MassVoter.com← Woburn City CouncilWoburn City Council · 2024–2025 Council · Regular meeting
October 21, 2025
45 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, Darlene Mercer-Bruen, Joseph E. Demers, William J. Pappalardo, Lou DiMambro, Robert F. Toro, Robert J. Ferullo, Charles Viola, Jeffrey P. Dillon
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..”
Suspend the rules to take the next matter out of order
Motion made and 2nd to suspend the rules to take the next matter out of order, all in favor, 9- 0.
From the minutes
“Motion made and 2nd to suspend the rules to take the next matter out of order, all in favor, 9- 0..”
Motions, Orders and Resolutions
Suspend the rules to allow Mark Cavicchi, President of Woburn Little League, to speak on the matter
Motion made and 2nd to suspend the rules to allow Mark Cavicchi, President of Woburn Little League, to speak on the matter, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to allow Mark Cavicchi, President of Woburn Little League, to speak on the matter, all in favor, 9-0..”
The resolve be adopted — Resolve: Whereas, the Woburn Little League Challenger Division (the "Challenger Division") was organized thirty years ago and is still going strong; and Whereas, the...
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..”
Take a five-minute recess
Motion made and 2nd to take a five-minute recess, all in favor, 9-0.
From the minutes
“Motion made and 2nd to take a five-minute recess, 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..”
Mayor’s Communications
The communication be received and made part of the permanent record — A communication dated October 6, 2025, was received from His Honor the Mayor Michael P. Concannon as follows: Subject: Request...
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..”
Suspend the rules to allow His Honor the Mayor Michael P. Concannon or his designees to speak on the matter
Motion made and 2nd to suspend the rules to allow His Honor the Mayor Michael P. Concannon or his designees to speak on the matter, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to allow His Honor the Mayor Michael P. Concannon or his designees to speak on the matter, 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 placed on file — A communication dated October 6, 2025, was received from His Honor the Mayor Michael P. Concannon as follows: Subject: Request for Time on City Council Agenda re:...
Motion made and 2nd that the MATTER BE PLACED ON FILE, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the MATTER BE PLACED ON FILE, all in favor, 9-0..”
New Petitions
The matter be referred to the Committee on Public Safety and License — Petitions for 2026 renewal of First-Class Motor Vehicles Sales Licenses by the following: Gordon Colonial, Inc., dba Colonial...
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 2026 renewal of Second-Class Motor Vehicles Sales Licenses by the following: Alex Auto Broker Inc., 505 Main...
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 public hearing — Petition by President Dillon proposed zoning amendment by a new Line 114a to Section 5.1, Table of Use Regulations prohibiting virtual currency kiosks in...
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 Tavern in the Square Woburn, LLC request for minor plan change under Section 30.13.1 to replace vinyl...
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 on the matter
Motion made and 2nd to suspend the rules to allow the petitioner to speak on the matter, all in favor, 9-0.
From the minutes
“Motion made and 2nd to suspend the rules to allow the petitioner to speak on the matter, 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 minor modification be granted — On the petition by Tavern in the Square Woburn, LLC request for minor plan change under Section 30.13.1 to replace vinyl curtain walls with window installation...
Motion made and 2nd that the MINOR MODIFICATION BE GRANTED, all in favor, 9- 0.
From the minutes
“Motion made and 2nd that the MINOR MODIFICATION BE GRANTED, all in favor, 9- 0..”
Public Hearings
All communications be received and made part of the permanent record — On the petition by Boston Gas Company d/b/a National Grid for a grant of location to install approximately 420 feet of...
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 Boston Gas Company d/b/a National Grid for a grant of location to install approximately 420 feet of replacement gas main with...
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 Boston Gas Company d/b/a National Grid for a grant of location to install approximately 420 feet of replacement gas main with plastic gas main...
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 prejudice be granted
Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJUDICE BE GRANTED, all in favor, 9-0.
From the minutes
“Motion made and 2nd that the LEAVE TO WITHDRAW WITHOUT PREJUDICE BE GRANTED, all in favor, 9-0..”
Conditions be received and made part of the permanent record and made the working draft
Motion made and 2nd that conditions be received and made part of the permanent record and made the working draft, all in favor, 9-0.
From the minutes
“Motion made and 2nd that conditions be received and made part of the permanent record and made the working draft, all in favor, 9-0..”
