Council refers Starbucks plan at Woburn Landing to special‑permit committee after traffic concerns

Madison Holding LLC asked the Woburn City Council on Jan. 16 to modify an existing special permit and approve an amended site plan to allow a Starbucks in a tenant space at Woburn Landing.

Attorney Joseph Taube, representing the petitioner, said the proposal would reoccupy an existing vacant tenant space and make limited exterior changes, including enclosing a rear service corral to accommodate dumpsters and modest façade updates. “The petitioner is seeking to modify the original special permit decision,” Taube said, describing the work as primarily interior fit‑out and an enclosed service corral.

Tim Mullins of engineering firm Alan and Major said the proposal would not add a drive‑through and would reuse existing paved surfaces for the corral. Traffic consultant Scott Thornton of Vanasse & Associates told the council his trip‑generation letter relies on industry data and estimates that “probably 90% of them come from the existing traffic stream,” meaning most customers would be passing through rather than creating new trips.

Several councilors expressed safety concerns. One councilor who has observed the site said drivers making illegal left turns from the development cause backups and near misses and pressed for committee review of physical measures to restrict the movement. “People coming out of this site and making that illegal left hand turn” has been a recurring problem, the councilor said. Another councilor warned that app‑based ordering can function like a drive‑through in practice and urged more detailed review.

Taube said the new location’s internal access configuration would be safer than the existing Starbucks across Washington Street and that the project team would consider signage and operational adjustments. Thornton said some signage modifications could help but cautioned that physical changes are constrained by existing truck access requirements.

After discussion the council voted to refer the petition to the special‑permit committee and to continue the public hearing to the Feb. 6, 2024 council meeting so the committee can review traffic, signage and operational conditions. The referral and continuance were adopted by voice vote.

The committee review is expected to examine turning movements, signage and any conditions (for example, prohibiting a drive‑through or limiting hours) that the council may attach to a future permit decision.