Planning Board Minutes

March 5, 2007 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, audio recordings are available at the Division of Planning & Development, 50 Arcand Drive, Lowell, MA

Members Present

Thomas Linnehan, Chairman

Joseph Clermont, Vice Chairman

Jerry Frechette, Member

Steven Gendron, Member

Others

James Errickson, Associate Planner

Public Hearings

Repetitive Petition: 99 Rosemont Street

The Lowell Planning Board will review an application relative to a Repetitive Petition application by Therese M Beaulieu for the ability to subdivide the property located at 99 Rosemont Street into three parcels and construct two new single-family homes in the Flood Plain Overlay District.  On March 17, 2006, the Lowell Zoning Board of Appeals (ZBA) took an “unfavorable action” on a previous proposal at this site to construct a single-family home.  In order for the ZBA to consider the merits of this new application, the Planning Board must consent that the new application contains specific and material changes from the first application.  The Planning Board will take this vote at the conclusion of the public hearing.

Patrick Flaherty (Applicant’s Engineer):  I’d like to request a continuation until a full board is present to review this case.

Motion:

The Repetitive Petition public hearing was continued to the April 2, 2007 meeting.

Motion was made by Member S. Gendron and seconded by Member J. Frechette.  The motion passed with three members voting in favor (3-0).  Member J. Clermont abstained from voting due to conflict of interest.

Zoning Amendment: 150, 200 & 250 Western Avenue

The Lowell Planning Board will review an application relative to a proposed zoning amendment to extend the existing Artist Overlay District to include 150, 200 & 250 Western Avenue in Lowell.  The area is presently zoned LI (Light Industry), which will remain as the underlying zoning district.

James Flood (81 Bridge Street, Applicant’s Attorney):  Request a continuation until a full board is present to review this proposed zoning change.

Motion:

The Zoning Amendment public hearing was continued to the April 2, 2007 meeting.

Motion was made by Member J. Clermont and seconded by Member J. Frechette.  The motion passed with all members voting in favor (4-0). 

New Business

Pre-Application Sessions:

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.

¨       Project Address: 121 Hale Street

Applicant: National Development

Project: Expansion of Industrial/Manufacturing building

Zoning: HRC (High Rise Commercial)

Required Review: Site Plan

No Formal Action was taken on the above items.

General Discussion:

Bryan Clancy (National Development): Regarding the project to move GES to be moved to another location in Lowell.  That will be at 121 Hale Street.  This will require us to modify the building with a 4900 square foot addition.  Our engineer is here tonight to present the plan and answer any questions that you may have.

Ken Staffler (VHB Applicant’s Engineer):  This is an expansion for the relocation of GES from 790 Chelmsford to 121 hale street.  As we expand the building it will be to the right side of the building where the loading facilities are today.  In addition, GES is looking for additional parking, both to meet the zoning and to service our employees as well.  We will expand the additional parking field on the west side to provide additional parking.  We will work to improve the access for handicap requirements and consolidate the parking currently in the rear to provide efficient turnaround for trucks in the rear and create additional open space and fix the parking setbacks that violate the current zoning.  It is just a redevelopment of what is there today, with no significant grading or utility work. 

J. Frechette: Based upon increase of parking and setbacks, will you look for any variances or waivers.

Ken Staffier: As far as zoning, we will look for no variances.  We may seek waivers from the plan submittal requirements because it is just a small expansion.

S. Gendron: Is it the same height as the existing building?

K. Staffier: It is slightly higher, to provide for storage racks. 

S. Gendron: As for changes to the existing building, the expansion and the parking areas are changes, is that it?

K. Staffier: There is a lot there today, but we will lay it out differently.

S. Gendron: So the parking increase is from making spaces more efficient.

K. Staffier: On one side.  On the other, we are creating a small expansion of the parking area.  We expect to go from 141 to 163 parking spaces.

S. Gendron: The company that is moving, will they occupy the entire site

B. Clancy: They will occupy the entire facility.

J. Clermont: Access and egress will remain the same.

K. Staffier: On the west side it will be in the same spot.  On the east we move it slightly away from the property line.

J. Clermont: Are you doing exterior modification of the building.

B. Clancy: We will paint and update the façade to keep it with the GES high-tech image.  We will remove the existing chain link fence.  The image of the property will be much improved from what it is today. 

J. Clermont: Landscaping in the parking lot looks good and it seems to be an improvement.

B. Clancy: Selestica fitted up the building but never took full occupancy on the building.  They have not occupied it in 2-3 years.  Matthew’s Bread is working with the existing landlord to be relocated.

T. Linnehan: You are getting more green space and more parking and a better truck turnaround.  So, if it makes it easier to get in and out of Hale Street, that would make this whole situation work a little easier

Other Business

Site Plan & Special Permit: 136 Hildreth Street

The Planning Board will discuss the recent situation with the project proposed for 136 Hildreth Street.

The Board unanimously motioned to send this item to the Law Department for clarification and review.

ZBA Notices:

790 Chelmsford Street (Viewpoint Sign for Northeast Endoscopy)

J. Clermont: Motion to recommend REFERING the sign to the DPD Design Planner for formal comments, and take no other action until these comments are reviewed:

S. Gendron: Second the motion

All members voted in favor of REFERING to the DPD Design Planner (4-0)

408 Suffolk Street (Low Criollos Restaurant, LLC

S. Gendron:  Motion to recommend DENIAL due to the lack of information regarding the final seating capacity for the site, and the impact of parking from this information

J. Clermont: Second the motion

All members voted in favor of DENIAL (4-0)

110 Burnside Street (Guthrie Richard)

J. Frechette: Motion to recommend DENIAL due to the proposed development being too cumbersome for the site and the requesting of too many variances

J. Clermont: Second the motion

All members voted in favor of DENIAL (4-0)

25 Norcross Street (McDonald Darren)

J. Clermont: Motion to recommend DENIAL due to the project being too close to the side yard setback and the request being unreasonable for the project site. 

J. Frechette: Second the motion

All members voted in favor of DENIAL (4-0)

These minutes were approved by the Planning Board on May 21, 2007

J. Clermont: Motion to approve

J. Frechette: Second

Four members voted in favor, with Member R. Lockhart abstaining due to absence at meeting (4-0-1).

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James Errickson, Associate Planner/Planning Board Administrator