[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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",6220652,"mediaKeyId","3616691-402f05bbf610cf7f122c6fac35026ed9","parentId",3616691,"title","Woburn council adopts accessory dwelling unit ordinance as amended amid debate over owner‑occupancy and state guidance","audioSeconds",3380,"startMs",4996000,"endMs",8376000,"viewUrl","/Search/View?dp=1&key=3616691-402f05bbf610cf7f122c6fac35026ed9&start=4996&end=8376","thumbnailUrl","https://assets.pipeline.soar.com/3616691-402f05bbf610cf7f122c6fac35026ed9/thumbnail_4996000.jpg","articleUrl","/articles/6220652/Woburn-City/Middlesex-County/Massachusetts/Woburn-council-adopts-accessory-dwelling-unit-ordinance-as-amended-amid-debate-over-owneroccupancy-and-state-guidance","mediaUrl","https://secure.pipeline.soar.com/6220652-d3805e5e3895c31ff993d4238e711e2b/orig.mp4?Expires=1771191098&Signature=m6nIa21Ihl7QAYyuCwpIBnIaCM3fvaxGNoeHB2mFywNoEzYtemSs~c91Z7VC4JpHh7u9K0GJ5SYUC3tdp2mofZ4PlWN9HuSG2Tzqp~gLyo7HV1xtW5IPCrsQz9SMo1z6NR5Af12ADAQh7tXfiOXNMuNgzAKulTPYbMQUP~rD0oTwCswlERqQwdWCGWxchS7QrWLyW4XfgNoSdxICGkgv07viloOjexZNfYiN8r6AP74363nUr0FqVUp92XeCWMFlfDMhAgYB3gqlXYX7SIhu9Hq4raFYqhUQvKUTsnIawkPZ~kFberk26W4MbtQsu31QPTjfjWCHCldH-hITyDdtZg__&Key-Pair-Id=KUT5TJCACFTXG","author","Woburn City, MA","date","2025-05-21T13:34:43Z","article","The Woburn City Council voted on Tuesday to adopt a zoning amendment to permit accessory dwelling units (ADUs) — prescribing standards for ADUs within principal dwellings or detached structures — after amending clerical and phrasing items. The roll‑call adoption passed with five members voting in favor and two members recorded as opposed; two councilors were absent. Clerk Higgins later read language from M.G.L. c.40A, §5 indicating an exemption that can make certain ADU zoning amendments passable by a simple majority.

Why it matters: The ADU ordinance implements a one‑paragraph state law directing municipalities to allow ADUs in single‑family districts and tasks municipalities with defining reasonable conditions. Councilors voiced strong concern about the law’s impact on owner‑occupancy rules, building‑code enforcement, taxing and permit tracking, and the potential for increased density in single‑family neighborhoods. Planning Director John Cashel and other staff urged caution, saying final state guidelines were not yet settled and raising practical questions about utilities, inspections and limits on the number of ADUs tied to multi‑unit properties.

Council debate and public comments: The council’s ordinance committee reported a favorable recommendation (as amended), but the planning director said he had unanswered questions stemming from ongoing state guideline development and the Executive Office of Housing and Livable Communities’ (EOHLC) interpretation. Multiple councilors — including President Dillon, Councilors Demers, DeMambro and DeMearns — discussed the tradeoffs between implementing the ordinance now to give the building commissioner clarity and delaying adoption until the state finalizes guidance. Several councilors urged that the city is ready to amend the ordinance as needed; Councilor DeMearns emphasized inspectional enforcement and building code compliance as a check on illegal conversions.

Public input and legal questions: A local real‑estate agent, Anne Chatfield, urged caution about restricting future sales of properties with ADUs. Councilors noted Representative outreach on owner‑occupancy language and the difficulty of effecting state statutory changes quickly. The mayor and council leadership said they would seek confirmation from the city solicitor whether the council’s vote qualifies under the Chapter 40A exemption and asked for legal confirmation in writing.

Outcome and follow up: The council approved the ADU order as amended and directed staff to seek a legal opinion from the city solicitor confirming the vote qualifies under the M.G.L. c.40A, §5 exemption that allows certain ADU zoning changes by simple majority. Council President Dillon said the measure will be monitored and the ordinance can be revised if state regulations evolve.