Condition 17 be added that states the Plan of Record shall be the plan dated June 12, 2025, amended July 14, 2025
Motion made and 2nd that Condition 17 be added that states the Plan of Record shall be the plan dated June 12, 2025, amended July 14, 2025, all in favor, 9-0.
From the minutes
“Motion made and 2nd that Condition 17 be added that states the Plan of Record shall be the plan dated June 12, 2025, amended July 14, 2025, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by Milton Real Properties of Massachusetts d/b/a Milton Rents, 100 Quarry Drive, Milton, Massachusetts 01757, for a special...
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 18, 2025 — On the petition by Milton Real Properties of Massachusetts d/b/a Milton Rents, 100 Quarry Drive,...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 18, 2025, 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 18, 2025, all in favor, 9-0..”
Amend Condition No. 3 by adding "herein attached"
Motion made and 2nd to amend Condition No. 3 by adding "herein attached", all in favor, 9-0.
From the minutes
“Motion made and 2nd to amend Condition No. 3 by adding "herein attached", all in favor, 9-0..”
Approve the 11 Conditions, as amended
Motion made and 2nd to approve the 11 Conditions, as amended, all in favor, 9-0.
From the minutes
“Motion made and 2nd to approve the 11 Conditions, as amended, all in favor, 9-0..”
Make the following finding under Section 7.3, that such change, extension, or alteration is not substantially more detrimental than the existing nonconforming use to the neighborhood
Motion made and 2nd to make the following finding under Section 7.3, that such change, extension, or alteration 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, that such change, extension, or alteration is not substantially more detrimental than the existing nonconforming use to the neighborhood, all in favor, 9-0..”
The public hearing be opened for public comments — On the petition by mhp Realty, LLC , 200 West Cummings Park, Woburn, Massachusetts 01801, for a special permit under 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 mhp Realty, LLC , 200 West Cummings Park, Woburn, Massachusetts 01801, for a special permit under the 1985 Woburn Zoning Ordinances, as amended,...
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 special permit be granted with the conditions as outlined: 1. A list of approved documents is as follows: Existing Conditions Site Layout Plan, sheets ec-1 and ec-1.1 dated September 8, 2025;...
Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the conditions as outlined: 1. A list of approved documents is as follows: Existing Conditions Site Layout Plan, sheets EC-1 and EC-1.1 dated September 8, 2025; Proposed Site Layout Plan, sheets PC-1 and PC-1.1 dated September 22, 2025; Proposed Conditions @ Work Area, sheet C-1 dated September 22, 2025; Erosion Control Plan, sheet C-2 dated September 8, 2025; Schematic Floor Plan and Exterior Rendering, sheet A-1.0 dated September 8, 2025; Exterior Renderings, sheet A-2.0 dated September 8, 2025; Stormwater Management Report dated September 8, 2025; and Trip Generation Memorandum dated September 10, 2025; 2. All building construction, and site plan development shall be in substantial conformance with the Site Plan and shall conform with the additional Conditions of this Special Permit Decision, 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 Applicant 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 de
From the minutes
“Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the conditions as outlined: 1. A list of approved documents is as follows: Existing Conditions Site Layout Plan, sheets EC-1 and EC-1.1 dated September 8, 2025; Proposed Site Layout Plan, sheets PC-1 and PC-1.1 dated September 22, 2025; Proposed Conditions @ Work Area, sheet C-1 dated September 22, 2025; Erosion Control Plan, sheet C-2 dated September 8, 2025; Schematic Floor Plan and Exterior Rendering, sheet A-1.0 dated September 8, 2025; Exterior Renderings, sheet A-2.0 dated September 8, 2025; Stormwater Management Report dated September 8, 2025; and Trip Generation Memorandum dated September 10, 2025; 2. All building construction, and site plan development shall be in substantial conformance with the Site Plan and shall conform with the additional Conditions of this Special Permit Decision, 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 Applicant 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 conformance with the Site Plan, the Applicant shall be required to file a Special Permit Petition seeking approval to modify the Site Plan; 3. All conditions of the Order of Conditions, dated October 9, 2025, issued by the Conservation Commission, shall be made part of the decision, herein attached; 4. The snow storage/removal plan as indicated on the approved plans is to be filed with the building department prior to issuance of a building permit; 5. Adequate rodent control using first generation anti-coagulant rodenticide (Terad3, Selontra, Cadet3) shall be in place pre- and post-construction; 6. Work proposed within the floodplain is to be executed pursuant to the approved plans. The Engineer of Record shall confirm compliance; 7. Construction of the subsurface stormwater management system is to be executed pursuant to the approved plans. Any proposed modifications to be approved by the City Engineering Department; 8. Any future exterior signage shall be installed in compliance with all applicable zoning ordinances; 9. Confirm compliance of adjacent exterior accessible features (entries, ramps, sloped sidewalks, and parking spaces) with the Building Commissioner; 10. Architectural style and materials to match existing conditions to the extent practical; and 11. Applicant to obtain all applicable local, state, and federal permits as required, all in favor, 9-0..”
