Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday, August 19, 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 Member Dolan-Wilson Members Absent Member Lockhart 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 7/15 Meeting Minutes T. Linnehan motioned and C. Cheng seconded the motion to approve the minutes. The motion passed unanimously, (5-0). II. Continued Business III. New Business Site Plan Review Revision and Special Permit: 81 School Street 01854 The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an application by 81 School Street Lowell, LLC 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, as well as a Special Permit per Section 12.1(c) for a three-units on one lot, as well as a Special Permit per Section 12.1(c) for a three-units on one lot. On Behalf: Ken Lania, the Applicant Speaking in Favor: Speaking in Opposition: Walter McGrail, 89 School Street W. McGrail said there’s a high level of traffic in that area in the morning and afternoon. How will traffic and emergency vehicles get to that property? Didn’t get an answer as to whether a traffic study was done. Discussion: T. Linnehan said they received comments from staff and LFD. LFD said as long as access remains adequate there’s no issue. Reads comments from LFD. Transportation Engineer issued comments that were read into the record. G. Frechette asked F. Cigliano if LFD does in fact approve because the comments provided weren’t clear. K. Lania said he had spoken with LFD. K. Lania suggested including as a condition of approval. G. Frechette said he wished he had provided plans prior to the meeting. K. Lania said he would work with DPD and neighbors to ensure everyone is comfortable with the facade. G. Frechette said they are the approving authority and would have appreciated seeing the facade before the meeting. Fairly substantial change from the last proposal. From that perspective, have some positive things going on here. More landscaping available which is good. I don’t believe a revised landscaping plan was provided. K. Lania said he would work with DPD to provide. C. Cheng said he would like to see a swept path analysis. That might help LFD determine the curve radius. Secondly, question about detention basis. On ride side of walkway. Will you be planting trees to screen from headlight glare? K. Lania said retaining wall will remain. Top of that area is going to be remaining grass. C. Cheng asked about additional landscaping. C. Cheng echoed G. Frechette’s sentiments about getting revised elevations prior to meeting. D. Tenczar said we had a number of conditions at March 4, 2024 meeting. Reads conditions of approval. D. Tenczar thinks those conditions should be met with this application. Likes this proposal more than the previous iteration. A. Dolan-Wilson said no comments. T. Linnehan went through comment memo. T. Linnehan said satisfied with the project. Look for what the LFD recommends safety wise. Motion: G. Frechette motioned to approve the site plan with the following conditions: 1. The applicant shall work with DPD to add 6 trees to the site; 2. The applicant shall screen the rear of the property with vegetation or fencing per DPD approval; 3. The applicant shall remove snow that cannot be stored on-site; 4. The applicant shall replace the curbing at the second driveway opening per City of Lowell Engineering; 5. The applicant shall provide final landscaping plan to DPD for final approval prior to applying for a building; 6. The facade of the unit facing School Street will incorporate a design that reflects the front facade of a property as presented at 8/19 meeting subject to DPD approval; and 7. The applicant shall provide a swept path analysis as recommended by LFD to determine adequacy of fire access to the site. Seconded by C. Cheng (5-0). T. Linnehan motioned to approve the Special Permit with the same conditions as the Site Plan. The motion was seconded by G. Frechette and passed unanimously (5-0). Site Plan Review and Special Permit: 20 Favor Street 01852 The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an application by Summer Favor LLC to convert the existing building to a 12 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 a development with greater than 3 residential units, and Special Permit approval from the Planning Board per Section 8.1 for the conversion of a historic building to contain 12 residential units. On Behalf: John Geary, Applicant’s Attorney Matt Hamor, Applicant’s Engineer Leo Monteiro, the Applicant Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette thanked J. Geary for being well prepared for the meeting. G. Frechette thanked the client for taking the project on. This corner of the city needs attention. Has a lot of potential. Were just discussing the reconfiguration of the Lord Overpass. The use of the common - hopefully we can get more positive use. From that perspective this checks off all the boxes. Landscaping plan was comprehensive. I think it was very very good. Doing a lot to enhance the site. C. Cheng asked whether the building needs to be ADA accessible. L. Monteiro said it falls under existing conditions. Building was already built so we get grandfathered in. C. Cheng commended for the TDM plan. D. Tenczar thanked J. Geary for the proposal. Well presented. This is an area that needs some love and you’re providing it. I certainly wish this project well. D. Tenczar asked if this needed historic board approval. J. Geary said they had been in touch with Steve Stowell and that they do not need any approvals. A. Dolan-Wilson said this is an exciting project. T. Linnehan asked what would be at the top of the building. J. Geary said loft space with fantastic views. Motion: G. Frechette motioned to approve the site plan incorporating ZBA conditions. Seconded by C. Cheng (5- 0). T. Linnehan motioned to approve the Special Permit with same ZBA conditions. Seconded by G. Frechette (5-0). Housing Production