Zoning Board of Appeals

Lowell Zoning Board of Appeals Minutes 9/08/2025 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 Procope, Member Hovey Members Absent: Member Briere Others Present: Peter Cutrumbes, Assistant Planner The following represents the actions taken by the Zoning Board of Appeals at the 9/8/2025 meeting. This meeting was held in the City Council chambers. Attendees had the ability to participate via Zoom as permitted by Chapter 2 of the Acts of 2025, signed into law on March 28, 2025. Chairman Pech called the meeting to order at 6:30 PM I. Continued Business ZBA-2025-27 Petition Type: Variance Applicant: Jesus Padua Property Located at: 128 Lilley Avenue, 01850 Applicable Zoning Bylaws: Section 5.1 Petition: Jesus Padua has applied to the Lowell Zoning Board of Appeals seeking Variance approval to raise the roof of the existing building to create finishable space in the attic. The subject property is located in the Traditional Two-Family (TTF) zoning district. The proposal requires Variance approval per Section 5.1 for relief from the maximum height, and maximum story requirements, and for any other relief under the Lowell Zoning Ordinance On Behalf: Mr. Ramos, the contractor. Looking to expand the attic about 4 to 5 feet upwards. Need more space for family. Speaking in Favor: None Speaking in Opposition: None Discussion: G. Procope said the request seems minimal. The house already has a dormer. Roof will come level with it. Thinks this is an improvement on the house. T. Hovey confirmed that they are doing it as a single-family. Mr. Ramos said yes. T. Hovey said he has no issues. D. McCarthy thinks it is a good use of space. Appreciates that the height will be even with the existing dormer roof line. S. Callahan expressed support. V. Pech concurred with his colleagues. Motion: D. McCarthy motioned to issue the Variance and G. Procope seconded. The vote was unanimous (5-0). II. New Business ZBA-2025-34 Petition Type: Variances Applicant: Skaff Realty, LLC Property Located at: 93 Mammoth Road, 01854 Applicable Zoning Bylaws: Section 5.1 Petition: Skaff Realty, LLC has applied to the Lowell Zoning Board of Appeals seeking Variance approval to convert the former municipal firehouse at 93 Mammoth Road to three (3) residential units. The property is located in the Neighborhood Business (NB) zoning district. The proposal requires Variance approval per Section 5.1 for relief from the minimum lot area, minimum lot area per dwelling unit, minimum Floor- Area-Ratio (FAR), and for any other relief required under the Lowell Zoning Ordinance. and for any other relief required under the Lowell Zoning Ordinance. On Behalf: Attorney John Geary, the applicant’s lawyer. Matt Hamor, the applicant’s engineer. George Skaff, the principal of Skaff Realty, LLC. J. Geary summarized the application. It is a conversion of the former municipal firehouse at 93 Mammoth Road into three residential units. Seeking relief for minimum lot area, minimum lot area per dwelling unit, minimum floor-area-ratio, and usable open space per dwelling unit. Minimum relief on most of the dimensional requirements. No usable open space on site, but the site is directly across from Father Maguire Park. Staff comments were supportive. Will be able to address concerns from the Engineering and Stormwater staff. Two spaces for each dwelling unit. The applicant did a similar project with the old firehouse on Fourth Street. M. Hamor gave an overview of the Site Plan. Footprint of building not changing. Two parking spaces per unit. Two inside the garage bays, and four outside. Stormwater requested additional drainage and they are amenable to working with the City’s Stormwater staff. There will be a porous walkway to access the rear unit from the outdoor parking area. Speaking in Favor: None Speaking in Opposition: None Discussion: T. Hovey asked if there will be gutters added to the roof. J. Geary confirmed the existing gutters. T. Hovey said it is a good project. The City does not want to see its old municipal buildings fall to waste. D. McCarthy was happy to see that the tower is being kept and there will be greenspace. Asked if there could be a street tree. M. Hamor said it may be possible. D. McCarthy said he also wants to condition approval on the Engineering Department comments. S. Callahan expressed support. Has some concerns about backing out onto Mammoth Road with the street tree. The relief is minimal. G. Procope concurred with his colleagues. V. Pech expressed strong support. No concerns. This will be a great project. Motion: