Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday, October 7 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 Tenczar Member Dolan-Wilson Members Absent Member Cheng 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 9/19/2024 G. Frechette abstained due to absence. T. Linnehan motioned to approve the minutes, with D. Tenczar seconding. The vote was unanimous (3-0). II. Continued Business 197 Beacon Street 01850 – Proposed Public Shade Tree Removal Hearing In accordance with MGL Ch. 87.5 and Chapter 260 of the Lowell Code of Ordinances, the Lowell Planning Board will hold a public hearing to hear all interested persons relative to the removal of sixty-one (61) total trees at 197 Beacon Street. Three (3) proposed trees to be removed with a DBH greater than 24”, and the remaining fifty-eight (58) with a DBH of less than 24”. The trees and their roots are hazardous to the drinking water infrastructure and undermine water storage tanks. Discussion: The applicant’s representative, Jim Rivard of Whittard and Cumming Engineering, indicated that they need more time to fully address the concerns and come up with the best plans possible. They have requested a continuance until the November 19 meeting. T. Linnehan motioned with D. Tenczar seconding to continue the application to the November 19 meeting. The vote was unanimous (4-0). III. New Business 5 Hampshire Street 01850 – Special Permit Banks Building Consultants, LLC, on behalf of Sam Boles, has applied to the Lowell Planning Board seeking to convert the attic of an existing two family into a third unit at 5 Hampshire Street. The subject property is located in the Traditional Multi-Family (TMF) zoning district. The proposal requires Special Permit approval from the Lowell Planning Board per Section 12.1(c) for three (3) units on a single lot. On Behalf: Albelly Manon, the architect for the project. They will not be changing the envelope of the property, just converting the third floor into a livable unit. Speaking in Favor: None Speaking in Opposition: John Nacopolous (owns 15 Hampshire) spoke in opposition. It is two buildings down from the property. Parking is very restricted on Hampshire Street. People park all the way from West 9 th. Another unit in there would cause more parking problems because it is totally congested. Discussion: Councilor Corey Robinson did not speak for or against. He noted that he has not heard significant concerns from the neighborhood outside of parking congestion and keeping the properties clean due to their proximity to each other. In order to approve those projects, those concerns would need to be satisfactorily addressed. G. Frechette said on the surface it is adding one unit on the third floor. We do need housing in the City, the use is consistent, and there is a park across the street for open space. However, when he visited the site on Sunday morning, parking was so congested that the street was no longer two way. Sunday morning is when everyone is home. Signs in the park say “for park use only” but obviously residents were parking there. He has a very difficult time justifying the new project requiring two more spots. The Special Permit criteria under Section 11.3.2 requires avoiding detrimental parking issues. D. Tenczar concurred. He went on a Monday during the day, even when people were at work it was very crowded. He is against the proposal. A. Dolan Wilson concurred. Noted that she has questions about the ventilation of the unit, but it seems like it may not get that far yet. T. Linnehan read the comments from LFD. He also concurred regarding the parking situation. He is worried about the parking congestion narrowing the street to one way—it could prevent safety issues with Fire access. LFD Comments: “I believe Commissioner Fuller wants to do a pre-inspection of this property to ensure proper egress before we approve the project. The owner would also need to be aware that this usage change would require an upgrade to the fire protection, specifically hard-wired detectors and hard-wired interconnected for any common areas. Meeting these criteria, I would have no other issues with the project.” Motion: Motion to deny by G. Frechette, seconded by D. Tenczar. The vote was unanimous (4-0). Proposed Zoning Amendment – 534-556 Chelmsford Street 01851 In accordance with M.G.L. Chapter 40A, Section 5, the Lowell Planning Board will hold a Public Hearing to hear all interested persons relative to an ordinance to amend “The Code of Ordinances City of Lowell, Massachusetts,” with respect to Chapter 290, thereof entitled “Lowell Zoning Code” by extending the existing Suburban Multi-Family (SMF) zoning district to include an area presently zoned Regional Retail (RR) at 534-556 Chelmsford Street in Lowell. D. Tenczar noted that he has to recuse himself. On Behalf: M. Hamor, the applicant’s engineer, and Attorney John Cox, both representing the applicant (John Maria). J. Cox said Mr. Maria has run Lowell Central Electric for many years, and has owned property at the above location for a lengthy period of time. Three of the parcels were previously taken from a different owner via tax taking. J. Maria responded to the City’s RFP selling the property and was successful. He noted that he would develop it into housing. J. Cox noted that there are multi-family housing units on multiple sides of the parcels. The property is currently in the Regional Retail (RR) zoning district, but needs to be changed to the Suburban Multi-Family (SMF) zone. The land currently does not provide tax income to the City. The LHA has also submitted a letter of support, because it will provide an easement for them to easily access their property in the rear. There is also support from City staff across multiple departments. The proposal would provide 81 units. J. Cox is requesting a positive recommendation. If it is granted, the project would then come back to the Planning Board for Site Plan Review and to the Zoning Board for Variances. M. Hamor gave a brief overview of the project. The property is bordered on multiple sides by multi-family districts. The extension of the SMF zone would come from the right side of the property. Three buildings of 27 units each, with an entrance on Chelmsford Street. An easement would be granted to LHA to access their property to the rear of the proposed project. T. Linnehan read a Letter of Support from the Lowell Housing Authority into the record. Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette noted that it is odd that the property is surrounded by multi-family zones. That fact, and the intersection, leads him to believe the site would be difficult to develop commercially. The applicant is providing housing with adequate parking as well. It is a logical extension of the zone and would be in favor of approving the request. A. Dolan-Wilson noted that it fits Lowell Forward and concurs with her colleague. T. Linnehan said the prospective plan was well designed and complies with the Master Plan. He noted that staff was in favor, with no objections. It will be positive for the housing stock and the project fits in with the neighborhood. Motion: T. Linnehan motioned to issue a positive recommendation to the City Council, with G. Frechette seconding. The vote was unanimous (3-0), with D. Tenczar recused. IV. Other Business V. Adjournment G. Frechette motioned with T. Linnehan seconding to adjourn the meeting. The meeting was adjourned at 7:06 PM