[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6075586,"mediaKeyId","2979317-046f0f440d8a654a578cfe3504eb7c51","parentId",2979317,"title","Planning board favors citywide zoning amendment to streamline outdoor dining","audioSeconds",2426,"startMs",570000,"endMs",2996000,"viewUrl","/Search/View?dp=1&key=2979317-046f0f440d8a654a578cfe3504eb7c51&start=570&end=2996","thumbnailUrl","https://assets.pipeline.soar.com/2979317-046f0f440d8a654a578cfe3504eb7c51/thumbnail_570000.jpg","articleUrl","/articles/6075586/Woburn-City/Middlesex-County/Massachusetts/Planning-board-favors-citywide-zoning-amendment-to-streamline-outdoor-dining","mediaUrl","https://secure.pipeline.soar.com/6075586-95c1ce1b3a904c93b49916cb88251c75/orig.mp4?Expires=1771201594&Signature=BNlNfdg2hgep-pqWjAWdoMO~hdP2WywV-XhDqEVwmLgnUzADdf~tm5TNAMqj9pfGgmeVm6WTxuj5bZrkpfr8w9Znwhh2zxXDqQIFeXdqTEbAu2--pnixo-6cqHmKP8sP17I-jC3qMJpPLsW3LtOeieblhJCYGjK-F~T4fOY111zNjpWmvuuOnweteq2mCMc0rnJtONsFzDI6SjiBaKyGtbi8AQFDiwUu3g2JV4AJNAOyUhXtdcHA76EYX6jBhLzKHbdYtArpJ2SFQg-SfPG3ddLXXjIKG0xR2rHWt5qIQQMoRFbs5PxhYCU5qAlZWWXOPGHtZT1RdHYDR69yVxjnMw__&Key-Pair-Id=KUT5TJCACFTXG","author","Woburn City, MA","date","2025-04-08T00:00:00Z","article","WOBURN, Mass. — The Woburn City Planning Board voted 7-0 April 8 to forward a zoning-text amendment to the City Council that would establish a citywide procedure for restaurants to seek approval for outdoor dining, require site-plan amendments for some uses and preserve departmental review for public-safety and accessibility concerns.

Councilor Joe Demers (Ward 4), who filed the amendment, told the board he sought “a streamlined approach for outdoor dining” so that locations outside downtown could seek comparable accommodations introduced during the COVID pandemic. “I filed this zoning amendment … to get more of a streamlined approach for outdoor dining,” Demers said.

The proposed text would allow any restaurant that is not already providing outdoor seating to apply for a site-plan amendment under Section 11.12. Fast-food establishments already approved with site plans showing outdoor seating would be exempt from that requirement, the draft says. The board’s discussion focused on pedestrian circulation, maintenance, hours of operation, ADA access and the practicalities of policing litter and safety.

Board members and staff pressed for specifics. Several members stressed pedestrian flow on narrow downtown sidewalks and said department heads — including DPW, police, fire and the building commissioner — should review proposals to ensure safety. “If they found that it was an unsafe area, they didn't think there was enough room … Then we would deny it due to specific reasons,” Lou DeBambro (City Council, Ward 6) said, describing how the council could condition permits by location and applicant.

Demers and other participants described a downtown pilot parklet planned for Church Avenue that will be 32 feet by roughly 6 feet and protected from vehicles; the administration has worked with DPW, police and fire on safety checks for that pilot. Several board members also raised the need to address litter and which party (property owner, vendor or city) would be responsible for daily maintenance of outdoor seating areas and public trash receptacles.

An attorney for Madison Woburn LLC, which owns Woburn Landing, urged prompt adoption so restaurants that already show outdoor seating on approved site plans could use those spaces. “We’re hoping that this ordinance gets adopted so that that outdoor seating … can be used,” Joseph Tabby said, adding that building-inspection reviews would still verify accessibility and plumbing for increased patron counts.

The board closed the public hearing on the amendment by voice vote (motion by Claudia; second by Carolyn; 7–0) and then voted to send a favorable recommendation to the City Council (motion by Claudia; second by Dave; 7–0). The City Council will receive the text and may refine definitions, hours, district-specific rules and other language before final action.

The draft ordinance leaves several procedural points for the council to resolve, including whether permits will require annual reauthorization, how “restaurant fast food” is defined in all cases (the draft ties that category to service style and common V.I.C. license types), and whether a separate municipal process should be used for parklets that occupy public parking spaces. The planning board recommended forwarding the draft as a policy concept while leaving exact language and detailed criteria to the council for finalization.

Votes at a glance

- Close public hearing on zoning-text amendment, outdoor dining: Motion by Claudia; second by Carolyn. Vote: 7–0, carries.
- Send favorable recommendation to City Council on zoning-text amendment, outdoor dining: Motion by Claudia; second by Dave. Vote: 7–0, carries.