D. McCarthy motioned to issue the Variances with the following conditions: 1. Applicant work with DPD to see if a street tree can be provided 2. The applicant shall comply with all comments from the City Engineer S. Callahan seconded. The vote was unanimous (5-0). ZBA-2025-36 Petition Type: Variance Applicant: Pony Khousakoun Property Located at: 10 Corson Street, 01851 Applicable Zoning Bylaws: Section 5.1 Petition: Pony Khousakoun has applied to the Lowell Zoning Board of Appeals seeking Variance approval to add a third story to their home at 10 Corson Street. The property is in the Traditional Two-Family (TTF) zoning district. The proposal requires Variance approval per Section 5.1 for relief from the maximum stories requirement, and for any other relief required under the Lowell Zoning Ordinance. On Behalf: A representative from Lumi Contracting, the contractor. The proposal is to add another floor to the existing building. Seeking approval now because they would like to finish before the winter season. Speaking in Favor: None Speaking in Opposition: None Discussion: D. McCarthy noted the building has a relatively small footprint. Minimal relief. Height is within the requirements for the district. Project makes sense. S. Callahan had no concerns. T. Hovey and G. Procope expressed support. V. Pech said the project is straightforward. No issue. Motion: D. McCarthy motioned to issue the Variance. Seconded by G. Procope. The vote was unanimous (5-0). ZBA-2025-35 Petition Type: Variance Applicant: Sambath and Sandap Chim Ros Property Located at: 22 Wedge Street, 01851 Applicable Zoning Bylaws: Section 5.1 Petition: Sambath and Sandap Chim Ros has applied to the Lowell Zoning Board of Appeals seeking Variance approval to enclose their front porch at 22 Wedge Street. The property is in the Traditional Single-Family (TSF) zoning district. The proposal requires Variance approval per Section 5.1 for relief from the front yard setback requirement, and for any other relief required under the Lowell Zoning Ordinance. On Behalf: Hooshmand Afshar, the applicant’s Engineer. The contractor for the owner got a permit for the siding on the house. He did not get a permit to enclose the porch. The building isn’t getting closer to the front property line. The front setbacks are just different for porches and homes. Speaking in Favor: None Speaking in Opposition: None Discussion: S. Callahan appreciates the applicant coming to make this right. Asked if the dimensions of the front porch have changed. H. Afshar said no, simply the porch was enclosed. G. Procope had no concerns. T. Hovey asked how long ago the construction was done. H. Afshar said July. Has no concerns, they didn’t encroach. D. McCarthy said they are doing the right thing. Small ask, and is supportive. Would like to see the City impose some kind of penalty for contractors that take advantage of clients. V. Pech concurred with his colleagues. Happy the homeowner is here to rectify the issue. Motion: D. McCarthy motioned to approve the Variance. Seconded by S. Callahan. The vote was unanimous (5-0). ZBA-2025-38 Petition Type: Variance Applicant: Steve Derosa Property Located at: 14-16 Rockdale Avenue, 01854 Applicable Zoning Bylaws: Section 5.1 Petition: Steve Derosa has applied to the Lowell Zoning Board of Appeals seeking Variance approval to construct a paved parking area at 14-16 Rockdale Avenue to accommodate the parking needs of 8 nearby properties. The subject property is located in the Urban Single-Family (USF) zoning district. The proposal requires Special Permit approval per Article 12.6 (i), and for any other relief required under the Lowell Zoning Ordinance. *Please note this item was taken out of order, following 93 Mammoth Road* On Behalf: Attorney John Geary asked for a continuance, as the legal ad did not run. Speaking in Favor: None Speaking in Opposition: None Discussion: None Motion: D. McCarthy motioned to continue the request to September 22, 2025. T. Hovey seconded. The vote was unanimous (5-0). III. Other Business Minutes for Approval: 8/11/2025 D. McCarthy motioned to approve. Seconded by T. Hovey. The vote was unanimous (5-0). V. Pech noted that officer elections are generally in September but that some members will be out. Asked to move it to the October 16. D. McCarthy and S. Callahan encouraged people to vote in the preliminary election. S. Callahan also expressed condolences for the passing of former City Water Director Ned Tarmey. I. Adjournment D. Mccarthy motioned to adjourn. Seconded by S. Callahan. Adjourned at 7:18 PM.