Planning Board

City of Lowell - Planning Board Planning Board Meeting Minutes Monday, November 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 Tenczar Members Absent None Others Present Dylan Ricker, Associate Planner A quorum of the Board was present. Chairman Linnehan called the meeting to order at 6:30 PM. I. Minutes for Approval 11/4/2024 G. Frechette motioned, and C. Cheng seconded the motion to approve the meeting minutes. The motion passed unanimously, (4-0). II. Continued Business 197 Beacon Street, 01850 – 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 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) trees with a DBH of less than 24”. The trees and their roots are hazardous to the drinking water infrastructure and undermine water storage tanks. On Behalf: Peter Lyons, Applicant’s Representative P. Lyons said the plan was revised to remove only 53 trees, the trees are located along the embankment for the water storage tanks. P. Lyons said these trees pose a threat to the underground water storage tanks. P. Lyons said over time there is a risk that the trees will damage the water tanks. P. Lyons said they are proposing to clear the identified trees along the reservoir and underground storage tanks then loam and seed the area. P. Lyons explained the replanting plan. P. Lyons said they propose to replace the trees within the Centralville neighborhood. P. Lyons said they plan to remove 53 trees, given the size of all trees they need to replant 55 trees per city code. P. Lyons said they intend to plant 83 trees in Centralville, and identified 5 areas. P. Said they primarily plan to plant red maples. Steven Duchesne, Applicant’s Representative S. Duchesne said the total trees proposed to be removed has been reduced. Speaking in Favor: None Speaking in Opposition: None Discussion: C. Cheng said a few trees are not tagged to be removed near the embankment. P. Lyons said some of the further trees are not believed to pose a risk to the structure so they no longer intend to remove certain trees. T. Linnehan asked for the total trees to be removed and replanted. P. Lyons said they are removing 53 trees which requires 55 new trees, but they intend to plant 83 trees. G. Frechette asked whether there will be a maintenance program. P. Lyons confirmed and said the plan is to remove all the vegetation then loam and reseed grass. P. Lyons said all the vegetation in the area will be coming down and there will be grass replanted in its place. P. Lyons said they do not want anything growing there so the vegetation does not impact the water storage tanks. G. Frechette asked if they could plant some of the trees along Christian Street in the immediate area without impacting the water tanks. P. Lyons said they could look at additional opportunities to plant in the area along Christian Street. C. Cheng asked about the orange net fencing and asked if it is temporary. S. Duchesne said the Parks Department puts that up to catch leaves in the fall. C. Cheng asked if there would be a problem reseeding on the steeper terrain. P. Lyons said they put geotextile down to control erosion until the grass grows. C. Cheng asked if the tree pits are already in place for the street trees. P. Lyons said there is a grass area next to the sidewalks where they would plant trees and the trees would be planted into the grass. C. Cheng asked if the 83 trees is a definite to be planted. P. Lyons said it is their goal, but once they evaluate each location they will know exactly, they need a minimum of 55 trees. D. Tenczar asked when the trees would be replanted. P. Lyons said they plan for Spring 2025 removal and then they would work with DCR on replanting after the trees are removed. D. Tenczar agreed taht if some planting can be done on Christian Street that would be good. T. Linnehan asked about the tree on the corn of Richards St and Christian St (#28). T. Linnehan asked if that tree is a threat. P. Lyons said it does not appear close to the tank, but given the size of the tree there's a risk its roots can reach the tank. G. Frechette asked when the trees will be removed. P. Lyons said start is expected in Spring 2025. G. Frechette asked how long the work will take. P. Lyons said work will most likely take less than 2 months. Motion: G. Frechette motioned to approve with the following conditions: 1. The applicant shall replace some of the removed trees on the Christian Street side of the street; and 2. The applicant shall replace the trees being removed in the same scheduled timeframe and season as the tree removal. T. Linnehan seconded the motion. The motion passed unanimously, (4-0). III. New Business 1733 Middlesex Street, 01851 – Site Plan Revision Tran Management, LLC has applied to the Lowell Planning Board to revise their Site Plan Review approval for 1733 Middlesex Street. On June 17, 2024, the applicant was granted approval to expand the rear parking area. The applicant is now proposing to revise the Site Plan by constructing an addition to the existing building. The