Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Thursday September 7, 2023 6:30 p.m. City Council Chamber, 2 Floor, City Hall nd City of Lowell, 375 Merrimack Street, Lowell, MA Remote Participation Optional via Zoom Note: These minutes are not completed verbatim. For a recording of the meeting, visit www.ltc.org Members Present Thomas Linnehan, Chairman Gerard Frechette, Vice Chairman Caleb Cheng, Member Sinead Gallivan, Member Members Absent Richard Lockhart, Member Allison Dolan-Wilson, Associate Member Others Present Francesca Cigliano, Senior Planner A quorum of the Board was present. Chairman Linnehan called the meeting to order at 6:30 pm I. Minutes for Approval 7/17/2023 Meeting Minutes G. Frechette motioned and C. Cheng seconded the motion to approve the 7/17/2023 meeting minutes. The motion passed unanimously, (4-0). 8/21/2023 Meeting Minutes T. Linnehan motioned and C. Cheng seconded the motion to approve the 8/21/2023 meeting minutes. The motion passed unanimously, (4-0).  II. Continued Business III. New Business Site Plan Review and Special Permit: 17 Burns Street 01852 Agui DeSousa is seeking approval to convert the existing building from a 4-unit residential building to a 6-unit residential building. The subject property is located in the Traditional Multi-Family (TMF) zoning district. The proposal requires Site Plan Review approval from the Planning Board per Section 11.4 for the conversion of a structure with more than 3 dwelling units, and Special Permit approval per Section 11.3 and Article 12.1 from the Planning Board to convert the building to a 6-unit residential building. The proposal also requires Variance approvals per Section 5.1 and Section 6.1 from the Zoning Board of Appeals. On Behalf: None Speaking in Favor: None Speaking in Opposition: None Discussion: T. Linnehan stated that the applicant had submitted a request to withdraw the application without prejudice. Motion: T. Linnehan motioned to approve the request to withdraw the application without prejudice. C. Cheng seconded the motion and it passed unanimously, (4-0). Site Plan Review Amendment: 2 Prince Ave, 1 Markley Way 01852 The Markley Group, LLC has applied to the Planning Board for a Site Plan Amendment to their previously approved Site Plan to alter the proposed parking area. The item requires Site Plan Review per Section 11.4 for the construction/expansion of a parking area with more than 14 spaces or 4,000 square feet of impervious surface. On Behalf: Lou Friend, Markley Group Speaking in Favor: None Speaking in Opposition: Jacob Fortes. 36 Iowa Street J. Fortes said that they added something to the plans shown at the Conservation Commission meeting. There is a swept path analysis for fire trucks online. An access point was added to the plans that are online. The plan is supposed to have a gate for fire access at another point. If you give an inch, they take a mile. Bottom of the site plan should not have parking. Nancy Fortes, 36 Iowa Street N. Fortes said the property is hideous. Concerned about fire trucks and emergency vehicles. Only way to Iowa Street is through Prince Ave. Sometimes we can’t get out of the bottom of Iowa Street. Discussion: G. Frechette said that the gentleman has a good point. Looking at the plans, plans 2L100 show original building and exist they are referring to and now this plan, 1L02, swept path analysis, still shows the exit but shows the new parking plan. Then we have 1L100 which is reflective of what’s up here, without the exit. The fire truck swept path analysis plan uses the proposed plan from this evening but shows the exit. Then 1L100 it’s not there. Is it the intent to not have it there. L. Friend said in general yes. Markley still intends to build the plan of record from a previous Planning Board approval eventually. G. Frechette explained that a new site plan review approval would supersede previous approvals. C. Cheng asked why the Conservation Commission made them change the plans. L. Friend said that the Conservation Commission approved this plan we have to exercise before the permit expires. S. Gallivan asked the applicant to clarify original vs. updated site plans. Motion: T. Linnehan motioned and C. Cheng seconded the motion to continue the item to December 4, 2023. Site Plan Review and Special Permit: 31 Westford Street 01851 Joe Lee is seeking to construct a 52-unit mixed-use development at the property. The subject property is located in the Urban Mixed Use (UMU) zoning district. The project requires Site Plan Review approval per Section 11.4 for a property with greater than 3 residential units, and Special Permit approval per Section 11.3 and Article 12.1 for 11 or more residential units from the Planning Board. The proposal also requires Variance approval per Section 6.1 for relief from the minimum off street parking requirement, and per Section 5.1 for relief from the maximum floor area ratio (FAR) requirement, and any other relief required under the Lowell Zoning Ordinance. On Behalf: Kevin Murphy, Applicant’s Attorney Matt Hamor, Applicant’s Engineer Barry Ganek, Applicant’s Architect Speaking in Favor: None Speaking in Opposition: None Discussion: C. Cheng asked about designation of 15-minute parking request. K. Murphy said yes, would go to City Council. The parking sign, stop sign on Grand St, and cantilevered overhangs over the sidewalk all require City Council approval. G. Frechette referred to the memo from staff. Page 3. Regarding landscaping - two trees were added. DPD would like to see more landscaping. Two trees would be added. M. Hamor said they would not be adding a rooftop garden. We have armory park across the street. It’s beautiful, well-kept. Community garden and playground. Fully landscaped. G. Frehcette asked about the size of the bump outs as it relates to their ability to accommodate