Plan The Planning Board shall review and vote to adopt Lowell’s first Housing Production Plan. On Behalf: Yovani Baez-Rose, City of Lowell Jenny Raitt, NMCOG Chris Hayes. NMCOG Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette said he was in the 13 member committee. It was quite a process. The evening on housing was really spent devoted to this plan. Part of that master plan process drew this into it. People participating in master plan process also participated in this. I know there was discussion about all parties looked at and revised portions of the plan. Having served on NMCOG now and seeing other housing production plans from other communities, for this city it was a major undertaking. They were an important part of this. A lot of elements will be helpful to the city and state in acquiring funds. C. Cheng asked whether C. Hayes could explain the housing first zone. Would it be a zoning district? Can you also explain what a fair housing plan entails? C. Hayes said the housing first zone would be an incentive zone that might produce or provide density bonuses or other incentives if meets criteria of “housing first”- affordable to people making no income and has supportive services. C. Cheng confirmed whether this would be transient folks. C. Hayes said yes, folks who have been chronically homeless or have special needs. J. Raitt said a fair housing plan would be basically an assessment of zoning, city policies, ordinances, bylaws, and also practices. Would look at history, patterns of those things. Would look at private players and the city government and look at fair housing law and act to see intersections between or across those elements. Also mapping looking where people cannot access housing, race and patterns of homeownership - metrics analyzed in depth. Action plan showing barriers to fair housing access and things you want to eliminate as barriers. Everything from actual housing to actually engaging in city processes. Private players may also have created barriers. Fair housing plan is essentially a study and action plan for city to move forward. D. Tenczar thanked NMCOG and DPD for work they have done. Disagree with a lot of what’s in here. Using commercial space for housing. I think that’s one of the biggest problems in Lowell. We need housing but it seems to me - low income, no income. All of these people need jobs. We need some of these areas in Lowell that people can walk to. We need to take into account that we can’t just keep building because ultimately I don’t see how 3000 units will affect housing rates. Maybe with the governor with ADUs maybe that will help. But I think it comes down to jobs. These people need jobs in the city. They need to be employed. We need areas where employment will take place. Incredible amount of work. Young people come here but don’t have any income. At some point they move away to suburbs which is another problem. I thank you for your time. A. Dolan-Wilson said this is fantastic. How to assuage fears about single-family zoning going away. C. Hayes said that the plan doesn’t recommend doing away with single-family zoning. Look at community level planning to add housing near neighborhood centers. We heard from the public more multifamily housing near neighborhood centers. First thing I’d point toward. I would also say that traditionally the state does focus on affordable subsidized housing. The data does show a need for that. There is a homelessness component but 80% AMI for two working people full time with a child - two people working minimum wage. Final piece - access to single-family neighborhoods. Homebuyer programs. More homeownership opportunities in the Acre or Lower Highlands. J. Raitt said a lot of peer gateway cities are talking about need to deal with housing stability and create new opportunities. It means increasing supply. In some other gateway cities, they have recently done community engagement opening up conversations showing people do support actions. How do you balance preservation, stability, and production and increasing supply. A. Dolan-Wilson said the plan is really forward thinking. T. Linnehan said a couple comments. Page 106. Evaluate citywide zoning, nonconforming structures. I think that’s a very good goal. Allowing people to build new buildings that align with neighborhood character. Would help keep neighborhood intact. Getting people to maintain properties is difficult. Y. Baez-Rose acknowledged that the scope of work to create this plan was a lot. We have an incredibly talented staff but we also recognized that the amount of data and analysis that was required was critical for us to seek support of NMCOG. Without their expertise and capacity and analysis and working with us during the master plan was critical. Could not have done in house. I would be remiss in not acknowledging the work that went into this. The level of this plan is not something that we could have pulled off without our friends at NMCOG. Motion: G. Frechette motioned to approve, seconded by T. Linnehan (5-0). IV. Other Business Signatory Authority The Planning Board shall vote to grant Peter Cutrumbes, Assistant Planner, signatory authority. This will authorize Peter to sign Planning Board decision and Approval Not Required (ANR) plans. T. Linnehan motioned and C. Cheng seconded the motion to grant signatory authority. The motion passed unanimously, (5-0). V. Further Comments from Planning Board Members G. Frechette shared that there was a final meeting of the Inclusionary Zoning Market Study. There will be a summary report. Perhaps something to revisit, reassess annually. A lot of work went into that. F. Cigliano thanked G. Frechette for participating in three subcommittees over the past several years (Lowell Forward, Housing Production Plan, and Inclusionary Zoning Market Study). VI. Adjournment D. Tenczar motioned and G. Frechette seconded the motion to adjourn the meeting. The time was 8:16PM.