Council committee votes to recommend against Central Square overlay district after developer presentation

The Woburn City Council's ordinance committee on April 3 advised the full council to reject a proposed Central Square Overlay District (CSOD), voting to send the matter out "ought not to pass" after a presentation by the project's development team and extensive public comment.

The proposed overlay, filed by Guastavino Realty, LLC, would have rezoned parcels in Central Square to allow a redevelopment that the developer described as a mix of townhomes and apartment buildings and would have tied design standards to a defining plan. John Tocci, representing the developer, told the committee the team reduced overall unit counts and lowered several building heights in response to feedback. "We could reduce it from 225 to 195," Tocci said, and later described further reductions to about 145 apartment units and 20 townhouses in revised plans.

The committee's recommendation followed months of meetings and three prior public hearings on the overlay. Tocci said the developer has held dozens of meetings since 2018 and a neighborhood meeting of roughly 75 residents on July 30, 2024. He also said the developer will schedule another neighborhood meeting tentatively for May 21 to continue design work and community input. Tocci said the project team will tie a preliminary concept plan to the rezoning if the overlay is approved: "If the CSOD overlay is approved, the project will still require a full special permit by the city council," he said.

Residents and several councilors opposed the overlay at the committee meeting. Public commenters said the community had not benefited previously from overlay promises and urged the committee to reject the rezoning. Carol Nagel, a resident of Main Street, urged the committee to deny the overlay and noted a life-science overlay nearby that she said produced little benefit. "The petitioner has by right the ability to build without any assistance from anyone," Nagel said, urging the committee to send the matter out "ought not to pass."

Councilors on the ordinance committee repeatedly cited constituent opposition. Councilor Toro said he would not support the overlay and predicted he would move to deny the proposal at the full council meeting. Councilor DiMambro said he had received about 20 emails, and "1 that was quasi in support out of 20," and added that the neighborhood prefers by-right development. President Dillon, acting as committee chair, said the committee had leverage under the overlay process but concluded the community opposition was decisive: "I've heard loud and clear from the constituents they do not want the overlay."

Tocci addressed specific concerns raised in earlier hearings: traffic, parking, building heights, flooding along Hart Street, and the historic Guastavino Building. Tocci said an updated traffic study would be submitted and that revised designs reduce peak-hour traffic at an anticipated 25–30% lower rate compared with the project's earlier unit counts. On flooding, he said the project's on-site stormwater retention would reduce runoff into the Middlesex Canal but would not on its own solve downstream blockages and urged formation of a task force to address the basin.

After debate and public comment the ordinance committee voted by roll call to send the overlay district to the full council with the recommendation "ought not to pass." The committee motion, made during the meeting, did not record a named mover in the transcript; the roll call recorded unanimous support among committee members present.

The developer indicated it will continue community outreach and revise plans. Tocci said the team remains willing to tie a defining plan to the overlay petition and to seek grants or city participation for some off-site infrastructure if feasible.

The matter will next appear on the full city council agenda; the ordinance committee's recommendation is advisory. The transcript records the committee's vote and the public comments entered into the record; councilors instructed that the matter be placed on the upcoming council meeting docket.