Zoning Board of Appeals

Lowell Zoning Board of Appeals Minutes 3/10/2025 at 6:30 P.M. Note: These minutes are not completed verbatim. For further detail, contact the Division of Development Services, 375 Merrimack Street, Lowell, MA or refer to video recordings available online at www.LTC.org. Members Present: Chairman Pech, Vice-Chair Callahan, Member McCarthy, Member Briere, Member Procope, Member Hovey, Member Nickerson Members Absent: None Others Present: Dylan Ricker, Assocaite Planner The following represents the actions taken by the Zoning Board of Appeals at the 3/10/2025 meeting. This meeting was held in the City Council chambers. Attendees had the ability to participate via Zoom as permitted by Chapter 107 of the Acts of 2022, signed into law on July 16, 2022. Chairman Pech called the meeting to order at 6:30 PM V. Pech announced that due to a clerical error the 1201 Bridge Street application is not on this agenda, and will be heard at the 3/24 Zoning Board meeting. I. Continued Business II. New Business ZBA-2025-5 Petition Type: Special Permit Applicant: Phally Sean Property Located at: 230 Cumberland Road, 01850 Applicable Zoning Bylaws: Section 4.5.2 Petition: The Lowell Zoning Board of Appeals will hold a public hearing to hear all interested persons relative to an application by Phally Sean to convert the existing laundromat to a professional office and service businesses at 230 Cumberland Road. The subject property is located in the Traditional Two-Family (TTF) zoning district. The project requires Special Permit approval per Section 4.5.2 to extend a non- conforming use, and for any other relief required under the Lowell Zoning Ordinance. On Behalf: Phally Sean, 230 Cumberland Road P. Sean said she acquired the property that was a laundromat and her intention is to convert the space to office and service business area. P. Sean said it would have a plumbing office with minimal traffic, and the other side would be for service business. Speaking in Favor: None Speaking in Opposition: Mark Goulet, 233 Cumberland Road M. Goulet said there is a lot of traffic in the area and he is concerned with the number of offices in the space. M. Goulet said there are parking issues in the area. M. Goulet said he does not have enough information to know if he thinks the proposal is acceptable but does not think there is enough parking. Discussion: G. Procope asked the applicant to respond to the abutter’s comments. P. Sean said the lot has 8 off-street parking spaces and they do not anticipate utilizing on-street parking. P. Sean said the plumbing business is for meetings, and the other space would be for a service business which they would rent out to 1 owner. P. Sean said she does not believe the uses will take up more than the 8 off-street spaces they have. G. Procope asked if parking would be split between the businesses. P. Sean said the plumbing business is her business and they do not expect to utilize the space frequently. G. Procope confirmed there would be no equipment stored on site. P. Sean confirmed and said it is just an office space which would be used at most once per week. G. Procope asked about the other business. P. Sean said she plans to rent out the space to a salon and they would use the parking. P. Sean said there are tenants upstairs which are part of an Eliot program and they cannot drive by law. G. Procope asked for abutter’s additional comment. M. Goulet said the application said there is space for 5 different businesses. P. Sean said there will only be 2 tenants, and there are small rooms inside for them to do beauty salon work. M. Goulet said he is concerned about parking. G. Procope asked if the applicant anticipates the 8 spaces being used at once. P. Sean said she does not anticipate this. G. Procope clarified the uses would be 1 plumbing business and 1 salon business. P. Sean confirmed. P. Sean said the 8 spaces would be primarily for the salon because the plumbing business will be used infrequently. G. Procope said the business will have a minimal impact and they will not have people parked there for extended periods of time. G. Procope said renovating the building would be a positive for the building because it is currently vacant. P. Sean said they pulled a demo permit, and they anticipate completing some construction. P. Sean said abutting properties currently use their parking area which is why it appears full. G. Procope said he supports the project and feels it will have a positive impact. M. Briere said he agrees with the City’s Economic Development Director’s comments and he will be supporting the petition. D. McCarthy asked for the current use of the building and how long it has been vacant. P. Sean said the building has been vacant for a few months. D. McCarthy said he looks forward to seeing it be an active business and noted the parking requirements were met. D. McCarthy said adding a shade tree would benefit the area and said it is in an area that can receive free shade trees. D. McCarthy said a tree could be planted without impacting parking. P. Sean agreed and asked what location would be best for the tree. D. McCarthy suggested the front right corner, and said she can work with DPD on the best location. S. Callahan said he does not have concerns and the new use would likely be less impactful than the laundromat. S. Callahan said the property provides parking. S. Callahan noted that the LLC should be listed as the owner on the ZBA application forms and asked the applicant to amend their application. P. Sean agreed. T. Hovey said the applicant meets the parking requirement. T. Hovey asked if the private parking signs are still up. P. Sean said the signs have faded, but they will put up new signage. T. Hovey said this would alleviate overflow, and noted they are not reviewing parking as this requirement has been met. T. Hovey said he is supportive of the petition. J. Nickerson said he has no questions. V. Pech said the conversion makes sense and agrees that a laundromat is a more intrusive use. V. Pech said there is adequate parking. V. Pech summarized the proposed conditions of adding a shade tree and submitting an amended ZBA application. S. Callahan and D. McCarthy said the applicant can work with DPD to determine if the site is appropriate for a shade tree. Motion: D. McCarthy motioned to approve the Special Permit with the following conditions: 1. The applicant shall work with DPD to add a shade tree to the property if it is deemed appropriate; and 2. The applicant shall submit an amended Zoning Board application with corrected owner information. S. Callahan seconded the motion. The motion passed unanimously, (5-0). ZBA-2025-6 Petition Type: Variance Applicant: Kimseng Seng Property Located at: 180 Liberty Street, 01851 Applicable Zoning Bylaws: Section 6.1 Petition: The Lowell Zoning Board of Appeals will hold a public hearing to hear all interested persons relative to an application by Kimseng Seng to add a takeout restaurant to their existing convenience store. The subject property is located in the Traditional Mixed-Use (TMU) zoning district. The project requires Variance approval per Section 6.1 for relief from the minimum parking requirement, and for any other relief required under the Lowell Zoning Ordinance. Note the applicant is requesting a continuance to the Monday, March 24th meeting. On Behalf: None Speaking in Favor: None Speaking in Opposition: None Discussion: None Motion: D. McCarthy motioned, and G. Procope seconded the motion to continue the petition to the March 24 th Zoning Board meeting. The motion passed unanimously, (5-0). III. Other Business Minutes for Approval: 2/24/2025 D. McCarthy motioned, and S. Callahan seconded the motion to approve the meeting minutes. The motion passed unanimously, (5-0). IV. Adjournment D. McCarthy motioned and S. Callahan seconded the motion to adjourn the meeting. The time was 6:58PM.