up to 17, 5 of which are for the overnight vehicles. Parking spaces will be striped and numbered; 8. Striping and numbering of parking spaces will be maintained by the petitioner and will be refreshed as needed; 9. An updated Certified Plot Plan must be provided by the petitioner indicating boundaries of the property, the location and size of up to 17 parking spaces, fire lanes, loading docks, snow storage and primary location of the dumpster which the petitioner has indicated will be on wheels; 10. No snow removal permitted onto Dragon Court. A snow removal plan will be provided to the building inspector; 11. Up to 4 tractor trailer deliveries to the site per month. Barring an emergency situation, deliveries cannot be made before 7 a.m. or after 7 p.m. Monday-Friday via tractor trailer; 12. Receiving docks and all entrances/exit doors to remain unblocked and fully accessible; 13. No off-loading of vans/tractor trailer deliveries to take place on Dragon Court; 14. Parking lot will be kept clean and clear of all trash and debris; and 15. Dumpster cannot be emptied before 7a.m. or after 6 p.m. The dumpster shall remain locked after 6 p.m., all in favor, 8-0-1 (Dillon Abstained)..”
All communications be received and made part of the permanent record — On the petition by Bond Brothers, Inc. for a special permit under Section 5.1(57a), Section 5.1(57b), and Section 7.3, of the...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The conditions be received and made part of the permanent record
Motion made and 2nd that the conditions be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the conditions be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Bond Brothers, Inc. for a special permit under Section 5.1(57a), Section 5.1(57b), and Section 7.3, of the 1985 Woburn Zoning...
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..”
The public hearing be closed — On the petition by Bond Brothers, Inc. for a special permit under Section 5.1(57a), Section 5.1(57b), and Section 7.3, of the 1985 Woburn Zoning Ordinances, as...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0..”
Make the following finding under Section 7.3: The City Council finds that the proposed use by the Petitioner is consistent with the past use of the site and is not substantially more detrimental...
Motion made and 2nd to make the following finding under Section 7.3: The City Council finds that the proposed use by the Petitioner is consistent with the past use of the site and is not substantially more detrimental than the existing nonconforming use to the neighborhood, all in favor, 9-0.
From the minutes
“Motion made and 2nd to make the following finding under Section 7.3: The City Council finds that the proposed use by the Petitioner is consistent with the past use of the site and is not substantially more detrimental than the existing nonconforming use to the neighborhood, all in favor, 9-0..”
The special permit be granted, subject to the following conditions: 1. The Petitioner shall improve the site as substantially described in the plans submitted with the Special Permit Petition...
Motion made and 2nd that the SPECIAL PERMIT BE GRANTED, subject to the following conditions: 1. The Petitioner shall improve the site as substantially described in the plans submitted with the Special Permit Petition entitled "Site Improvements, 22 North Maple Street, Woburn, MA." Sheet V-101 Existing Conditions dated August 15, 2024; Sheet C-100, Site Layout Plan dated August 15, 2024; Sheet C-101, Site Curb Cut Plan dated August 15, 2024; Sheet C-500, Details dated August 15, 2024 prepared by Allen & Major Associates, Inc., 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 may request a review of said plans by the City Council Special Permits Committee who shall make a final determination. If the Special Permits Committee makes a determination that the proposed plans 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. There shall be adequate rodent control in place prior to commenc
From the minutes
“Motion made and 2nd that the SPECIAL PERMIT BE GRANTED, subject to the following conditions: 1. The Petitioner shall improve the site as substantially described in the plans submitted with the Special Permit Petition entitled "Site Improvements, 22 North Maple Street, Woburn, MA." Sheet V-101 Existing Conditions dated August 15, 2024; Sheet C-100, Site Layout Plan dated August 15, 2024; Sheet C-101, Site Curb Cut Plan dated August 15, 2024; Sheet C-500, Details dated August 15, 2024 prepared by Allen & Major Associates, Inc., 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 may request a review of said plans by the City Council Special Permits Committee who shall make a final determination. If the Special Permits Committee makes a determination that the proposed plans 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. There shall be adequate rodent control in place prior to commencement of any site disturbance and maintained throughout all site development and layout. The Petitioner shall provide monthly rodent control reports to both the Board of Health and the Department of Inspectional