MassVoter.com← Woburn City CouncilWoburn City Council · 2024–2025 Council · Regular meeting
December 16, 2025
40 recorded votes, 0 with disagreement.
Sources: Official minutes (PDF) · City meeting page
A monthly email on what it voted on, starting in November.
Attendance
Note on these minutes: The roll call marks Darlene Mercer-Bruen absent.
Present: Joanne E. Campbell, Joseph E. Demers, William J. Pappalardo, Lou DiMambro, Robert F. Toro, Robert J. Ferullo, Charles Viola, Jeffrey P. Dillon
Absent: Darlene Mercer-Bruen
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, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“VOTED to dispense with the reading of the previous meeting's Journal and to APPROVE, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
New Petitions
The matter be referred to the Committee on Public Safety and License — Petition by the Shamrock Running Club for special event permit to allow for a road race at the American Legion and areas...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 8-0-1 (Mercer- Bruen Absent).
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 (Mercer- Bruen Absent)..”
The matter be referred to the Committee on Public Safety and License — Petition for 2026 renewal of First-Class Motor Vehicles Sales License by wmk, LLC dba Mobility Works, 299 f&h Washington Street
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 8-0-1 (Mercer-Bruen Absent).
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 (Mercer-Bruen Absent)..”
Suspend the rules to go back and discuss the Shamrock Running Club special event permit
Motion made and 2nd to suspend the rules to go back and discuss the Shamrock Running Club special event permit, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd to suspend the rules to go back and discuss the Shamrock Running Club special event permit, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The City Council has no objections to this event
Motion made and 2nd that the City Council has no objections to this event, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the City Council has no objections to this event, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer- Bruen Absent)..”
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: E & C Auto Brokers, LLC, 7...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PUBLIC SAFETY AND LICENSE, all in favor, 8-0-1 (Mercer-Bruen Absent).
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 (Mercer-Bruen Absent)..”
The matter be referred to public hearing and to the planning board — Petition by Pulte Homes of New England, LLC, 1900 West Park Drive, Suite 180, Westborough, Massachusetts 01581, by its...
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING AND TO THE PLANNING BOARD, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING AND TO THE PLANNING BOARD, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The matter be referred to public hearing — Petition by SiteOne Landscape Supply, LLC, 300 Colonial Center Parkway, Roswell, Georgia 30076, for a special permit under the 1985 Woburn Zoning...
Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO PUBLIC HEARING, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
All communications be received and made part of the permanent record — On the petition by Lawless Inc., 196 Lexington Street, Woburn, Massachusetts 01801 for extension of special permit at 196...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
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, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made and 2nd to suspend the rules to allow the petitioner to speak on the matter, all in favor, 8-0-1 (Mercer- Bruen Absent)..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The extension be granted — On the petition by Lawless Inc., 196 Lexington Street, Woburn, Massachusetts 01801 for extension of special permit at 196 Lexington Street until January 4, 2028, a...
Motion made and 2nd that the EXTENSION BE GRANTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the EXTENSION BE GRANTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
All communications be received and made part of the permanent record — On the petition by Chick-Fil-A for a minor modification to special permit issued to Madison Woburn Holdings LLC dated July...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
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, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made and 2nd to suspend the rules to allow the petitioner to speak on the matter, all in favor, 8-0-1 (Mercer- Bruen Absent)..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The minor modification be granted — On the petition by Chick-Fil-A for a minor modification to special permit issued to Madison Woburn Holdings LLC dated July 14, 2016, as amended May 27, 2021, to...
Motion made and 2nd that the MINOR MODIFICATION BE GRANTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the MINOR MODIFICATION BE GRANTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Public Hearings
All communications be received and made part of the permanent record — On the petition by the City of Woburn, 10 Common Street, Woburn, Massachusetts 01801, for a special permit under the 1985...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The public hearing be opened for public comments — On the petition by the City of Woburn, 10 Common Street, 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, 8- 0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8- 0-1 (Mercer-Bruen Absent)..”
The public hearing be closed — On the petition by the City of Woburn, 10 Common Street, 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, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The special permit be granted with the 18 Conditions, as amended, as follows: 1. The plan of record is dated December 8, 2025; 2. There will be no staging of materials or construction vehicles in...
Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the 18 Conditions, as amended, as follows: 1. The plan of record is dated December 8, 2025; 2. There will be no staging of materials or construction vehicles in the Reeves School parking area. If needed staging can occur on the public way which abuts Shaker Glen Conservation area; 3. This special permit is contingent upon approval by Massachusetts Department of Transportation and the City of Woburn Conservation Commission; 4. Best practices of dust mitigation shall be employed during construction; 5. Any damage done to the "School" entrance or parking lot shall be repaired and re-paved as needed; 6. Once a curb cut and stabilized entrance is made into the construction area off Lexington Street, no offloading of equipment or materials will be allowed on Lexington Street; 7. No construction vehicles will be allowed to travel on Reeves School property to exit onto Parker Street. All vehicles will exit onto Lexington Street; 8. During construction noise and vibration detection devices will be in place to monitor excessive noise and vibrations; 9. The hours of construction are Monday - Friday 7:00am - 5:00pm and on Saturday 8 am - 5pm. No work will be allowed on Sundays except in an emergency, and no work on state or federal holidays which are honored by the City of Woburn; 10. Proper rodent control shall be provided by a rodent control service using first-generation anticoagulant rodenticide (Terad3, Selontra, Cadet3) pr
From the minutes
“Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the 18 Conditions, as amended, as follows: 1. The plan of record is dated December 8, 2025; 2. There will be no staging of materials or construction vehicles in the Reeves School parking area. If needed staging can occur on the public way which abuts Shaker Glen Conservation area; 3. This special permit is contingent upon approval by Massachusetts Department of Transportation and the City of Woburn Conservation Commission; 4. Best practices of dust mitigation shall be employed during construction; 5. Any damage done to the "School" entrance or parking lot shall be repaired and re-paved as needed; 6. Once a curb cut and stabilized entrance is made into the construction area off Lexington Street, no offloading of equipment or materials will be allowed on Lexington Street; 7. No construction vehicles will be allowed to travel on Reeves School property to exit onto Parker Street. All vehicles will exit onto Lexington Street; 8. During construction noise and vibration detection devices will be in place to monitor excessive noise and vibrations; 9. The hours of construction are Monday - Friday 7:00am - 5:00pm and on Saturday 8 am - 5pm. No work will be allowed on Sundays except in an emergency, and no work on state or federal holidays which are honored by the City of Woburn; 10. Proper rodent control shall be provided by a rodent control service using first-generation anticoagulant rodenticide (Terad3, Selontra, Cadet3) prior to construction. Quarterly reports shall be sent to the Board of Health and Inspectional Services; 11. A snow storage plan shall be in place according to the Woburn Conservation Commission; 12. The fire department employee parking lot shall have signage that states something to the effect of Restricted area employee parking only; 13. All exterior lighting shall be dark sky compliant to prevent light pollution onto neighboring properties; 14. Evaluation of the existing curb cut/ entrance to the Reeves School shall be conducted to determine if safety improvements can be made; 15. The Richard A. Gilis memorial stone shall be relocated and placed into a permanent prominent location; 16. Unless there is an emergency, no fire department vehicles shall utilize the Reeves School driveway and exit onto Parker Street; 17. 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 substantial conformance with the Site Plan, the Applicant shall be required to file a Special Permit Petition seeking approval to modify the Site Plan; and 18. Prior to any significant work on site security fencing shall be erected, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
All communications be received and made part of the permanent record — On the petition by NSTAR Electric Company d/b/a Eversource Energy for grant of location to relocate jo Pole 140/3...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The public hearing be opened for public comments — On the petition by NSTAR Electric Company d/b/a Eversource Energy for grant of location to relocate jo Pole 140/3 approximately seven feet...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The public hearing be closed — On the petition by NSTAR Electric Company d/b/a Eversource Energy for grant of location to relocate jo Pole 140/3 approximately seven feet southwest from current...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The grant of location be approved — On the petition by NSTAR Electric Company d/b/a Eversource Energy for grant of location to relocate jo Pole 140/3 approximately seven feet southwest from...
Motion made and 2nd that the GRANT OF LOCATION BE APPROVED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the GRANT OF LOCATION BE APPROVED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
All communications be received and made part of the permanent record — Petition by Tracy Jackson, 57 Marlboro Road, Woburn, Massachusetts 01801, for a special permit under the 1985 Woburn Zoning...
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that all communications be received and made part of the permanent record, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The public hearing be opened for public comments — Petition by Tracy Jackson, 57 Marlboro Road, Woburn, Massachusetts 01801, for a special permit under the 1985 Woburn Zoning Ordinances, as...
Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the public hearing be opened for public comments, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The public hearing be closed — Petition by Tracy Jackson, 57 Marlboro Road, Woburn, Massachusetts 01801, for a special permit under the 1985 Woburn Zoning Ordinances, as amended, Section 15.6.C...
Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made and 2nd that the PUBLIC HEARING BE CLOSED, all in favor, 8-0-1 (Mercer- Bruen Absent)..”
The special permit be granted with the three conditions as follows: 1. Reference is hereby made to the plan of record prepared by Edward J. Farrell (1 sheet) entitled "plot plan 57 marlboro road...
Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the three conditions as follows: 1. Reference is hereby made to the plan of record prepared by Edward J. Farrell (1 sheet) entitled "PLOT PLAN 57 MARLBORO ROAD WOBURN, MASS." dated August 22, 2023; 2. Reference is hereby made to the plan of record prepared by Commonwealth Engineering Inc. entitled "ROOF STORMWATER MANAGEMENT PLAN 57 MARLBORO ROAD, WOBURN, MASSACHUSETTS" dated October 30, 2025 (2 sheets - S1 and D1); and 3. Reference is hereby made to the plan of record prepared by B.T. Emerson Architect, LLC as construction documents entitled 'DIGIACOMO ADDITION 57 MARLBORO ROAD|WOBURN, MA 01801" dated May 30, 2025, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the SPECIAL PERMIT BE GRANTED with the three conditions as follows: 1. Reference is hereby made to the plan of record prepared by Edward J. Farrell (1 sheet) entitled "PLOT PLAN 57 MARLBORO ROAD WOBURN, MASS." dated August 22, 2023; 2. Reference is hereby made to the plan of record prepared by Commonwealth Engineering Inc. entitled "ROOF STORMWATER MANAGEMENT PLAN 57 MARLBORO ROAD, WOBURN, MASSACHUSETTS" dated October 30, 2025 (2 sheets - S1 and D1); and 3. Reference is hereby made to the plan of record prepared by B.T. Emerson Architect, LLC as construction documents entitled 'DIGIACOMO ADDITION 57 MARLBORO ROAD|WOBURN, MA 01801" dated May 30, 2025, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Committee Reports — Personnel
The committee report be adopted — On the appointment of Gail Treanor to the Woburn Golf and Ski Authority, a committee report, a committee report was received "ought to pass"
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Committee Reports — Public Safety and License
The committee report be adopted — On the petitions for 2026 renewal of First-Class Motor Vehicles Sales Licenses by the following: Northeast Tree, Inc., 62 Holton; Woburn Foreign Motors, Inc, 394...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The committee report be adopted — On the petitions for 2026 renewal of Second-Class Motor Vehicles Sales Licenses by the following: Cargotiators LLC d/b/a Cargotiator Auto Sales, 104 Winn Street;...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The committee report be adopted — On the petition for 2026 renewal of Third-Class Motor Vehicles Sales License by Woburn Truck and Auto, Inc., 1095R Main Street, a committee report was received...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The committee report be adopted — On the petition by Osprey Winds Photography for a special event permit for a wildlife photography stroll at Horn Pond on May 16, 2026, with request for waiver of...
Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the COMMITTEE REPORT BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Appointments and Elections
The matter be referred to the Committee on Personnel — A communication dated December 11, 2025, was received from His Honor the Mayor Michael P. Concannon as follows: Dear City Clerk Higgins: By...
Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PERSONNEL, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the MATTER BE REFERRED TO THE COMMITTEE ON PERSONNEL, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Motions, Orders and Resolutions
Suspend the rules to add the follow item to the Order of the Day
Motion made and 2nd to SUSPEND THE RULES to add the follow item to the Order of the Day, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd to SUSPEND THE RULES to add the follow item to the Order of the Day, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
The order be adopted — Order: whereas, there presently exists a structure or structures located in the City of Woburn, Massachusetts known and numbered as 1 Winstead Avenue; and now, therefore, be...
Motion made and 2nd that the ORDER BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent).
From the minutes
“Motion made and 2nd that the ORDER BE ADOPTED, all in favor, 8-0-1 (Mercer-Bruen Absent)..”
Return to the regular order of business
Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made and 2nd to return to the regular order of business, all in favor, 8-0-1 (Mercer- Bruen Absent)..”
Adjourn
Motion made by Councilor Campbell and 2nd to ADJOURN, all in favor, 8-0-1 (Mercer- Bruen Absent).
From the minutes
“Motion made by Councilor Campbell and 2nd to ADJOURN, all in favor, 8-0-1 (Mercer- Bruen Absent)..” (Motion: Campbell)
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.
How to read these pagesWhere the votes come from, how we check them against the official minutes, what isn't included yet, and how to report a mistake.About city pages →