Clarifying details: The council amended clerical text (section and subsection numbering and spelling corrections) and approved the ordinance as a local implementing measure. Planning Director John Cashel repeatedly noted outstanding questions about the finality of state guidance and how ADUs would affect water, sewer and inspectional workloads. Clerk Higgins read the statutory exemption language for zoning amendments to allow ADUs under M.G.L. c.40A, §5.","mediaType","Video","parentTitle","Woburn City Council 5/20/2025","oneSentenceSummary","The Woburn City Council voted to adopt a zoning amendment allowing accessory dwelling units (ADUs) after amending clerical language, but councilors and staff warned that state guidance remains in flux and noted unresolved questions about owner‑occupancy, enforcement and utility impacts.","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},6220662,"Veer Inc. seeks 7‑month test site at 45 Industrial Parkway; council continues hearing amid noise and safety conditions",1734,2246000,3980000,"/Search/View?dp=1&key=3616691-402f05bbf610cf7f122c6fac35026ed9&start=2246&end=3980","https://assets.pipeline.soar.com/3616691-402f05bbf610cf7f122c6fac35026ed9/thumbnail_2246000.jpg","/articles/6220662/Woburn-City/Middlesex-County/Massachusetts/Veer-Inc-seeks-7month-test-site-at-45-Industrial-Parkway-council-continues-hearing-amid-noise-and-safety-conditions","https://secure.pipeline.soar.com/6220662-a2ec6a01ea6bc1441c21272a2bdeca33/orig.mp4?Expires=1771191098&Signature=kB~LxH3R9N3LW2UvIjRKnIQsJwBpQE3Df4Liw9llgYNmq8LIzEn5X8DX-ggnlX5vV-w~NUTOhi86jQvclCX-WF8DDH~HUSSka8dEbArBjp7RO-YYg9Oi8DFb~DLOXMrigOBGKBW-neM0tPpTW-RNWyVODOS-nZi49cjGfJLghO24yvebahbMWKAN7PXfr4dNKRktLn~AuF4xpYcAEETvZRy89rwtpSqWFV1o~x1byGACJD5MbtSAG5N3ZbeQm5ieglO5ENIXWaKlxjv9kkstugl0vuwcXTZdAuXVJlfSRQazzlbopKVugSgz8Ju~Uc3gtDALciT~2BVqnlTe0ClwrQ__&Key-Pair-Id=KUT5TJCACFTXG","Attorney James Giuliano and Veer Inc. representatives presented plans to the Woburn City Council for a temporary, seven‑month research and development test at 45 Industrial Parkway that would use outdoor fenced areas to house enclosed trailers (generators), load banks and a liquid‑nitrogen skid to support superconducting‑transmission cable tests.

Veer’s head of business operations, JP Quasi, and head of engineering operations, Jason Miller, described the work and a tight schedule: generators and electrical installs in June, liquid‑nitrogen equipment and tank pad installation in July, low‑power operation beginning in August and full testing through September and October with a target conclusion by December. \"Safety is first and foremost in our minds every day,\" Quasi said, detailing proposed fencing, noise mitigation and access controls.

Why it matters: The proposal would place noisy equipment, fuel and cryogenic materials in an industrial area adjacent to other industrial users including New Path, which Veer representatives said supports the petition with scheduling coordination. Councilors and staff emphasized public‑safety and nuisance risks — particularly noise during tank fills and generator runs — and sought enforceable conditions on hours and methods for liquid nitrogen deliveries and generator use.

Key discussion points and clarifications: Attorney Giuliano said the use is permitted in the IP zoning district but requires a special permit for outdoor accessory storage containers under the zoning ordinance (cited in the presentation as Section 5.1.0.57a). Giuliano and the Veer team confirmed they will submit a cryogenics (\"cryo\") permit to the fire department and will install crash barriers (bollards) and noise‑muffling barriers on the chain‑link fence. Miller provided measured noise expectations, noting liquid‑nitrogen equipment at about 50 dB (comparable to conversation) and generator test peaks that could be louder for short periods. Veer said it would not perform overnight nitrogen fills and would coordinate peak generator runs with New Path to minimize disruption; the company said it would limit regular operations to Monday–Saturday, 8 a.m.–6 p.m.

Process and action: The council opened and later continued the public hearing and referred the matter to the Committee on Special Permits; a motion to continue the hearing to the council’s June 17 meeting passed. Councilor DeMearns and others praised Veer’s pre‑application engagement and site visits; Councilor Dimambro said he would send the petition to committee with additional conditions expected to address delivery times and noise mitigation.

Clarifying details: Veer will occupy a 10,000‑square‑foot portion of an approximately 90,000‑square‑foot building and enclose roughly 7,500 square feet of outdoor fenced workspace. The outdoor enclosed area described in the presentation was approximately 16 feet by 72.5 feet for certain trailers; Giuliano said 21 existing parking spaces would be removed and 24 spaces added elsewhere on the site to replace lost capacity.

