Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Thursday, January 4, 2024 6:30 p.m. City Council Chambers, 2nd Floor, City Hall 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 Chairman Linnehan Vice-Chair Frechette Member Cheng Member Gallivan Members Absent Member Lockhart Member Dolan-Wilson 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 12/4/2023 G. Frechette motioned and C. Cheng seconded the motion to approve the meeting minutes. The motion passed unanimously, (4-0). II. Continued Business III. New Business Public Shade Tree Hearing: 150 Douglas Road (Veteran’s Park) 01852 The City of Lowell proposes the removal of all trees on the site (approximately eighteen (18)) to clear the way for the construction of the new Veteran’s Park. On Behalf: Jess Wilson, Design Planner, City of Lowell Speaking in Favor: None Speaking in Opposition: None Discussion: T. Linnehan said the park is not being utilized to the extent it should be so this renovation will be a good thing. J. Wilson agreed and said this project and other open space projects underway in Belvidere will benefit the neighborhood. G. Frechette asked about the timeline. J. Wilson said she anticipates completion by May, tree hearing pushed it back a bit. Probably May-June. G. Frechette said replacement landscape design will be great. Motion: T. Linnehan motioned and C. Cheng seconded the motion to approve the tree removals. The motion passed unanimously, (4-0). Site Plan Review and Special Permit: 77-89 Boisvert Street, 213, 221, 241 W Sixth Street, 110 Bunker Hill Ave (St. Louis School Phase II) 01854 ZR Development Group, LLC has applied to the Lowell Planning Board for a project at 77-89 Boisvert Street, 213-241 W Sixth Street, and 110 Bunker Hill Street, otherwise known as the former St. Louis Parish campus. The applicant intends to convert the former church, school building and convent into sixty-one (61) apartment units and to subdivide the remaining land into six (6) single family homes and one (1) duplex for a total of sixty-nine (69) new units. 77-89 Boisvert Street, 221 W Sixth Street, and 241 W Sixth Street are in the Traditional Multi-Family (TMF) district. A portion of 213 W Sixth Street is in the Traditional Two-Family (TTF) district, and the remaining portion, along with 110 Bunker Hill Street, is in the Traditional Single-Family (TSF) district. The project requires Site Plan Review under Section 11.4, a Special Permit to convert historic structure(s) and/or neighborhood landmarks under Section 8.1, and a Special Permit to waive the minimum lot area per dwelling unit and minimum usable open space requirement under Section 8.1.3.10 of the Lowell Zoning Ordinance. On Behalf: John Geary, Applicant’s Attorney Jim Zorbas, the Applicant Mark O’Hara, Applicant’s Engineer Angie Verge, Landscape Architect Andrew Arsenault, Transportation Engineer Speaking in Favor: John Janowitz, Beaulieu Street J. Janowitz said he is in favor of everything. Need new housing in the area. Brighten up the area. Been sitting there for 3 years doing nothing. Looking forward to a new beginning. Dan Gilday, 55 Wilburn Street D. Gilday said he has been living in house for 57 years. Coached Ryan Rourke. Job he did cleaning a nearby property up, tremendous. Took me through a project on Essex Street. Unbelievable. Money they spend. If I lived in the neighborhood, I’d be remiss to not speak in favor. We don’t have any housing in the city. Doing the right thing. His projects are class 1. I hope it gets approved. Alicia Janowitz, Beaulieu Street A. Janowitz said I think this is a great idea. Property has been sitting there for 3 years. Have shown they can do a great job. Smaller property looks amazing. Gracious enough to come to our board meeting. Their research is impeccable and they’ve done an amazing job. Would add new life to the neighborhood. Kjersten Reich, 96 Eleventh Street K. Reich said I have been driving by this property for years. Wondered what would happen there. Excited that the buildings that had historical significance will be restored and become new housing for neighborhood. This development checks boxes. Considerate with parking requirements, good landscape designs, have been to so many neighborhood meetings. They know we are concerned about flooding and have proposed recharge center. Excited that they will be doing an audit to improve traffic patterns. Everybody in neighborhood has been discussing how that’s been a troublesome area for us. When they’ve come to meetings, they care. Not everybody at last meeting was in favor, but I would say majority were in favor and positive about this development. I was excited to see that. I think with the last building that they’re still finishing, they’ve shown they can be flexible. They reduced the number of units and increased parking, and made other changes. The way they lit the parking lot and buildings, to not shine onto adjacent properties. Also put up privacy fence. All of this together - you want people who are thinking of impact on neighborhood. This development should