Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday March 18, 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 Lockhart Member Tenczar Member Dolan-Wilson Members Absent Others Present Peter Cutrumbes, Assistant Planner A quorum of the Board was present. Chairman Linnehan called the meeting to order at 6:30 I. Minutes for Approval 3/4/2024 Minutes Discussion: Motion: G. Frechette motioned to approve the minutes with the revision made by C. Cheng. C. Cheng seconded. The vote was unanimous (5-0) II. Continued Business Site Plan Review and Special Permit: 408 Suffolk Street and 585 Market Street 01852 Donik Corp. has applied to the Lowell Planning Board to construct a 33-unit mixed-use development at 408 Suffolk St & 585 Market St. The subject property is located in the Urban Mixed-Use (UMU), and Multi-Family Overlay District – Mid-Rise (MFOM) zoning district. The proposal requires Site Plan Review approval from the Planning Board per Section 11.4 for a development with more than 3 residential units, and Special Permit approval from the Planning Board per Section Article 12.1 for greater than 11 units on one lot. On behalf: William Martin, the applicant’s counsel. W. Martin said the applicant submitted revised drawings. The back of the building facing the abutter has been changed from balconies to just windows. They have also moved the mechanical rooms away from the Suffolk Street side windows. They added better lighting for the back alley. In favor: None In opposition: None Discussion: T. Linnehan noted this was heard by the Board two weeks ago. The Board asked for a Shadow Analysis and a Transportation Demand Management Plan as well as some more information about the back alleyway. T. Linnehan asked for the architect to go over the shadow analysis. Phil Thibault, the architect spoke. He used March, December, and June shadow conditions. The plans show the conditions the shadow would cast on each of these types of days. G. Frechette said the revised plans, shadow analysis and TDM plan were thorough and well presented. He is confident the shadow analysis is accurate, and noted that it is a new consideration for the Board due to rezoning. C. Cheng said they appreciate the quick turnaround on the shadow analysis. He noted that the shadow analysis will remove a bit of sunlight from the abutters backyard in the afternoon. He said the only way to counteract this would be to move the building, which is not feasible in this case. He believes a balance is well struck here. The back alley having gates and security cameras is a great improvement. The redesign of the park to be connected to the property is also good. He finds the TDM plan satisfactory. D. Tenczar said the project team addressed everything the Planning Board was looking for and appreciates it fully. A. Dolan Wilson said she agreed with her board members. R. Lockhart said the applicant has done a nice job with the TDM plan. It is thorough and easy to understand. He asked about the Stormwater Permit. W. Martin said they are working on it. R. Lockhart asked about shade trees. W. Martin said one of the conditions of the Variance is that they work with DPD to approve the plantings. G. Frechette asked if the Transportation Engineer had commented on the plan. P. Cutrumbes said no. Motion: G. Frechette motioned to approve the Site Plan, with D. Tenczar seconding, with the following conditions: 1. The applicant shall work with DPD to select shade tree species. 2. The Transportation Engineer approves the Transportation Demand Management Plan. T. Linnehan motioned to approve the Special Permit, with C. Cheng seconding, with the same conditions. The motion passed unanimously (5-0). III. New Business Special Permit: 38 Westview Road and 19 Lindoln Parkway 01851 Dennis and Lee Conners have applied to the Lowell Planning Board to construct a new single-family home by subdividing the existing lot at 38 Westview Road and combining a remaining portion with 19 Lincoln Parkway. The subject properties are located in the Suburban Single-Family (SSF) zoning district. The proposal requires Special Permit approval from the Lowell Planning Board per Section 5.1.1.7 to reduce the frontage required to subdivide the lot. Note, G. Frechette recused himself from this application On behalf: J. Geary, the applicant’s counsel, spoke on behalf. The request is for a Special