growing trees. F. Cigliano said DPD could look at it. G. Frechette asked about rideshare spaces, people parking in them. M. Hamor said there would be cameras policing the rules of the building. G. Frechette said if MBTA Communities concept didn’t work here it wouldn’t work anywhere since this is right next to the station. C Cheng suggested adding one green landscaped strip along Westford Street. S. Gallivan suggested an entire landscaped buffer along Westford Street. Would be a good stormwater management technique and improvement. M. Hamor said those parking spaces will be really important to the in-and-out of the building. S. Gallivan said it is a missed opportunity to add greenery. MH said he could work with DPD to work on landscaping out front. Willing to do anything in front of the building. S. Gallivan asked if they would be open to EV charging stations in the garage. M. Hamor said they would be providing conduits. The conduits will be put in. People can activate and put them in. Might start off with 4 or 5 EV chargers. When the demand is there to do more, would add more. S. Gallivan noted she would be in support of EV chargers. S. Gallivan said she has doubts about the proposed floor plans and the overall parking plan. There’s no structural support shown on the lower level. Hard to fit in all parking without structures shown. No handicapped walkways shown. Curious where the mechanical systems are. Layout maximizes footprint of site to the detriment of the floor plans of the units. B. Ganek said that the proposed layout of the units is standard in multifamily design. Can show many examples. S. Gallivan asked about outdoor bike parking spaces. Didn’t see on plan. S. Gallivan asked about loading for the restaurant. M. Hamor said loading would be taking place on Westford Street on off-hours. S. Gallivan asked if there would be one restaurant. M. Hamor said two. S. Gallivan said there’s one kitchen on the plans. M. Hamor said kitchen would need to be worked out in terms of facilitating two spaces. Might be two kitchens. S. Gallivan said it is abutting residential property. M. Hamor said exhaust would go through the roof. S. Gallivan asked if there are accessible units. B. Ganek said yes, code-required, will do what is required. 5% of total units. . B. Ganek said that overall what we are seeing in terms of floor plans may not be what will be built. T. Linnehan asked about parking special permit. F. Cigliano clarified that a variance from the ZBA would be needed since the applicant did not request a special permit for reduced parking from the Planning Board. C. Cheng asked about exterior lighting. M. Hamor said that the only exterior lighting would be wall sconces on the entrance. There would be a wall sconce on the entrance off of Howard Street. Accent lighting for those entrances. T. Linnehan asked about waste management. M. Hamor said all trash and recycling would be stored inside the building. Motion: G. Frechette motioned to approve the Site Plan with the following conditions: 1. The applicant shall install stop sign per traffic engineer comments; 2. The applicant shall obtain City Council approval prior to applying for a building permit regarding: a. 15 minute parking signs; b. Cantilevered bump-outs; and c. Installation of street trees and/or other landscaping on the right of way; 3. The applicant shall work with DPD to finalize the landscaping plan; 4. The applicant shall adhere to Section 6.1.6 relative to the reduction of the non-residentail parking; 5. The applicant shall adhere to Section 6.1.5 relative to car-sharing parking spaces; 6. The applicant shall comply with stormwater management requirements; and 7. The applicant shall provide a parking agreement with the LRTA for a minimum of twenty-six (26) parking spaces. The motion was seconded by C. Cheng and passed unanimously, (4-0). G. Frechette motioned to approve the Special Permit with the same conditions as the Site Plan Review approval with the additional condition that the architectural plans submitted at hearing reflecting the facade and architectural design shall not be altered as presented and approved by board, and if the parking layout changes due to adding structural support, the applicant shall come back before the board. The motion was seconded by C. Cheng and passed unanimously, (4-0). IV. Notices V. Further Comments from Planning Board Members T. Linnehan noted that he and G. Frechette attended City Council meeting regarding ADUs. Lengthy meeting. Went to 10pm. Basically they made a lot of motions to amend the ordinance as written. They were sending things back to the Law Department. Looking at ordinance drafted in Salem to look at low-income restrictions and tax breaks. This would be referred to Law then referred back to the City Council. Will have another public hearing then vote to adopt. One of the motions that was made by the mayor and approved by the council was that anything under 7000 sq. ft. needs to go before the ZBA to get a special permit. They are also allowed to cap # of ADUs per voting district. There would also be a sunset clause to look at ADUs after a year. A lot of amendments were added. There might be some more. Lengthy discussion. Continue to see it go forward. A great deal of compromise was made. Anything needing a Special Permit would go before the ZBA, not the Planning Board. One of the previous motions was to make all detached ADUs go before the ZBA to get a Special Permit. So now detached ADUs and ADUs on lots with less than 7000 sq ft require a Special Permit. This is a big adjustment. S. Gallivan said that eligibility forms for CPC were due today. The cycle is starting back up again. VI. Adjournment C. Cheng motioned and S. Gallivan seconded the motion to adjourn the meeting. The motion passed unanimously, (4-0). The time was 8:53PM.