Services; 3. Prior to the issuance of a Building Permit, the Petitioner shall file a snow storage and removal plan with the Department of Inspectional Services; 4. All dumpsters, if any, shall be enclosed, by means of a fence, wall or landscaping in compliance with the Woburn Zoning Ordinance and Title 8 Section VII 8-17 of the Woburn Municipal Code and not picked up prior to 7:00 a.m. or after 7:00 p.m. Monday - Friday. In addition, rodent control measures in connection with any dumpsters shall be in place and maintained; 5. All commercial vehicles parked overnight at the site shall be registered in the City of Woburn. The commercial vehicles that will be allowed to park overnight on the site are as follows: 1) 2- Triaxle Dump Trucks; 2) 2- Tractor trailers, 1 with a lowbed trailer 1 with a high flat trailer; 3) 2- Triaxle Vacuum Excavator Trucks; 4) 1- Triaxle Ramp Truck with Knuckle Boom Crane; 5) 10- 3-5 Yard Dump Truck or 3500 Utility Body Trucks; 6) 2- 5-10 Yard Dump Truck or Water Truck; 7) 12- Excavators/Backhoes, Front End Loaders Under 70,000 pounds; 8) 12- Towable Air Compressor, Arrow board, Generator, or Light Tower; 6. The Petitioner shall be allowed to store on the site a maximum of eight (8) "jobsite gang boxes" which shall be dedicated for use on job sites. The jobsite gang boxes will house construction tools, mechanicals and construction related accessories used on jobsites. They will be stored onsite on a temporary basis until delivered to the next jobsite. Said "jobsite gang boxes" shall be stored on site for no more than six (6) months until they are delivered to the next job; 7. No trucks to and from the site shall travel on Merrimac Street; 8. Signs shall be installed at all exits instructing truck drivers to use the curb cut on New Boston Street rather than Merrimac Street; 9. The curb cut on New Boston Street shall be installed with granite curbing as shown on the Site Plan; 10. All outside storage shall be completely enclosed by means of a chain-link fence with privacy strips (not fabric) not less than eight (8) feet in height with the exception of entrances and exits; 11. The Petitioner shall replace the existing Woodco sign on the building with a Bond sign; 12. The Petitioner shall install a stone tracking pad at the new gate location at New Boston Street to limit the tracking of any materials onto New Boston Street. In the event any mud or debris is tracked onto New Boston Street or North Maple Street, the Petitioner shall be responsible to "mechanically sweep" with a street sweeper any and all debris/slurry tracked out onto said New Boston Street and/or North Maple Street; 13. The Petitioner shall disconnect and remove the "temporary" power line and box located at the gate on New Boston Street; 14. Except in the event of an emergency, standard hours of operation will be Monday - Friday 5:00 a.m. to 6:00 p.m. and Saturdays 7:00 a.m. to 4:00 p.m.; 15. There shall be no storage of any kind of trucks, cars, machinery, equipment, construction materials of any sort outside of the fenced area especially along the New Boston Street corridor and under Eversource's high tension wires; 16. No more than four (4) stockpile bays, each not to exceed 24'x24', for aggregate materials (ex: sand, crushed stone, site pack, crush and rock). Each bay shall not contain more than fifty (50) tons of material per day; 17. No storing of excess fill; old curbing debris; tailings; berm; or demo from other jobsites; 18. Additional fixed temporary or permanent structures must be approved by the City Council and the Building Commissioner as a "minor" or "major" modification of the special permit pursuant to Section 11.12 of the Zoning Ordinance; 19. No storing or stock piling of old or used tires, fluids, batteries, parts of any kind; 20. No storing of junk equipment, trucks, or machinery; 21. All used refuse, scrap, waste and junk shall be recycled properly in a timely manner; 22. The Woburn Fire Department and the Woburn Police Department will be provided access to the site for emergency access only; 23. Adequate, dark sky compliant lighting shall be installed on the building; 24. Thirty (30) days prior to any request for a temporary or final occupancy permit, with the Petitioner providing proof to the Building Commissioner and DPW Superintendent that such work has been completed as agreed the drain, located at Eddy Street shall be disconnected and the appropriate drainage plan, requested by Superintendent Duran to prevent any potential flooding at the 22 North Maple Street shall be approved, installed, inspected and signed off by Superintendent Duran; and 25. That all other conditions imposed with the Special Permit Decision dated April 7, 2011 shall remain in full force and effect unless otherwise modified herein, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by Ashville, LLC, 100 Main Street, Woburn, Massachusetts 01801, for a special permit under Section 7.3 of the...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Ashville, LLC, 100 Main Street, Woburn, Massachusetts 01801, for a special permit under Section 7.3 of the 1985 Woburn Zoning...