No calendar or deadline for City Council action was specified during the meeting.","mediaType","Video","parentTitle","Woburn Planning Board 4/8/25","oneSentenceSummary","The Woburn City Planning Board voted 7-0 April 8 to forward a zoning-text amendment to the City Council that would establish a citywide procedure for restaurants to seek approval for outdoor dining.","taxTitle","Woburn City, Middlesex County, Massachusetts","taxId",78425,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6075582,"Developer offers scaled-back Highview Estates plan to reduce ledge removal; board asks for engineered concepts",1964,3010000,4974000,"/Search/View?dp=1&key=2979317-046f0f440d8a654a578cfe3504eb7c51&start=3010&end=4974","https://assets.pipeline.soar.com/2979317-046f0f440d8a654a578cfe3504eb7c51/thumbnail_3010000.jpg","/articles/6075582/Woburn-City/Middlesex-County/Massachusetts/Developer-offers-scaled-back-Highview-Estates-plan-to-reduce-ledge-removal-board-asks-for-engineered-concepts","https://secure.pipeline.soar.com/6075582-d2e6113b722563c488c50e401ee6e640/orig.mp4?Expires=1771201594&Signature=OPhadqRUkfAv4l70B98ES4yOhK2Oq2g3doemYB5T30rTvxk5JeZnMdT~uY3pcaulRBdWN7Z~aGb0oru5kj~tdDfM3NrtuHEE~oLf8cmmL9jd3e1IikY1U7qHSzJ7K-5QIktX5gI18s6HOGRXG2lncpUpW60o1D0WX1VDhAdAWoim3j-EVVQfUXna2qLzLWAw~kykxlOvldK5d151AUwGvKBx-KAktezh1k9HoQUsyQCwUTiYawaIVLL~DLBfUhQrBfQa233tOU7bEW2oeZ4BtuqZALt5r97EI-I0I8BE2-E8DtT3ZbP~7Q0zKicNXef04iVRIR4~IQ-b6cvc8xn-Ew__&Key-Pair-Id=KUT5TJCACFTXG","WOBURN, Mass. — A developer seeking to build on a longtime subdivision approval told the Planning Board on April 8 that he will propose a smaller plan for Highview Estates to reduce roadway length, cut excavation and preserve more open space.

Michael Santullo of Sanco Builders described an initial concept that would shorten the approved roadway, reduce the number of homes (he described a 9‑unit clustered option versus the approved 10‑lot plan), and reduce the volume of ledge removal by as much as 45 percent. “I want to do something that makes sense,” Santullo said, describing the proposal as a way to leave roughly five acres in unbuilt open space while still producing housing and tax revenue for the city.

Director Cashel (Planning Department) summarized the concept for the board and said the developer indicated the change would avoid crossing an Eversource easement and could require fewer construction impacts. Santullo said the property is roughly 7.8 acres as previously characterized and that the proposed cluster concept would yield lots generally between about 10,000 and 11,000 square feet with frontages in the mid‑80s to 100 feet on his sketch plan.

Board members expressed broad support for the idea of reducing environmental and neighborhood impacts but stressed procedural clarity. Members said the applicant must decide whether to present the change as a modification to the existing subdivision approval or as a new application; either path will require engineering details, public notice to abutters, and clear identification of any relief requested from subdivision regulations or zoning (for example, frontage or lot‑size variances). Board members warned that nonconforming lot concepts would likely require relief from the Zoning Board of Appeals.

Several members noted the developer currently benefits from statutory protection under a permit‑extension mechanism that preserves his existing approval for a limited time, giving Santullo room to prepare new plans. The board asked the applicant to return with two or more concepts and to list explicitly any variances or waivers sought (examples requested: roadway grade, roadway width, sidewalk and drainage designs, water pumping station need).

No formal vote was taken on Highview Estates at the April 8 meeting. Board members encouraged the developer to engage an engineer and submit concept sketches and a clear statement of requested relief so the board could provide directed feedback and, if appropriate, schedule a public hearing on a modification or new application.

Key technical points mentioned in the discussion included an estimate of roughly 300 feet to the edge of an Eversource easement from existing ledge removal, a previously planned water pump station (which may be avoidable under the shorter-road option), and lot sizes/frontages in the proposed cluster plan. Santullo said his preference would be a 9‑unit clustered plan but that he would present both conforming and nonconforming alternatives for the board’s review.

The board outlined next steps: the developer will return with engineered concept plans, identify any zoning or subdivision relief required, and the board will determine whether the submission is a major modification (requiring a new public hearing) or a new application. The developer and the board agreed to proceed with public notice and departmental coordination as part of the next filing.","Sanco Builders proposed a reduced Highview Estates subdivision — shrinking road length, reducing blasting and cutting lots from 10 to 9 — and the planning board responded favorably in principle but asked the developer to submit engineered concepts and to identify required variances before any formal application.","actionData","errors"]

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Planning board favors citywide zoning amendment to streamline outdoor dining

Developer offers scaled-back Highview Estates plan to reduce ledge removal; board asks for engineered concepts