Permit under Section 5.1.1.7 of the City’s Zoning Ordinance, allowing reduced frontage on the lot. The applicant intends to subdivide 38 Westview Road and add a remaining portion onto 19 Lincoln Parkway, and then build a home at 19 Lincoln. Both lots would become roughly 8,000 square feet. He has provided the Board with other lots in the neighborhood with insufficient lot area or insufficient frontage. This is evidence the proposal is in character with the neighborhood. He briefly summarized the staff comments on the Special Permit criteria. Staff comments are supportive. Doug Lees, the Engineer, briefly summarized the Site Plans. J. Geary closed by saying adding housing stock that does not impact the neighborhood character is critical due to the current housing crisis. In favor: T. Linnehan read letters of support from Nancy Judge, Bob McMahon, Kathy Finneral, Denise Cappello, Dennis Moriarty, and Shawn Moriarty. Nancy Judge of 28 Foch Street also appeared in person to speak in support. Bernie Judge of 28 Foch Street also spoke in support. Bill Morse of 25 Westview Road spoke in support. William Nichols of 48 Rindo Park Drive spoke in support. He noted he has spoken against other lots in the past, but that he feels this is a great fit. Tj McKiernan of 831 Westford Street spoke in support. Jackie Martin of 24 Monadnock Avenue spoke in support. Kevin Moriarty of 61 Rindo Park Drive spoke in support. As a young adult, he knows how large the housing crisis is. Patrick Martin 24 Monadnock Avenue spoke in support. In opposition: None Discussion C. Cheng thanked those who came to speak and that they’re positive comments indicate the diligence the applicants have put into the project. He believes they meet the terms of approval. D. Tenczar said the presentation was great, and it was helpful to understand how many lots in the neighborhood have similar frontages. He noted that they have already received their ZBA approvals. R. Lockhart was supportive. A. Dolan Wilson said she has no questions and that this is the exact type of project they should be supporting T. Linnehan says it fits nicely in the neighborhood. He noted they are asking for a 10-foot waiver. The project will not be a detriment at all to the neighborhood. Motion: T. Linnehan motioned to approve the Special Permit with A. Dolan Wilson seconding. The vote was unanimous (5-0) IV. Notices Community Preservation Committee Appointment The Planning Board will appoint a member of the Board to the Community Preservation Committee; the appointment will last for 3 years. T. Linnehan motioned to appoint D. Tenczar, seconded by C. Cheng. The vote was unanimous (5-0). V. Further Comments from Planning Board Members R. Lockhart discussed the recent Historic Board updates. Doors Open Lowell is returning this year on Saturday May 18. This is a community event where historic homes and buildings around the City allow public visitation. The next Historic Board meeting is on April 8. T. Linnehan noted that there is nothing on the schedule for the April 1 meeting and motioned to cancel the meeting. The vote was unanimous. The next meeting will be April 18. G. Frechette mentioned Gov. Healey’s housing bond bill. He noted that the bill would allow ADU’s by right and would allow rental ADU’s. Owners would not have to occupy the building. The Lowell state delegation submitted a letter against the ADU language in the bill. The delegation expressed support with the Massachusetts Municipal Association’s stance of ADU’s being a local option and not be mandated by the Commonwealth. G. Frechette asked to represent the Board if he spoke on this bill at the State House. T. Linnehan said he supports that. C. Cheng said he is generally favorable to ADU’s but thinks there should be owner occupancy and so is ok with G. Frechette’s remarks. D. Tenczar agreed. R. Lockhart is in favor. A. Dolan Wilson echoed C. Cheng. T. Linnehan motioned to allow G. Frechette to testify on behalf of the Board. D. Tenczar seconded. The vote was unanimous (5-0) G. Frechette noted the Rourke Bridge committee has a meeting this week, and that he will report back to the Board in April. He also noted that the NMCOG Housing Production Report will come to the City soon. VI. Adjournment Motion to adjourn by D. Tenczar and seconded by C. Cheng. The vote was unanimous. The meeting was adjourned at 7:45.