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..”
The public hearing be continued to the regular meeting of the City Council on November 19, 2024 and that the matter be referred to the Committee on Special Permits — On the petition by Ashville,...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by Treetop Home LLC, 100 Tower Office Park, Suite 1, Woburn, Massachusetts 01801, for a special permit under...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Treetop Home LLC, 100 Tower Office Park, Suite 1, Woburn, Massachusetts 01801, for a special permit under Section 7.3 of 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..”
The pictures be received and made part of the permanent record
Motion made and 2nd that the pictures be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the pictures be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be continued to the regular meeting of the City Council on November 19, 2024 and that the matter be referred to the Committee on Special Permits — On the petition by Treetop...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 19, 2024 AND THAT THE MATTER BE REFERRED TO THE COMMITTEE ON SPECIAL PERMITS, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Hannaford & Dumas Corporation, 26 Conn Street, Woburn, Massachusetts 01801, for a special permit pursuant to Section...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Ferullo Abstained).
Yes: Campbell, Demers, DiMambro, Dillon, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Ferullo
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Ferullo Abstained)..”
The public hearing be closed — On the petition by Hannaford & Dumas Corporation, 26 Conn Street, Woburn, Massachusetts 01801, for a special permit pursuant to Section 5.1(40ab); Section 5.1 (42);...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Ferullo Abstained).
Yes: Campbell, Demers, DiMambro, Dillon, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Ferullo
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Ferullo Abstained)..”
The leave to withdraw without prejduce be granted
Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 8-0-1 (Ferullo Abstained).
Yes: Campbell, Demers, DiMambro, Dillon, Mercer-Bruen, Pappalardo, Toro, ViolaAbstained: Ferullo
From the minutes
“Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 8-0-1 (Ferullo Abstained)..”
The public hearing be opened for public comments — On the petition by Autoworx Inc., 921 Main Street, Woburn, Massachusetts 01801, for a special permit under Section 5.1(44), of the 1985 Woburn...
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..”
The public hearing be continued to the regular meeting of the City Council on December 3, 2024 — On the petition by Autoworx Inc., 921 Main Street, Woburn, Massachusetts 01801, for a special...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON December 3, 2024, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON December 3, 2024, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by Manganaro Northeast, LLC, c/o Kenny Gill, President, 52 Cummings Drive, Woburn, Massachusetts 01801, for a...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Manganaro Northeast, LLC, c/o Kenny Gill, President, 52 Cummings Drive, Woburn, Massachusetts 01801, for a special permit...
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..”
The public hearing be closed — On the petition by Manganaro Northeast, LLC, c/o Kenny Gill, President, 52 Cummings Drive, Woburn, Massachusetts 01801, for a special permit under Section 5.1(57b),...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0..”
The leave to withdraw without prejduce be granted
Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJDUCE BE GRANTED, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by President Dillon, per request of the Mayor, to amend the following: 1
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0.
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by President Dillon, per request of the Mayor, to amend the following: 1
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..”
The public hearing be closed — On the petition by President Dillon, per request of the Mayor, to amend the following: 1
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 9-0..”
Adopt the Non-Age Restricted Multi-Family Housing zoning amendment and current associated overlay district map, as amended by replacing the current affordability section with the affordability...
