[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6109307,"mediaKeyId","2762423-fed6a3a521930083a7051120c80ad604","parentId",2762423,"title","Board allows Barnum Ave. lot split; existing house retains nonconforming garage setback and FAR variance","audioSeconds",355,"startMs",7644000,"endMs",7999000,"viewUrl","/Search/View?dp=1&key=2762423-fed6a3a521930083a7051120c80ad604&start=7644&end=7999","thumbnailUrl","https://assets.pipeline.soar.com/2762423-fed6a3a521930083a7051120c80ad604/thumbnail_7644000.jpg","articleUrl","/articles/6109307/Lowell-City/Middlesex-County/Massachusetts/Board-allows-Barnum-Ave-lot-split-existing-house-retains-nonconforming-garage-setback-and-FAR-variance","mediaUrl","https://secure.pipeline.soar.com/6109307-99007e660194b48292a5559076476cea/orig.mp4?Expires=1775146463&Signature=m7xB3oGo~CkJElIL05A2Ryh5CTmDWz94NVxFMGMDBB003YgZ7MA4-mobqPCOdA2aeT8hL1NhGfuimByu-1IY6iP28NnMX3klRje8j0di0vm3nHkb4mPLZGWQoLrwajIRB4oammim~gEwI5c-P~8WBCwhLEAoBc8monJ2ghX9j6ztXwqLvAJd~yGgEeT1PaYKxDH2nrWeZRpui2EvuL0UXA7CXuENfc3K-DgENMSA3nV2cFaJCZJ4p-HMX~HJTB1Wio1Cdr0ucEmDtGHtIlGtNA9VWrUVsZocnU5NNqPs0-QRNeOojzoK1RO~yCypBkKf5OCJOanfupGarcJeEDZoig__&Key-Pair-Id=KUT5TJCACFTXG","author","Lowell City, MA","date","2025-03-25T15:23:33.1Z","article","The Lowell Zoning Board of Appeals on March 24 approved a petition to subdivide 1470 Barnum Avenue into two approximately 10,000-square-foot lots and granted the variances needed for the remaining parcel that will keep the existing house in place.

Attorney Joseph Claremont represented the family that owns the property and said the family has held the lot for more than 40 years and plans to sell one of the new lots to help fund a family member’s care. The existing home and garage will remain; the proposed lot split would create a new buildable single-family parcel of about 10,010 square feet. The remaining lot, occupied by the current house, would be about 10,008 square feet and would require a front-yard variance for a preexisting nonconforming garage (the garage sits at 10.1 feet where 30 is required) and a variance for the floor-area ratio (FAR) on the remaining lot.

No members of the public opposed the petition, and staff comments were minimal. Board members described the split as straightforward and consistent with neighborhood lot patterns; members said the proposed subdivision would likely increase the housing supply and that the relief requested applies to existing nonconforming conditions.

The board approved the subdivision and the variances in roll-call votes and instructed staff to include standard conditions and to ensure the new lot and remainder meet permitting requirements before any building occurs.

