Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday, November 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 Tenczar Member Dolan-Wilson Members Absent None 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 10/21/2024 G. Frechette motioned and D. Tenczar seconded the motion to approve the meeting minutes. The motion passed unanimously, (4-0). II. Continued Business III. New Business Muldoon Park (5 Billerica Street) 01852 – Public Shade Tree Hearing In Accordance with MGL Ch. 87.5 and the Chapter 260 of the Lowell Code of Ordinances, the Lowell Planning Board will hold a public hearing to hear all interested persons about the proposed removal of two (2) Callery Pear trees with a DBH of approximately 15”. The trees will be removed to accommodate a new seating area to view the Concord River. On Behalf: Jorge Martinez, City of Lowell, Urban Renewal Project Manager Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette said it is a straightforward application. New trees would be planted on site. Muldoon Park has a spectacular view. Wonderful spot. C. Cheng said he is happy with the proposal. D. Tenczar said he agrees. I think it is interesting and great park for residents. Tree ordinance - should be amended to list the Planning Board as Tree Board. Tree removal permits have certain requirements. Removal of invasive species should be added to the code. J. Martinez added that Callery Pears are not currently invasive but next year will be added to the list. T. Linnehan said great that replacement trees will be planted on-site. Motion: T. Linnehan motioned and C. Cheng seconded the motion to approve the tree removals. The motion passed unanimously, (4-0). 113 Walker Street 01854 – Site Plan Review & Special Permit The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an application by Walker Street, LLC to subdivide the existing lot at 113 Walker Street into three (3) lots, maintain the existing two-family home, and construct two (2) duplexes on either side of the existing two-family home on the new lots. The subject property is located in the Traditional Multi-Family (TMF) zoning district. The proposal requires Site Plan Review approval per Section 11.4 for a development with greater than three (3) residential units, and Special Permit approval per Section 11.3 and Article 12.1 for the proposed use. On Behalf: John Cox, Applicant’s Attorney Matt Hamor, Applicant’s Engineer John Norton, the Applicant Speaking in Favor: None Speaking in Opposition: None Discussion: T. Linnehan read two letters of support into the record. G. Frechette commended the applicant for the evolution of the project. The project will have an attractive streetscape. J. Norton said he is not intending to sell anytime soon. Put a lot of effort into architectural plans. Better than the original townhouse proposal. CC. Cheng concurred that it looks good from the street. In terms of character of the neighborhood, fits right in. Are you going to improve any fencing or screening? M. Hamor said there will be a solid white fence on either side. That was a condition from the prior approval. M. Hamor said the property will be fully landscaped. D. Tenczar asked what would happen with the building in the middle. Looks like it could use some TLC. J. Norton said existing structure is in good condition. Exterior could use some TLC. New siding. It will look similar to the rendering. Entrance needs sprucing up. D. Tenczar said he was troubled by the t-shaped lot. I don’t think that’s a good idea. I like what your doing in the neighborhood. I like that you are working with the neighbors to size down the project. That’s a benefit. I don’t think its a benefit to have a private drive to access buildings. T. Linnehan said definitely fits in with the neighborhood. Make houses in the middle more appealing with new siding. I’m in favor of the project. Streetscape looks much better than before. Motion: T. Linnehan motioned to approve the site plan with the following conditions: 1. The applicant shall add shade trees to front of the property; 2. The applicant shall obtain stormwater approval from the Lowell Regional Wastewater Utility; 3. The applicant shall obtain final approval from the Engineering department. The motion was seconded by G. Frechette and passed unanimously, (4-0) C. Cheng motioned and T. Linnehan seconded the motion to approve the Special Permit with same conditions as the Site Plan Review approval. The motion passed unanimously, (4-0). 