Next steps: The council continued the public hearing to June 17 and referred the petition to the Committee on Special Permits for drafting of conditions addressing noise limits, delivery scheduling, required permits (including the fire department cryo permit), traffic/parking revisions and security measures. No permit was granted at Tuesday’s meeting.","Veer Inc. requested a special permit to operate a seven‑month research and development test at 45 Industrial Parkway that would place enclosed generators, load banks and liquid‑nitrogen equipment outdoors in fenced areas; the council continued the hearing to June 17 and sent the petition to its Special Permits Committee.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6220666,"Woburn mayor presents $191.0 million FY2026 proposed budget, cites maintenance-year focus",781,964000,1745000,"/Search/View?dp=1&key=3616691-402f05bbf610cf7f122c6fac35026ed9&start=964&end=1745","https://assets.pipeline.soar.com/3616691-402f05bbf610cf7f122c6fac35026ed9/thumbnail_964000.jpg","/articles/6220666/Woburn-City/Middlesex-County/Massachusetts/Woburn-mayor-presents-1910-million-FY2026-proposed-budget-cites-maintenance-year-focus","https://secure.pipeline.soar.com/6220666-e3e854c45d8eb8b509442d1b555b5257/orig.mp4?Expires=1771191098&Signature=FkghdaCtu6dL3LyKUmI710RyzSYoR-gbqvs4WRkvP6~GSctslnhRCGs9Zt7CUCtqkErTmWmPaBgxx3IbdPBMyqcW3szmYupWOIsQOrs5rGuiR1Jzy~8HbNFDeGSrnU9PoLnssCwTPXj9xqUY~BCEV3qJoReBGkKTSNFnf2TScnosRIcUxB1WXjyHqqya3M9bMSfkcH6oLVn92RgUISs11DGV9CyDMQs~6Q4scAcdMAHSMSEtjJeUEubwXiijnl6~yTvICv-qnHzKQFKZvARUOfZUEZA0efTMSDZ5Jr1jKMI2wF6x-KE5uPC1o5iJK6PHDhl0P-sk9UN0UBX-J0ZicQ__&Key-Pair-Id=KUT5TJCACFTXG","Mayor Michael P. Concannon on Tuesday presented the City of Woburn’s proposed fiscal year 2026 annual budget to the Woburn City Council, saying the $191,045,008.49 general fund plan is intended as a \"maintenance year\" to preserve last year’s investments while limiting new programs.

The proposed budget, Concannon said, represents a 7.66% year‑over‑year increase and is funded primarily by the tax levy and water and sewer fees, with additional support from locally generated receipts and state Chapter 70 school aid. \"This year's proposed budget is a result of an intentional and collaborative effort,\" Concannon said, acknowledging city department heads and the city auditor for help preparing the plan.

Why it matters: Schools and labor contracts drive the increase. The largest single component is school-related spending — including Woburn Public Schools, the Northeast Regional Vocational School and the Essex North Shore Agricultural and Technical School — which together approach $100 million; Woburn Public Schools alone was described as roughly half of the city’s operating budget. The mayor said the school operating budget rises by about $5.6 million year over year, primarily to cover contractually obligated collective bargaining increases (about $4.0 million), special-education transportation (about $900,000) and state‑required staff (about $550,000). Concannon said the city also anticipates a roughly $400,000 increase in regional vocational school assessments and a small decrease in the Essex Agricultural assessment.

Key drivers and details: Outside of schools, Concannon attributed roughly $7.5 million in additional costs to settled contracts (about $2.7 million for six of seven unions), a sharp rise in employee health insurance costs (about $2.9 million), increased retiree costs (about $670,000), Medicare tax commitments (about $200,000) and $700,000 in maturing debt for a recently approved fire‑station bond authorization. He said the city has set aside funds in the mayor’s salary adjustment account to address unresolved negotiations with the police patrolmen’s association. Concannon also noted planned addition of seven firefighters tied to staffing a second aerial ladder truck expected to arrive in December, and said ambulance BLS receipts would offset some of the related cost.

Concannon singled out Woburn’s financial profile: conservative revenue projections, a reaffirmed AAA bond rating from S&P Global tied to bond issuance for Fire Station 4 in East Woburn, and cautious optimism about modest increases in unrestricted state aid based on preliminary state Cherry Sheets. He warned commercial and industrial valuations may be flat and urged continued smart‑growth to expand the tax base.

What happened next: The council voted to receive the budget and place it on the permanent record, and referred the matter to the council’s Committee on Finance for detailed review and hearings with department heads. Council President Dillon moved the referral; the motion passed on an aye vote.

Clarifying details: Concannon presented water and sewer enterprise figures separately: a proposed direct‑charge budget of $22,839,833.48 (a $697,169.29, or 3.15% increase). He characterized the FY2026 request as intended to maintain services without adding nonessential staffing or new programs.\"This proposed FY 2026 annual budget reflects those values and priorities and is based on an honest and transparent assessment,\" Concannon said.

