By Geena Monahan—For the North Star Reporter
Weeks after withdrawing a proposal that would have prohibited construction of new vehicle dealerships, Town Manager Michael Borg returned to the Bylaw Subcommittee with a revised approach.
The new measure would allow dealerships in certain commercial zones — C-30, C-60, and IC-30 — but only with Planning Board approval through a special permit process.
“What we did was go back and find a way to accomplish the same thing we were trying to do, but also give flexibility to allow it when it’s appropriate,” he said at the March 5 meeting. “If we asked the public today if they want a new dealership, many would probably say no — but I also don’t think the council should restrict existing dealerships if they want to sell or modify their facilities.”
How the proposal would work
Under the proposed bylaw, existing dealerships would be protected as pre-existing lawful uses and continue operating without a special permit. They would also be allowed to make improvements by right, including interior renovations, facade upgrades and reconfiguration of on-site parking within site boundaries.
However, any expansion beyond an existing building footprint or site area — such as constructing new buildings, increasing service bay capacity or expanding outdoor vehicle display areas — would require Planning Board approval through the special permit process.
Borg said the goal is to review proposals individually rather than impose a blanket ban.
“I like motor vehicle dealerships. They bring a lot of value to the community,” Borg said. “But some have a large footprint and generate a lot of traffic. We should have some input and say in how those impacts are managed.”
The board would evaluate applications using criteria including traffic generation, roadway capacity, visual and environmental impacts, pedestrian safety and compatibility with surrounding land uses.
Borg said the town believes this approach would be legally defensible if challenged.
“Special permits are a valid way to regulate potential development,” he said. “There’s significant case law that supports and upholds a denial of a permit on any number of factors.”
Subcommittee reaction
Members generally supported the revised proposal, noting it addresses earlier concerns while preserving oversight. Bylaw Subcommittee Chair Dan Donovan said the approach strikes a balance.
“This is what we asked for,” said Donovan. “I’m not in favor of a blanket prohibition, but I like the idea of review and a special permit process through the Planning Board.”
Member Ryan Benharris said while he was originally against an outright ban, hearing from residents who strongly opposed additional dealerships changed his mind.
“This is so much better because it gives every situation a case-by-case evaluation to see if the proposal is the best use of the property,” said Benharris.
Member John Donahue also supported the revised approach.
“I like this a whole lot better,” Donahue said. “It puts some teeth into the bylaw but also gives the Planning Board the authority to do what they’re supposed to do.”
Member Laura Wagner, initially a supporter of the ban, said she remains cautious about relying on the special permit process but is willing to see how the proposal develops.
“I feel like I’m in the minority here,” Wagner said. “I don’t have the same confidence in special permits, but I’ll be curious to see how it plays out.”
The subcommittee voted 4-0 to recommend the measure to the Town Council, which will consider it at its March 9 meeting.
Imperial property draws attention
The zoning debate comes amid Planning Board action involving properties at the southwest corner of South Washington Street and Hoppin Hill Avenue.
On Feb. 5, the board voted unanimously to endorse an Approval Not Required [ANR] plan for 551 South Washington St. and 20 Hoppin Hill Ave. The parcels were recently purchased by Kevin Meehan, owner of Imperial Cars, who acquired Patriot Subaru — now Imperial Subaru — and the neighboring former First United Methodist Church, also home to a popular sledding hill.
Shortly after the purchase, vehicles were placed on the hill, and a tower topped with a spinning car was installed before the town ordered it removed.
The display sparked speculation among residents that the site could eventually be paved for dealership use. However, Meehan has not responded to requests for comment on his plans for the former church property.
Imperial Subaru is scheduled to appear before the Planning Board later this month with a preliminary commercial subdivision plan involving the same parcels.
According to a public notice, the proposal would create four lots ranging from 1.27 acres to 2.81 acres, with access from Hoppin Hill Avenue. The property is located within the C-30 zoning district.
The Planning Board hearing is scheduled for March 19 at 6:30 p.m. in the JoAnn Cathcart Conference Room at Town Hall, where residents are encouraged to attend and provide feedback.