Motion made and 2nd to ADOPT the Non-Age Restricted Multi-Family Housing zoning amendment and current associated overlay district map, as amended by replacing the current affordability section with the affordability requirement as outlined in the consultant Jeff Davis's email memo dated October 4, 2024 as follows: Affordability Requirement All residential developments, whether new construction, substantial rehabilitation, expansion, reconstruction, or residential conversion, where such development consists of ten (10) or more units shall have at least 20% of the dwelling units available as affordable units at no less than 80% area median income (AMI) and included on the City's Subsidized Housing Inventory (SHI). For the purpose of calculating the number of affordable units required, the unit requirement shall round up to a whole unit for any fraction of 0.5 or above. If the Executive Office of Housing and Livable Communities (EOHLC) determines in writing that the City has not shown this 20% requirement to be feasible, at least 15% of the dwelling units shall be affordable units. If EOHLC determines in writing that the Town has not shown this 15% requirement to be feasible, at least 10% of the dwelling units shall be affordable units. ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer- Bruen - No; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes.
Yes: Campbell, Demers, DiMambro, Dillon, Ferullo, Pappalardo, Toro, ViolaNo: Mercer-Bruen
From the minutes
“Motion made and 2nd to ADOPT the Non-Age Restricted Multi-Family Housing zoning amendment and current associated overlay district map, as amended by replacing the current affordability section with the affordability requirement as outlined in the consultant Jeff Davis's email memo dated October 4, 2024 as follows: Affordability Requirement All residential developments, whether new construction, substantial rehabilitation, expansion, reconstruction, or residential conversion, where such development consists of ten (10) or more units shall have at least 20% of the dwelling units available as affordable units at no less than 80% area median income (AMI) and included on the City's Subsidized Housing Inventory (SHI). For the purpose of calculating the number of affordable units required, the unit requirement shall round up to a whole unit for any fraction of 0.5 or above. If the Executive Office of Housing and Livable Communities (EOHLC) determines in writing that the City has not shown this 20% requirement to be feasible, at least 15% of the dwelling units shall be affordable units. If EOHLC determines in writing that the Town has not shown this 15% requirement to be feasible, at least 10% of the dwelling units shall be affordable units. ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer- Bruen - No; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes..”
Committee Reports — Public Safety and License
The committee report be adopted — On the petition for 2024 renewal of Second Class Motor Vehicles Sales Licenses for Woburn Glass Co, 243 Main Street, a committee report was received "ought to pass"
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..”
The committee report be adopted — On the petition for 2025 renewal of First Class Motor Vehicles Sales License by m&l Transit Systems, Inc., 60 Olympia Avenue, a committee report was received...
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..”
The committee report be adopted — On the petitions for 2025 renewal of Second Class Motor Vehicles Sales Licenses by the following: David Dellarocco dba Woburn Auto Sales, 5 Crescent Avenue, #4;...
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..”
Citizen’s Participation
The matter be referred to the Committee on Liaison — Petition by Kenneth Parlee, 5 Marion Street, Woburn, Massachusetts 01801 to discuss taxation and revenue ideas for 2025
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON LIAISON, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON LIAISON, all in favor, 9-0..”
Communications and Reports
The matter be received and placed on file — A communication dated October 1, 2024, was received from Thomas C. Quinn, Jr., Building Commissioner as follows: Re: Woburn Municipal Code Title 15...
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 October 9, 2024 was received from His Honor the Mayor Michael P. Concannon as follows: Dear City Clerk Higgins: By the...
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 order be adopted — Order: The City Council Regular Meetings for December 3, 2024 and December 17, 2024 shall begin at 6:00 p.m
Motion made and 2nd that the ORDER BE ADOPTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the ORDER BE ADOPTED, all in favor, 9-0..”
The order be adopted — Order: The City Council suspend Rule 19, and establish the filing deadline for the City Council Regular Meeting on December 3, 2024 to be Friday, November 22, 2024 at 1:00 p.m
Motion made and 2nd that the ORDER BE ADOPTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the ORDER BE ADOPTED, 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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