subject property is located in the Regional Retail (RR) zoning district. The proposal requires Site Plan Review approval from the Lowell Planning Board per Section 11.4.2 of the Lowell Zoning Ordinance. On Behalf: Kevin Murphy, Applicant’s Representative K. Murphy said the restaurant has been successful with small fundraisers, and the applicant is requesting a 2200 sf expansion to the restaurant for additional seating and a function area for events. K. Murphy said the owner now has 82 off-street parking spaces. K. Murphy said the neighbors are supportive and Walgreens and the Indian temple have offered to allow the restaurant to use their lots for overflow parking. K. Murphy said the property is adjacent to the City parks which has parking and they could consider working with the City to lease parking spaces. K. Murphy said they are amenable to conditioning approval on obtaining a letter from the Indian Temple for the overflow parking. K. Murphy said he addressed the issues with the dumpster with his client. Matt Hamor, Applicant’s Representative M. Hamor said the additional parking and drainage is in the process of being constructed. M. Hamor explained the proposed addition, and explained the floor plans. Speaking in Favor: None Speaking in Opposition: None Discussion: T. Linnehan asked about the willow tree. K. Murphy said the applicant no long plans to remove the willow tree. G. Frechette asked about the square footage of the building and asked if they intend to obtain a Variance for the parking. K. Murphy said they previously received a Special Permit from the Planning Board for reduced parking. G. Frechette said he believes additional relief is required. K. Murphy said he submitted a Special Permit Amendment with his initial application, but was told it was not necessary. M. Hamor said the total parking requirement is 1 space per 250 square feet because of their Special Permit from the Zoning Board. M. Hamor said based on the square footage it would require 34 parking spaces. K. Murphy said they addressed this with City staff. C. Cheng asked for confirmation that there will not be a bigger dumpster. K. Murphy confirmed and said they are going to clean the existing dumpster more frequently. C. Cheng asked for confirmation on whether the property meets setbacks, M. Hamor confirmed. C. Cheng expressed concern about the removal of trees and asked if more plantings could be done. K. Murphy said the existing ornamental plantings could be placed against the building and they will leave the 2 additional trees there. C. Cheng asked if the applicant could add trees to the site. K. Murphy said the applicant can work with the City on landscaping and trees. C. Cheng sad it would be helpful if the applicant had a written agreement for overflow parking. K. Murphy said it is difficult to get a written agreement, but they can try to get a written agreement with the Indian Temple. K. Murphy said most functions will be in the evening when Walgreens and the Indian Temple are less busy. C. Cheng asked if the entrance will be centered on the building to provide symmetry. M. Hamor said the entrance is not moving, but it is near the center of the building after the addition. D. Tenczar said his primary concern is parking. D. Tenczar said he reviewed the regulations and does not believe this is a takeout restaurant. D. Tenczar expressed support for utilizing abutting properties for overflow parking, but said a nonbinding letter would not be sufficient. D. Tenczar said he’d like to see a lease with the neighbors. D. Tenczar said he wants to see more parking and more commitment than just a letter. K. Murphy said it will be difficult to get someone to lease their parking spaces. G. Frechette agreed that the restaurant is a dine-in restaurant, K. Murphy agreed. G. Frechette said it is possible that the addition could lead the property to not have enough parking. T. Linnehan asked how frequently they have functions. K. Murphy said most functions are political functions. K. Murphy said functions are normally 35-50 people. T. Linnehan said any type of letter for parking would be helpful. T. Linnehan noted that employees are brought in by van and suggested parking the vans at the temple or Walgreens. K. Murphy said they are working with the stormwater team regarding roof runoff. T. Linnehan said adding trees would be beneficial. G. Frechette said he still has concerns related to the parking. C. Cheng said they could use an administrative review to ensure the parking arrangement is working and have City staff review. D. Tenczar said he would like a firm commitment on overflow parking. D. Tenczar said the parking area at the restaurant is always busy. G. Frechette asked for the number of spaces they believe they can get from the temple. K. Murphy said he believes he can get a letter, but he does not know the exact number of spaces. K. Murphy said the applicant is amenable to getting a written letter from the Indian Temple for a certain number of spaces. K. Murphy said Walgreens would primarily