All communications be received and made part of the permanent record — On the petition by Adriana Rodriguez, 26 Beacon Street No. 29F, Burlington, Massachusetts 01803, 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 Adriana Rodriguez, 26 Beacon Street No. 29F, Burlington, Massachusetts 01803, for a special permit under 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 November 18, 2025 — On the petition by Adriana Rodriguez, 26 Beacon Street No. 29F, Burlington, Massachusetts 01803,...
Motion made and 2nd that the PUBLIC HEARING BE CONTINUED TO THE REGULAR MEETING OF THE CITY COUNCIL ON November 18, 2025, 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 18, 2025, all in favor, 9-0..”
Committee Reports — Personnel
The committee report be adopted — On the order that City Council fill vacancy in the position of Deputy Superintendent of Public Works - Appointment of Anthony Parziale, a committee report was...
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 — On the petitions for 2026 renewal of Second Class Motor Vehicles Sales Licenses by the following: act Leasing Inc., 215 Salem Street; Thomas Keane dba Woburn...
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..”
Communications and Reports
The matter be received and placed on file — A communication dated October 6, 2025, was received from Timothy J. Donovan, Treasurer/Collector, regarding the Fiscal Year 2025 Annual Report pursuant...
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 communication be received and made part of the permanent record — On the request for Executive Session by City Solicitor regarding Joe Capelo, Trustee of the Freedom Realty Trust v
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..”
Go into Executive Session under g.l. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Joe Capelo, Trustee of the Freedom Realty Trust v. City of...
Motion made and 2nd to go into Executive Session under G.L. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Joe Capelo, Trustee of the Freedom Realty Trust v. City of Woburn, Civil Docket No. 2018CV02187, and that the Chair having declared that if an open meeting was held on the matter this may have a detrimental effect on the bargaining or litigating position of the City Council, ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer-Bruen - Yes; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes.
From the minutes
“Motion made and 2nd to go into Executive Session under G.L. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Joe Capelo, Trustee of the Freedom Realty Trust v. City of Woburn, Civil Docket No. 2018CV02187, and that the Chair having declared that if an open meeting was held on the matter this may have a detrimental effect on the bargaining or litigating position of the City Council, ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer-Bruen - Yes; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes..”
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..”
The communication be received and made part of the permanent record — On the request for Executive Session by City Solicitor regarding Press It, LLC v
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..”
Go into Executive Session under g.l. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Press It, LLC v. City of Woburn, Civil Docket No....
Motion made and 2nd to go into Executive Session under G.L. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Press It, LLC v. City of Woburn, Civil Docket No. 2018CV02103, and that the Chair having declared that if an open meeting was held on the matter this may have a detrimental effect on the bargaining or litigating position of the City Council, ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer-Bruen - Yes; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes.
From the minutes
“Motion made and 2nd to go into Executive Session under G.L. Ch. 30A, Sec. 21(a)(3) Purpose 3 to discuss strategy relative to pending litigation in the matter of Press It, LLC v. City of Woburn, Civil Docket No. 2018CV02103, and that the Chair having declared that if an open meeting was held on the matter this may have a detrimental effect on the bargaining or litigating position of the City Council, ROLL CALL: Campbell - Yes; Demers - Yes; DiMambro - Yes; Ferullo - Yes; Mercer-Bruen - Yes; Pappalardo - Yes; Toro - Yes; Viola - Yes; Dillon - Yes. Motion Passes..”
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..”
Appointments and Elections
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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