do that. I am in favor. Peter Iannopolis P. Iannopolis said he is a business owner. This solves housing need. When we look specifically - has been vacant for 3 years. Someone is going to develop it. We have two options. Better to deal with local guys. Lowell high school, UMass Lowell. A lot easier to deal with these gentlemen. It’s not enough that they are local - combined with their other project next door. Terrific job and craftsmanship. Guys aren’t cutting any corners. Extras for tenants. Do very very good work. Seems like a very good decision as a city. Speaking in Opposition: Maureen Kelliher, 37 Unsworth Street M. Kelliher said she lives directly across the street from this project. No question something needs to be done. The issue I have is that the building is in the TMF zoning district. Part of the convent is in a TSF zoned area. I understand that under the code you can issue special permits for the size of the units and lack of open space but you can’t change the zoning of the building. Only the city council can change the zoning maps. This should be sent to the City Council and a master plan should be created. There are serious issues for that neighborhood. Shouldn’t there be an EV charging station requirement? Every parent of the Greenhalge school should be notified. Children’s safety and privacy. Another issue is the creation of a heat island. That’s what’s going to happen here. Heat island affects the health of everyone in the neighborhood. Sandy McNamara, 78 Beaulieu Street S. McNamara said I am in favor of the project. I think it’s really remarkable what they’re doing. Also talking through residents and elderly that belong to the Church. Wondering why the rectory is taken down. Would be nice if rectory would stay. Would make it a better project. Think that the project is remarkable. Discussion: G. Frechette said he has a couple points. Applicant is applying under Section 8.1 conversion of existing buildings. Doesn’t require zoning change. Single family homes will be built in the TSF zone. I dissected all of that. I will say I wish I could use this as a template - fiscal impact analysis. Actually very valuable. Not a perfect science but method was reviewed by the city and seemed reasonable to conclude that it would have a positive fiscal impact on the city. Walkable neighborhood. Increased customers for businesses. If I was a business owner I would be pleased to see that. Pleased to see single family homes going in on Bunker Hill St. I understand Sandy’s comments but usable open space was a challenge. I think it was a good balance. I would have liked to see revised landscape plan before the meeting. Right now there’s a lot of asphalt. J. Geary said they intend to add islands. Urban setting. Good job identifying recreation open space settings. Keeping the architectural integrity of the existing buildings. 306 page traffic analysis. Did review that. Traffic engineer overall was satisfied with the methodology. There were some recommended conditions. Didn’t get comments from LFD. We obviously want input from LFD regarding dead-end drive lanes. Was disappointed that there were no comments. Would be looking to add a condition. C. Cheng asked if the single family homes would have garages. J. Geary said no but the two families would have garages. C. Cheng said this is a balanced plan, no variances are being sought, there’s enough parking. Proposing houses and duplexes in corresponding districts, so that’s wonderful. Pedestrian circulation makes sense. TDM plan that was prepared is a good template for new development. Transportation engineer agrees with what you’re proposing. Good job and I’m in support. S. Gallivan said she is really excited by this project. Preserving historic structures. Excited to see when complete. Will it be carried out in a single phase? J. Zorbas said no - start with middle school, get 60- 70% before tackling church and convent. All site work will get complete within phase 1. Guts of convent and church will take longer. Staggering will help financially. S. Gallivan asked whether all appliances are electric? J. Geary said 100% electric, as is the school building. S. Gallivan asked whether the gross floor area would be increased vs footprint. T. Linnehan asked whether the applicant had seen comments and recommendations from traffic engineer. J. Geary said yes agreeable to all. T. Linnehan said it’s nice to hear residents speak highly about local developers who live and work in the city. Applaud meeting with neighborhood ahead of time. Makes it easier for us. Explained a lot of things to them. Makes things smoother. Really appreciate it. In favor of project. Going to be nice. Building is starting to look run-down. Motion: G. Frechette motioned to approve the Site Plan with the following conditions:  1. The applicant will maintain landscaping and snow windows to below 3 feet in height within intersection sight triangles; 2. The applicant will facilitate a Road Safety Audit along the West 6th Street corridor between the Aiken Avenue intersection and