be used by people for the functions and they would be directing people to park there. K. Murphy said the addition is primarily for functions. C. Cheng asked how many new tables there would be. M. Hamor said there would be 6 larger tables, 14 tables that seat 4 people, and 7 tables that seat 2. K. Murphy said the primary use for the addition is a function area that is separated from the regular restaurant area. T. Linnehan said the applicant could continue the petition to see what letters they are able to get from neighbors regarding parking. K. Murphy agreed. T. Linnehan suggested continuing the petition to the 12/2 Planning Board meeting. K. Murphy agreed. Motion: T. Linnehan motioned, and D. Tenczar seconded the motion to continue the petition to the 12/2 Planning Board meeting. The motion passed unanimously, (4-0). 681-701 Merrimack St; 722-734 Merrimack St, 53 & 63 Salem St, 18-32 Decatur St, 01854 – Site Plan Review The Lowell Housing Authority has applied to the Lowell Planning Board seeking Site Plan Review approval to construct two new buildings totaling 118 residential units. Building 1 will contain 90 units located at 722-734 Merrimack Street, 53 & 63 Salem Street, 18-21 Decatur Street. Building 2 will contain 28 units located at 681-701 Merrimack Street. The subject properties are located in the Urban Mixed- Use (UMU) zoning district, and the Multi-Family Overlay – Mid-Rise (MFOM) overlay district. The proposal requires Site Plan Review approval from the Lowell Planning Board for a development with greater than 3 residential units. On Behalf: William Martin, Applicant’s Representative W. Martin said Trinity Financial is the developer and the project is to be located on Lowell Housing Authority and RENU property. W. Martin said the Lowell Housing Authority sought developers for the site and Trinity emerged as the developer. W. Martin summarized the plans and said there would be 2 separate buildings. W. Martin said the project complies with the zoning requirement, and noted no parking is required. W. Martin said 25 parking spaces will be provided. W. Martin said the property is a development for low- and moderate-income people and aligns with the City’s goals of providing housing that is affordable and redeveloping the Upper Merrimack Corridor. Michael Lozano, Applicant’s Representative M. Lozano explained the proposal and said there is a 90 unit building along Decatur St and 28 units on Cabot St. M. Lozano said the units would be for people earning up to 80% AMI. M. Lozano said homes for people approaching the middle-income scale are in great demand. M. Lozano said the buildings are highly efficient and intend to be Passive House certified. M. Lozano said they will feature landscaped open space for residents and to improve the streetscape around the property. M. Lozano said stormwater runoff and utilities will be addressed. M. Lozano said the project complies with the zoning regulations. M. Lozano said the sites have long been vacant, but at one point were developed, and this is an opportunity to provide new life to the area. Matt Marotta, Applicant’s Architect M. Marotta explained the plans and the streetscape improvements. M. Marotta said they would be adding street trees and parallel parking spaces. M. Marotta said it will add eyes to the street and increase activity in the area. M. Marotta explained the public access through the rear landscaped area connecting Merrimack St and Salem St. M. Marotta said trees, lighting, curbing, and sidewalks are being added. M. Marotta summarized the landscaping plan. M. Marotta said all vehicular access to the garage is off of Decatur St. M. Marotta said they area adding amenity space to the Merrimack St frontage which will increase activity there. M. Marotta said trash will be stored inside and picked up off of Decatur St. M. Marotta explained the Cabot St plans including the amenity space at the corner of the Cabot St and Merrimack St intersection. Speaking in Favor: Cathy Kam C. Kam said she is concerned about the impact on views from her building and the impact on natural light. C. Kam said she is supportive, but hopes the developer will consider design adjustments to minimize the impact on views and sunlight. Speaking in Opposition: Juan Castaneda, 744 Merrimack Street J. Castaneda said this is a critical corner and expressed concerns about traffic safety at the street corner. J. Castaneda said his concern is parking and traffic. J. Castaneda said he has concerns about traffic safety at the Decatur St and Merrimack St intersection. M. Lozano said this is an opportunity for them to correct some of traffic safety issues along Merrimack Street and said they will work with the City to rebuild infrastructure and sidewalks along Decatur St and create better pedestrian connections and increase visibility at the intersection. M. Lozano said they will create a buffer to increase site lines at the sidewalks and increase sidewalk space. < Lozano said they are working with the City to increase bike infrastructure and