City of Lowell - Planning Board


Planning Board Minutes
March 3, 2008 6:30 P.M.
City Council Chambers, City Hall
City of Lowell, 375 Merrimack Street, Lowell, MA


Note: These minutes are not completed verbatim. For further detail, video recordings are available
at the Division of Planning & Development, 50 Arcand Drive, Lowell, MA

Members Present
Thomas Linnehan, Chairman
Joseph Clermont, Vice Chairman
Richard Lockhart, Second Vice Chairman
Stephen Gendron, Member
Gerard Frechette, Member

Others
Aaron Clausen, Associate Planner


The following are the results of the January 24, 2008 Planning Board meeting held in the City Council
Chambers at Lowell City Hall at 6:30 p.m.

All Members were present
Minutes & Roll Call of Neighborhood Groups
Approval of Minutes: January 24, 2008
Motion
S. Gendron motioned and R. Lockhart seconded to APPROVE the above minutes. The motion passed
with all members voting in favor (5-0).

Public Hearings
868 Middlesex Street
The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an
application by Juan Mejia for Site Plan Review for a project located at 848-868 Middlesex Street. The
project includes demolition of a portion of the existing industrial building and redevelopment of the
remaining structure to include a commercial unit on the first floor, a church on the second and four (4)
residential units on the third floor. Demolition of a portion of the building will allow the construction of
28 additional parking spaces for a total of 36 parking spaces. The project is located in the TMU
(Traditional Mixed-Use) zoning district, and requires site plan review under Section 11.4 of the Lowell
Zoning Ordinance.

The following individuals on behalf of the project:
Juan Mejia

The public hearing was not opened due to a lack of public notice as required by Mass. General Law
Chpt. 40A Section 11. The required newspaper advertisement had not been placed within the required

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Planning Board Meeting Minutes – march 3, 2008
Page 2
timeframe. Necessary notification has been made for a public hearing to be opened during the next
meeting scheduled for March 17, 2008.

A motion was made by J. Clermont and seconded by R. Lockhart to CONTINUE the meeting to the
next scheduled meeting March 17, 2008 due to lack of proper notice as required by Massachusetts
General Law. The motion passed with all members voting in favor to CONTINUE (5-0).

133 Clark Road
A Public Hearing will be held to hear all interested persons relative to an application by Jeremy
McSorley for Special Permit Review of a project located at 133 Clark Road. This proposal seeks to
modify plans that previously received a Special Permit in order to relocate the lot lines. One lot will
have forty (40) feet of frontage on Clark Road and consist of 51,393sqft of land area, and the second
lot will have sixty (60) feet of frontage on Clark Road and 20,064sqft of land area. The project is
located in the SSF (Suburban Single Family) zoning district. The project requires Special Permit
review under Section 5.2.9: Frontage Reduction for Large SSF Lots of the Lowell Zoning
Ordinance.

The following individuals spoke on behalf of the project:
Jim Flood (Attorney for Applicant), Jack Lougee (Engineer for Applicant), Jeremy McSorley
(applicant)

J. Lougee – presented changes made to the plan with respect to stormwater management concerns
made by the City Engineer. He indicated that he had met with Lisa DeMeo and the primary issue was
with regard to run-off in the southern corner of the lot, he had expanded the berm at the parcel
boundary to ensure water would be redirected to a retention area in the back of the lot. He also
indicated the 10-year storm would be retained on-site. Mr. Lougee also pointed out that the drainage
calculations they provided were intended to illustrate the difference in water runoff from the originally
approved subdivision plan and the current plan, and were not intended to compare existing conditions
with proposed conditions.

The following individuals spoke in favor of the project:
None

Chairman Linnehan read and entered into the record a letter in support of the project from Patricia
Nichols of 143 Clark Road, an abutter to the project. Her support of the project was the result of an
agreement with the applicant that provided satisfactory landscaping and landscaped screening between
the two properties’ property.

The following individuals spoke in opposition of the project:
None

Board Discussion
Member Lockhart questioned whether the driveway width could be narrowed to accommodate a driveway
curb cut to conform to the City’s zoning code, as well as the material of the sidewalk. Mr. Lougee
indicated that they could narrow the driveway and reduce the curb cut to 15’ in order to conform to the
code, and that they would match the new sidewalk material to the existing sidewalk adjacent to the
project.

Member Clermont asked whether the applicant would be amenable to making the landscape
improvements outlined in the letter from Mr. McSorley to Ms. Nichols a condition of approval, which the
applicant did confirm.

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Planning Board Meeting Minutes – march 3, 2008
Page 3
General discussion from the Board showed support for the current project over the original subdivision
and exhibited appreciation from the applicant for contacting Ms. Nichols to ensure the project would be
acceptable to all neighbors.

Motion:
Member J. Clermont motioned and Member R. Lockhart seconded to GRANT the special permit under
section 5.2.9 (Frontage Reduction) of the zoning code. The motion passed with all members voting in
favor (5-0). The motion was approved with the following conditions:

1. The applicant must reduce the driveway curb cut to conform to the dimensional requirements
enumerated in Section 6.1.10 of the zoning code, which stipulate curb cuts for driveways in the
Suburban Single Family District must be 15’ or less in width.
2. Subject to the landscape plan described in the letter by Jeremy and Darlene McSorley dated February
27, 2008 to be incorporated into the project.
3. The applicant must provide sidewalks and curbing materials that match the existing sidewalk.
4. The City Solicitor shall review and approve the driveway easement.
5. The applicant must place a deed restriction on lots 17 and 18 as shown on plan, stating that
said property can no longer be sub-dividable beyond the plans approved as part of the above
referenced plan. The City’s Assistant City Solicitor must review and approve the wording of
this deed restriction.
6. The applicant must preserve the large 12” tree on the southwestern section site, at the
beginning of the proposed roadway.