Looking ahead: Concannon said he will submit an updated FY2026 capital budget to the council at its June 3 meeting and looks forward to finance committee review. The council will hold finance committee hearings in the coming weeks to scrutinize line items and consider reductions.","Mayor Michael P. Concannon presented a $191,045,008.49 proposed general fund budget for fiscal 2026 to the Woburn City Council, calling it a “maintenance year” aimed at sustaining last year’s programmatic gains while addressing contractual and healthcare cost pressures. Council referred the proposal to the finance committee.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6220656,"Council approves restaurant expansion at 335 Washington Street with seven conditions",401,1865000,2266000,"/Search/View?dp=1&key=3616691-402f05bbf610cf7f122c6fac35026ed9&start=1865&end=2266","https://assets.pipeline.soar.com/3616691-402f05bbf610cf7f122c6fac35026ed9/thumbnail_1865000.jpg","/articles/6220656/Woburn-City/Middlesex-County/Massachusetts/Council-approves-restaurant-expansion-at-335-Washington-Street-with-seven-conditions","https://secure.pipeline.soar.com/6220656-08c94efd8154dfdf7efa203530832b20/orig.mp4?Expires=1771191098&Signature=dVqluL1jv046S4~w-Th8vTwEHs-MyMRzey4gdWDghVI6PYk76~D3HmzC2j7zgUgxvoQG-0edW5T-~vomBX0eadhh~Uhu9S3oyY0-0rF7JET-amRrsMiD-SL62gj2npfNu4k8b1p5x4ceQ6IJ4oOoSVLzEDy0rHxbhJJ2av5~Gf8pTUqm3P96Y6t1gAXnbfFhGbWfeaEVlrY4jPT4dIvX6BnqSZ37pXy20OtxQob5tttjmt~9IjHuMTAIevZpxWlL1zHQKAdBO7R~PpNOPJjd1gIqVPJxPO4a--~FYcnRKE-6DewQc9stfDl5qrDjNZ2yewW4B32XyyFz9HyFck6cPw__&Key-Pair-Id=KUT5TJCACFTXG","The Woburn City Council on Tuesday approved a special permit modification for Wubbin Abner Bazar at 335 Washington Street to add about 4,992 square feet of net floor area for expanded dining, a grab‑and‑go area, kitchen and prep space, and adjustments to parking.

Attorney Joseph Tabby, representing the petitioner, said the expanded market will provide a grab‑and‑go area, a kitchen and 214 parking spaces on a revised site plan. The council adopted seven conditions negotiated with Councilor Marissa Bruin and the Special Permits Committee, which Tabby presented as a working draft.

Why it matters: The expansion was framed as a modification of an existing nonconforming commercial use that has previously operated on the site. The council’s conditions are designed to address neighborhood concerns about nuisance, pests and hours of operation while allowing the business to expand its food service offerings.

Adopted conditions (summary): The council approved the permit subject to seven conditions, including: (1) conformance to the site plan of record; (2) hours for the grab‑and‑go operation limited to 9 a.m.–9 p.m., Monday through Sunday; (3) grease‑trap maintenance and inspections as required by the state plumbing code; (4) a grab‑and‑go area limited to approximately 2,861 square feet; (5) grab‑and‑go seating limited to 36 seats with no outdoor seating; (6) adequate rodent control maintained prior to commencement of work and through construction, with monthly rodent‑control reports submitted to the Board of Health and Inspectional Services; and (7) all other conditions of the original 2011 special permit remain in force unless modified by this decision.

Council action and findings: The council voted to grant the special permit with the listed conditions; it also voted that the changes to the nonconforming use do not increase detrimental effects to the neighborhood. The motions passed by voice vote after the committee report was received and the public hearing was closed with no public opposition recorded.

Clarifying details: The petitioner confirmed the grab‑and‑go portion would be limited to 2,861 sq. ft. and seating to 36, and that the grease trap and rodent control measures will adhere to state and local inspection requirements. The applicant said the site plan will provide 214 parking spaces after adjustments, and the original 2011 permit conditions continue to apply except as modified.

Next steps: With the council granting the special permit and conditions, the petitioner may proceed with permitting and construction subject to inspectional services and board of health oversight.","The council granted a special permit for Wubbin Abner Bazar to add 4,992 sq. ft., a grab‑and‑go area, kitchen and parking at 335 Washington Street, approving seven conditions that limit hours, seating and require rodent control and grease‑trap compliance.","actionData","errors"]

Article not found

Woburn council adopts accessory dwelling unit ordinance as amended amid debate over owner‑occupancy and state guidance

Veer Inc. seeks 7‑month test site at 45 Industrial Parkway; council continues hearing amid noise and safety conditions

Woburn mayor presents $191.0 million FY2026 proposed budget, cites maintenance-year focus

Council approves restaurant expansion at 335 Washington Street with seven conditions