113 Walker Street 01854 – Definitive Subdivision The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an application by Walker Street, LLC to subdivide the existing lot at 113 Walker Street into three (3) lots, maintain the existing two-family home, and construct two (2) duplexes on either side of the existing two-family home on the new lots. The subject property is located in the Traditional Multi-Family (TMF) zoning district. The new lots will not meet the minimum frontage requirement per Section 5.1 of the Lowell Zoning Ordinance. The project requires Definitive Subdivision approval from the Lowell Planning Board under Lowell’s Subdivision of Land Regulations. On Behalf: John Cox, Applicant’s Attorney Matt Hamor, Applicant’s Engineer John Norton, the Applicant Speaking in Favor: None Speaking in Opposition: None Discussion: None Motion: G. Frechette motioned and T. Linnehan seconded the motion to approve the definitive subdivision application with the same conditions as the site plan review and special permit approval. The motion passed (3-1) with D. Tenczar voting in opposition. 234-268 Mount Vernon Street, 89 Willie Street, and 5 Farnham Street 01854 – Proposed Zoning Amendment 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 Urban Neighborhood Multifamily (UMF) zoning district to include an area presently zoned Light Industrial (LI) at 234-268 Mount Vernon Street, 89 Willie Street, and 5 Farnham Street in Lowell. On Behalf: Camilo Espitia, Deputy Director, DPD Speaking in Favor: None Speaking in Opposition: None Discussion: G. Frechette said the city currently owns properties and can sell to a private redeveloper. C. Espitia said yes and we would be gaining value from selling them. Would be getting cash flow. G. Frechette asked if there are any environmental issues. C. Espitia said there are studies but they pertain to a different nearby parcel. I believe there were some spills on the property but they have been mitigated. I don’t think it would be an obstacle for redevelopment or sale of the properties. G. Frechette said this would be a better use than light industry at that spot. G. Frechette said it is a delicate spot. C. Cheng said this makes a lot of sense. D. Tenczar said he drove around the parcel. He was surprised that it had a prior residential use. It was nothing but commercial. My biggest beef with this is sooner or later we have to have jobs for people because the biggest problem according to the plans is that people can’t afford rent. At a certain point, Lowell will run out of land, and one thing that isn’t being looked at, is we should be keeping some commercial property to create jobs. Whether that is in concert with UML. at a certain point, no properties to get people jobs. That’s my biggest beef with this. I think at a certain point, mill buildings are used for housing. Can’t use those for businesses. Housing is a need, but building housing isn’t the total answer. T. Linnehan said he is in favor. Was residential at one point. Light Industrial didn’t work out. Motion: Chairman Linnehan motioned and Member Frechette seconded the motion to issue a positive recommendation to the City Council for the following reasons: 1. The proposed Zoning Ordinance amendment meets the goals and objectives of the Acre Urban Renewal Plan and the Lowell Forward comprehensive plan; 2. The proposed Zoning Ordinance amendment maintains the intent of zoning in the surrounding neighborhood, as the parcel was previously zoned for multi-family housing; 3. The proposed Zoning Ordinance amendment will create and preserve affordable and mixed- income housing with good long-term management; 4. The proposed Zoning Ordinance amendment will preserve the historic, dense, and urban residential character of the Acre, which has served for generations as a home for new immigrant groups; 5. The proposed Zoning Ordinance amendment will enhance the marketability and promote the development and under-utilized land in the area by assembly, re-parceling, and subdivision of land arrangement in the development of individual parcels by private redevelopers in order to achieve coordinated and harmonious urban design; and 6. The proposed Zoning Ordinance amendment provides for a change in land uses from the current haphazard mixture of industrial, commercial, and residential uses to a clearly defined pattern of mixed-use, retail, residential, and industrial. The motion to issue a positive recommendation passed (3-1), with Member Tenczar voting in opposition. IV. Other Business V. Further Comments from Planning Board Members VI. Adjournment D. Tenczar motioned and A. Dolan-Wilson seconded the motion to adjourn the meeting. The motion passed unanimously (5-0). The time was 9:47PM.