will have interior bike storage. Carl Kuffner, Owns 87 Salem Street C. Kuffner said parking is difficult in the area. C. Kuffner said he has a parking area for tenants, but street parking is rarely available. C. Kuffner said he is opposed due to lack of parking. Discussion: T. Linnehan noted that the property is in the Mid-Rise Overlay District which does not require off-street parking. M. Lozano said they are adding 9 on-street spaces. T. Linnehan said the project is a major improvement to Decatur Street. W. Martin said the applicant is agreeable to all of the proposed conditions. T. Linnehan summarized the proposed conditions from the City. W. Martin said the applicant is amenable to these conditions. G. Frechette expressed support for the design and asked if the Decatur St bumpouts needs to be approved by the City. M. Lozano confirmed and said they are working with the City. G. Frechette asked if Decatur St is being widened. M. Lozano said it is only being widened minimally to add the parking spaces. G. Frechette said the bumpouts will prevent people from parking on the corner and blocking views. G. Frechette said the design brings down the scale and improves the streetscape greatly. G. Frechette noted the property is in the overlay district which does not require parking. C. Cheng agreed with G. Frechette regarding parking. C. Cheng said he would like to see the TDM Plan, but said DPD can approve this afterwards.C. Cheng asked about the maximum height. DM. Lozano said 6 is the maximum number of stories, and said the building on Cabot St is only 4 stories. C. Cheng noted shadow studies are required for projects in the TOD zone and asked if the applicant completed a shadow study. W. Martin said they have not. T. Linnehan explained the requirement for a shadow study. M. Lozano said they are happy to provide a shadow study. C. Cheng asked if this can be conditioned. T. Linnehan said he be ok with adding this as a condition. W. Martin and M. Lozano agreed. C. Cheng asked about exterior lighting . M. Lozano said they will be adding exterior lighting but this has not been designed yet. M. Lozano said the lighting they add will be no glare. M. Marotta said they would focus lighting on entrances and egresses for the building. M. Marotta said they would look to elevate the Merrimack Street side for lighting. M. Marotta said they would explore adding lighting to the connector trail between Merrimack St and Salem St. M. Lozano said there will be professional management on site and will have a camera system at both buildings. C. Cheng asked if there are concerns related to the garage exit and if site lines are sufficient for exiting/entering. M. Lozano said they discussed with the City and modified the design to eliminate conflicts or issues for cars leaving/entering garage. C. Cheng asked about trash pickup. M. Lozano said there will be interior trash collection and the small containers will be wheeled out then brought back in. C. Cheng asked for confirmation it would be private trash pick up. M. Lozano confirmed. C. Cheng asked how parking would be assigned. M. Lozano said this would be done by lottery. M. Lozano said he does not expect all tenants will have cars and said it is a walkable part of the City. D. Tenczar noted the zone does not require parking, and said people concerned with parking need to talk to their Councilors. D. Tenczar expressed support for the design. D. Tenczar asked if there were similar homeless problems on the North Common. M. Briere said these problems are focused around the South Common and their buildings nearby the South Common. D. Tenczar expressed support for the added lighting. D. Tenczar asked how many units were at each AMI. M. Lozano said at least 20% will be for up to 30% AMI, but 90 of the 118 units will be supported with operating resources from LHA and HUD and the residents will only pay up to 30% of their income regardless of income. D. Tenczar asked if there will be deed restrictions. M. Lozano confirmed and said there would be affordability in perpetuity. T. Linnehan said he supports the project. T. Linnehan said the project will improve the area. Motion: G. Frechette motioned to approve the application with the following conditions: 1. The applicant shall submit a TDM Plan subject to approval from the City Transportation Engineer; 2. The applicant shall obtain stormwater approval from the Lowell Regional Wastewater Utility (LRWWU); 3. The applicant shall comply with the Engineering comments; 4. The applicant shall work with the Engineering Department on the Decatur Street improvements; and 5. The applicant shall provide a shadow analysis to DPD for review. D. Tenczar seconded the motion. The motion passed unanimously, (4-0). IV. Other Business V. Further Comments from Planning Board Members D. Tenczar provided an update on the activities of the Community Preservation Committee. VI. Adjournment D. Tenczar motioned and C. Cheng seconded the motion to adjourn the meeting. The motion passed unanimously (4-0). The time was 9:01PM.