Member J. Clermont motioned and Member G. Frechette seconded to GRANT the special permit
under section 6.7.2 (Driveway Length) of the zoning code. The motion passed with all members
voting in favor (5-0). The motion was approved with the same conditions listed above.

1782 Middlesex Street
The Lowell Planning Board will hold a public hearing to hear all interested persons relative to an
application by Basil and Joanne Karanastasis for Site Plan Review for a project located at 1782
Middlesex Street. The project proposes to raze two existing buildings currently on site; one building
operating as a beauty salon the other is a single family home. Redevelopment of the site includes a
7,500sqft commercial building and 19-space parking lot. The commercial building will hold 5 store
fronts each approximately 1,200sqft in size. The project is located in the RR (Regional Retail)
zoning district, and requires site plan review under Section 11.4 of the Lowell Zoning Ordinance.

The following individuals spoke on behalf of the project:
Jim Hall (Attorney for Applicant), Ron Close (Engineer for Applicant)

Mr. Close presented the site plan, pointing out changes made to the original plan due to comments
made by various City Departments including the addition of a stockade fence along the parcel
boundary that abuts residential parcels, and noted that they would be able to located utility meters at
the rear of the building out of site from the street, the sidewalks will match existing and will conform
to ADA requirements. Mr. Close also addressed the stormwater infiltration system, noting that they
will be accommodating a 100-year storm on-site with an outflow connection to the sewer line for
overlow, and pointed out that they will be removing accumulated snow from the site.

The following individuals spoke in favor of the project:
None

The following individuals spoke in opposition of the project:
None

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Planning Board Meeting Minutes – march 3, 2008
Page 4

Board Comments
Generally the Board commented on the need to improve landscaping in the parking area, pointing out
that the site was highly visible with a great opportunity to improve the visual impact of the
intersection. It was also noted that providing a landscape buffer between the sidewalk and Wood
Street would further improve the aesthetic impact of the parking lot and improve the pedestrian
environment.

There was also general concern over the number of parking spaces, although there were enough spaces
to meet minimum requirements, the tenant mix may necessitate additional spaces.

Motion:
Member G. Frechette motioned and Member S. Gendron seconded to CONTINUE the public hearing
for site plan approval to the next meeting scheduled March 17, 2008 so the applicant can work with
Lowell DPD to upgrade the landscape plan to satisfy section 6.1.9 of the zoning code and allow
additional time to incorporate comments from the various City Departments. The motion passed with
all members voting in favor (5-0).

Pre-Application Session:
The following individuals have requested for the Planning Board to provide a preliminary review of their
proposed project at the addresses listed below. These are not public hearings. Each project will require a
public hearing as noted below. Note: The Planning Board renders no decision nor guarantees any future
decision, whether positive or negative, on any project that receives pre-application review. This review
process is for information purposes only.

♦ Project Address: 760 Merrimack Street
Applicant: Coalition for a Better Acre
Project: Redevelopment of St. Joseph’s High school to 22 residential units
Zoning: UMU
Required Review: Site Plan Review

Madeline Nash of The Coalition for a Better Acre and John Winslow (architect for the project)
presented the general plan for the Boards review. They will be redeveloping the school into 22
afforadable housing rental units, available to residents between 30% and 60% of the area median
income. They will be seeking variances for parking spaces and lot area per dwelling unit.

There was some concern over the lot area per dwelling unit, but it was pointed out that they were just
under the minimum required by the zoning code and the north commons were near-by. Member
Gendron asked if the number of units could be lowered in any way, Ms. Nash pointed out that the
economics of the project and the funding sources required to move the project forward 22 units was
the number that could make that work.

There was also a question as to the number of parking spaces. Mr. Winslow pointed out that they were
trying to get at least one space per unit and include space for some landscaping and snow storage. Ms.
Nash noted that it was their experience that people below in the 30% income range do not own cars
and there would be 3 units designated for residents in this situation. Tenants of this project are less
likely to possess two cars per unit.

Member Frechette noted that he was excited to see this project come through and refurbishing the
building would be a great asset to the neighborhood and provide affordable housing for people who
live in the neighborhood. General agreement from the Board that it was a project that would positively
impact the neighborhood.

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Planning Board Meeting Minutes – march 3, 2008
Page 5

Old Business
None

ZBA Notices
24 Duren Ave.
Petition Type: Special Permit
Applicant: A Value Self Storage Inc.
Petition: To extend the existing, non-conforming use of self-storage facility by constructing additional
building(s) according to Section 4.5.2 of the Zoning Ordinance.
G. Frechette: motion to take NO ACTION without testimony from the applicant.
S. Gendron: Second the motion
All members voted in favor of taking NO ACTION (5-0).

847 Rogers Street
Petition Type: Special Permit
Applicant: Saints Medical Center
Petition: For the operation of a medical center/treatment clinic in an existing building located in an OP
zoning district according to Art. XII, Section 12.8.c of the Zoning Ordinance.
J. Clermont: motion to recommend APPROVAL of the special permit for the project.
R. Lockhart: Second the motion
All members voted in favor of recommending APPROVAL (5-0).

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