Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday, July 15, 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 Tenczar Members Absent Member Dolan Wilson Others Present Peter Cutrumbes, Assistant Planner A quorum of the Board was present. Chairman Linnehan called the meeting to order at 6:30 PM. I. Minutes for Approval 6/17/2024 minutes. A motion to accept the minutes by was issued G. Frechette and seconded by C. Cheng. The vote was unanimous (4-0). II. Continued Business Site Plan Review: 17 Kearney Square, 01852 Sun Building, LLC has applied to the Lowell Planning Board to construct an additional unit at the building located at 17 Kearney Square. The property is located in the Downtown Mixed-Use (DMU) zoning district, and the Multi-Family Mid-Rise (MFOM) Overlay District. The project requires Site Plan Review approval per Section 11.4.2 (2) for expansion of a structure with more than three (3) dwelling units. On Behalf: Trudie Hale, the Applicant’s attorney, requested to withdraw the application without prejudice. Believed they had addressed all issues, but received word late last week about the National Grid easement. They believe they have addressed it. National Grid staff says they may agree with this assessment, but procedurally it has triggered an Engineering Review which will take some time. Speaking in Favor: None Speaking in Opposition: None Discussion: None Motion: G. Frechette motioned to accept the withdrawal without prejudice, seconded by C. Cheng. The vote was unanimous (3-0, Member Tenczar abstaining). III. New Business Site Plan Review Revision: 81 School Street 01854 81 School Street Lowell, LLC has applied to the Lowell Planning Board to revise their Site Plan approval at 81 School Street. The applicant determined the existing structure on the site is structurally unsound and is seeking to construct 2 duplexes on the property totaling 4 units. The subject property is located in the Traditional Multi-Family (TMF) zoning district. The proposal requires Site Plan Review approval from the Lowell Planning Board per Section 11.4 for a development with greater than 3 units. On Behalf: Ken Lania, Cornerstone Land Associates. Previously received SP and SPR approval for the development of this property. Planned to rehab the front existing building. It is in bad shape and must be taken down. G. Frechette noted that the number of units should have triggered another Special Permit. K. Lania noted they previously obtained one. G. Frechette said he believes a new SP is needed because the site has changed significantly. Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette noted how the Board generally doesn't like side gables facing the road. Just as a general suggestion for the application when it comes forward again. Motion: K. Lania asked to withdraw without prejudice in order to apply for the next available meeting so they can meet public notice requirements. T. Linnehan motioned to accept the withdrawal without prejudice, seconded by D. Tenczar. The vote was unanimous (4-0). Special Permit: 234, 240 University Ave 01854 TRS Herbert University Ave Realty Trust has applied to the Lowell Planning Board to construct a three (3) unit residential structure at 234-240 University Avenue. The subject property is located in the Traditional Mixed-Use (TMU) zoning district. The proposal requires Special Permit approval from the Lowell Planning Board per Article 12.1 for the proposed use. On Behalf: Ian Ainslee from Meisner Brem representing the applicant, Marcia Healey. He noted the parcel is vacant. They are requesting a special permit to construct a new 3-unit building. Each unit will be about 2200 square feet. Driveway is coming in from 5th Ave into the back of the building with garage access. 1 outdoor and 1 garage spot per unit. Tried to keep traffic coming in from 5th Ave because University Ave is very busy and was just repaved. Already received variance for LA/DU from the ZBA. They have started working with the Stormwater team to make technical changes. DPD has requested that should this be approved, they would like the two parcels to be combined via an ANR. Speaking in Favor: none Speaking in Opposition: none Discussion: G. Frechette said he is familiar with site since it burned down, it is a good use for housing. Likes the architectural plans. It is in keeping with the development pattern on University Ave. Asked for clarification on the proposed two trees. I. Ainslie said DPD recommended landscaping and plantings. There is 1 tree facing each street, both of which are red maples. G. Frechette noted that this is a densely populated area and there was no one here with any concerns. C. Cheng asked if they are condos or rentals. I. Ainslie said rentals but with a townhouse layout. They chose to use height instead of making the buildings wider. C. Cheng said the density fits the zone and it is a good project. D. Tenczar said he loves the project. Thinks the layout of the space is great. He is requesting more trees, a total of 4 red maples. I. Ainslie said the applicant was looking to have an open grass area for tables. D. Tenczar said they don’t need the tree in the middle of that area, but perhaps closer to the street. C. Cheng noted that DPD favors shade to be cast on the street or the driveway. T. Linnehan said he likes that cars are coming in from 5th Ave because of traffic patterns on University Ave. He would like to condition a Stormwater permit. Motion: G. Frechette motioned to issue the Special Permit with the following conditions:  1. The applicant shall comply with the Engineering Comments; 2. The building shall have no more than two (2) feet of exposed foundation; 3. The applicant shall file an ANR plan to merge the lots; and 4. The applicant shall post a bond to replace the University Avenue curb once the moratorium on University Avenue has ended. 5. The applicant shall add additional shade trees to the plan, pending DPD approval. 6. The applicant shall receive a Stormwater Permit from T. Linnehan seconded. The vote was unanimous (4-0). IV. Other Business V. Further Comments from Planning Board Members G. Frechette noted that the Housing Production Plan comment period is open, and encouraged people to comment. C. Cheng asked if this is the same as the regional housing plan. G. Frechette said that this is separate and completed by individual municipalities. VI. Adjournment G. Frechette motioned to adjourn and C. Cheng seconded. The meeting was adjourned at 7:03.