By Geena Monahan—For the North Star Reporter
After months of debate over how to manage the growth of auto dealerships, the Town Council voted unanimously to require special permits for all new proposals — replacing an earlier version that would have banned them outright.
The measure passed 8–0 at the council’s meeting on Monday, April 27, with Councilor Mark Gould absent, and gives the Planning Board case-by-case authority, while avoiding a full prohibition.
“This allows oversight,” Councilor John Simmons said. “It gives us the ability to approve a worthwhile project instead of having to say no to everything.”
Under the revised zoning table, dealerships are no longer allowed by right in commercial districts and must instead obtain a special permit from the Planning Board. Existing dealerships will not be affected and may continue operating under current regulations.
Town Councilor Dan Donovan, who also chairs the Bylaw Subcommittee, said the original proposal raised concerns because it treated large dealerships and small operators the same. The subcommittee voted 5–0 to recommend the amended version.
“Now, whether it’s big or small, it has to go to the Planning Board,” Donovan said. “They’ll be able to judge on a case-by-case basis.”
Councilor Kevin McCarthy said the change also helps avoid unintended consequences for small business owners.
“If someone wants to open a small repair garage, they might want to sell used cars to get a clientele base,” he said. “We don’t want to make it so restrictive that properties sit vacant.”
Others spoke to the longstanding frustration residents have expressed over the number of dealerships already in town.
“I think there was some dealership fatigue,” said Councilor John Costello, a co-sponsor of the original proposal. “We’ve heard for years that people don’t feel it’s the best use of land.”
Town Manager Michael Borg said the shift reflects broader concerns about land use and long-term value.
“A car dealership takes up a lot of space but doesn’t deliver a lot of jobs or tax value relative to that footprint,” Borg said, noting the amount of impervious surface typically associated with such uses.
Expanded role for Planning Board
The shift to a special permit process also drew discussion about the increased authority it gives to the Planning Board. Councilor Keith Lapointe noted that expanding the scope of special permits could require closer public attention to board decisions moving forward.
“We’re giving a lot of authority to the Planning Board to make decisions about how land is used,” he said. “It’s important for the community and the council to stay engaged in that process.”
While details of the permitting process will be handled at the board level, officials said proposals would be reviewed publicly, with opportunities for input from residents.
Looking ahead, Town Council President Justin Pare suggested revisiting the bylaw in a year to evaluate its impact.
“I’ll be curious to see what kind of development we get in these areas,” Pare said. “It’ll be interesting to see how this plays out.”
Recent development activity has also shaped the debate, particularly at the former First United Methodist Church property at the intersection of Hoppin Hill Avenue and South Washington Street.
At a March Planning Board meeting, residents gathered seeking answers about the future of the prominent site, which has drawn community interest since its purchase by Kevin Meehan of Imperial Auto.
Instead, the applicant’s attorney said a preliminary subdivision plan filed for the property was not intended for construction, but to secure a legal protection known as a zoning freeze.
“We have no intent to actually build that road or create these lots,” the attorney told the board at the time.
Under state law, filing a preliminary plan followed by a definitive plan can lock in existing zoning for up to eight years — a strategy often used when property owners anticipate regulatory changes.
Planning Board members acknowledged at the time that the proposed dealership bylaw was a factor in the filing, as developers sought to preserve the ability to move forward under current rules.