the Bunker Hill Avenue intersection; 3. The applicant will implement the Transportation Demand Management measures as outlined in the Traffic Impact Analysis, including: a. A transportation coordinator will be assigned for the Project to coordinate the TDM program; b. Information regarding commuting options will be posted in a central location and/or otherwise made available to residents; c. A “welcome packet” will be provided to new residents detailing available public transportation services, bicycling and walking alternatives, and commuter options, and will include the contact information for the transportation coordinator; d. Secure bicycle parking will provided for the residential apartment buildings; 4. The applicant shall receive final approval from the Lowell Fire Department; 5. The final landscaping plan is to be submitted and approved by DPD prior to applying for a building permit. If DPD does not approve of the plan and the applicant is unwilling to make requested changes, the applicant shall come back before the Planning Board for their review; 6. The applicant shall obtain a stormwater permit; and 7. The applicant shall submit revised floor plans reflecting the mail room entrances and bathrooms in each unit prior to applying for a building permit. S. Gallivan seconded the motion and it passed unanimously, (4-0). T. Linnehan motioned to approve the Special Permit under Section 8.1 with same conditions as the site plan. The motion was seconded by C. Cheng and passed unanimously, (4-0). C. Cheng motioned and T. Linnehan motioned to approve the Special Permit to waive the lot area per dwelling unit and usable open space requirements. The motion passed unanimously, (4-0). Site Plan Review: 20 Payton Street 01851 Ilha Verde Group, LLC has applied to the Lowell Planning Board to operate a marijuana Production/Manufacturing Facility at 20 Payton Street. The subject property is located in the Light Industrial (LI) zoning district. The proposal requires Site Plan Review approval pursuant Section 7.10 and Section 11.4 from the Lowell Planning Board, and any other relief required under the Lowell Zoning Ordinance. On Behalf: Rodney Taylor, Ilha Verde Group Catrina Savage, Ilha Verde Group Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette asked whether the LPD comments were for first floor and second floor. R. Taylor said for both. C. Cheng said a site plan showing the proposed parking layout is needed. Stormwater management might also be an issue. T. Linnehan said floor plans showing the unit in the context of the building’s layout are needed. LPD approval of the security plan and SW&R approval is also needed. C. Savage said the landlord said that they can make changes to the building, but we would need to pay for changes. T. Linnehan said that the applicant needs to follow the comments from Project Review staff and LFD. Motion: T. Linnehan motioned and C. Cheng seconded the motion to continue the item to the February 22, 2024 Planning Board meeting. The motion passed unanimously, (4-0). Site Plan Review and Special Permit: 21 Marginal Street 01851 Citywide Properties, LLC to construct a three-story addition and create three (3) additional residential units at 21 Marginal Street. The property is located in the Traditional Multi-Family (TMF) zoning district. The project requires Site Plan Review under Section 11.4, and a Special Permit to extend the pre-existing nonconforming use under Section 4.5.2 of the Lowell Zoning Ordinance. On Behalf: John Geary, Applicant’s Attorney Matt Hamor, Applicant’s Engineer Jason Mello, the Applicant Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette said he knows they’ve received variances for parking. People parking right up to the intersection. Really only space for one car. J. Geary said he is confident that parking will be managed. G. Frechette said he has a little reservation about the parking situation. C. Cheng said he also agrees with G. Frechette a little about parking concerns. Has the applicant considered TDM measures? Bike parking? C. Cheng asked about screening for dumpsters. J. Mello explained proposed fencing. Motion: T. Linnehan motioned to approve Site Plan with the following conditions: 1. The applicant shall submit a Transportation Demand Management (TDM) plan for the subject property; 2. The applicant shall submit a revised site plan showing the proposed location of bike rack(s) for tenants; 3. The gate to the trash storage area shall close automatically; 4. The applicant shall obtain a stormwater permit; and 5. The applicant shall abide by the three (3)conditions of approval from their ZBA decision. The motion was seconded by C. Cheng and passed unanimously, (4-0). C. Cheng motioned and S. Gallivan seconded the motion to approve the special permit. The motion passed unanimously, (4-0). IV. Notices V. Other Business VI. Further Comments from Planning Board Members VII. Adjournment T. Linnehan motioned and C. Cheng seconded the motion to adjourn the meeting. The motion passed unanimously, (4-0). The time was 9:40PM.