","mediaType","Video","parentTitle","Lowell Zoning Board of Appeals - March 24, 2025","oneSentenceSummary","The ZBA approved a subdivision to split 1470 Barnum Ave. into two ~10,000-square-foot lots; the remaining lot with the existing house requires variances for an existing garage side-yard/drive setback and for floor-area ratio (FAR). The board granted the requested variances.","taxTitle","Lowell City, Middlesex County, Massachusetts","taxId",4223,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109312,"Hearing on converting 199 Mammoth Road to two-family continued to April 14 for missing plans and building-inspector review",337,6476000,6813000,"/Search/View?dp=1&key=2762423-fed6a3a521930083a7051120c80ad604&start=6476&end=6813","https://assets.pipeline.soar.com/2762423-fed6a3a521930083a7051120c80ad604/thumbnail_6476000.jpg","/articles/6109312/Lowell-City/Middlesex-County/Massachusetts/Hearing-on-converting-199-Mammoth-Road-to-two-family-continued-to-April-14-for-missing-plans-and-building-inspector-review","https://secure.pipeline.soar.com/6109312-ecee76b0ff9e17334d4663931e9eab16/orig.mp4?Expires=1775146464&Signature=bhixTktulA9jDpd3A~Ad62u-S48Nu1I2KCYE8py5BrqmtAeWvhjJ8nwQk0XkcqBQQMnICqL1AIa12Htf9FWQMi-xCrj8w1aLXP-dj5z7JRpiUH66afFXZc~sNaI7F00ZYoSt5Sm8qqEtW~Yb5uKiZ75fgvGUVJEWojMCyPigy~8aOWL1JOLic5dmraEfs0XjmcUpbFtX9DXyBx1z5d25aUYuh5vCuxO00dG6JW91mu4DInO5jfkJNJKiymUSx~maavaLilMqGYy3e1ZwQLJ2WRoloTtt5U7WQAd5oRDhpdCk-5~XdlFl~jIfO0Kbm0bvJ~gthhhlVt4dH~SgRg9oTg__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board on March 24 continued the hearing on the petition to convert 199 Mammoth Road from a single-family home to a two-family residence with an accessory dwelling unit (ADU), setting the matter for the board’s April 14 meeting.

Applicant representatives appeared but acknowledged the board had not received updated plans and that the building commissioner had requested a site inspection and additional documentation. The applicant’s engineer said revised plans had been prepared but were not uploaded to DPD prior to the hearing; the applicant agreed to provide the revised plans and a written response to department comments before the next hearing date.

Board members, including Vice Chair Callahan and Member McCarthy, said the outstanding items — particularly the building inspector’s review, updated floor plans, and a clear response to engineering comments — were necessary to complete review. The board agreed to the applicant’s requested continuance to April 14 to give the applicant time to supply the updated documents and secure the building department’s input.

Outcome: Hearing continued to April 14, 2025. The applicant was directed to provide revised plans and to coordinate with the building commissioner and DPD so staff can review and post materials prior to the continued hearing.","The Zoning Board continued the petition to convert 199 Mammoth Road from a single-family to a two-family with an ADU to the board’s April 14 meeting after the applicant failed to provide revised plans and the building commissioner requested a site inspection and fuller documentation.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109317,"ZBA approves single-family home at 326 Cumberland Rd.; neighbors raised parking, ledge and drainage concerns",3715,2815000,6530000,"/Search/View?dp=1&key=2762423-fed6a3a521930083a7051120c80ad604&start=2815&end=6530","https://assets.pipeline.soar.com/2762423-fed6a3a521930083a7051120c80ad604/thumbnail_2815000.jpg","/articles/6109317/Lowell-City/Middlesex-County/Massachusetts/ZBA-approves-single-family-home-at-326-Cumberland-Rd-neighbors-raised-parking-ledge-and-drainage-concerns","https://secure.pipeline.soar.com/6109317-2518aef24a2e4886fcfa7d8a4833cbec/orig.mp4?Expires=1775146464&Signature=VRGSqGL0Cw5-0IQ1pAY2zPcv~Waa14vwW2UMSF9VsvtfahZhUg5a82LnqcuBSkinMHRXCOFta~L5-NZpD4VaEnPyAjVzBHDsLfjzmhvxGSJNmP6zNPh2BdUSGHBhxeUnHRfLCg5ihgVeDXqYBrBTA6QKWG6e757fqQbFwawjoTWnwpqRxzaUFUQ~I-ajzteXsHzn1b6uKrqTKgCkmwfv7~T-gDTO~awetp~SUjfZoaBxHzmPunTe~s1KTyEPfQ-yoyk80ZrapBhoWCWHLP9X8lGphat6GiT-Wog7m6vC2P0JOQyofrutkmw4ZggtsOgaxKlPBypEvRNJzOUpvbOSJA__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals on March 24 approved variances that allow construction of a three-bedroom, two-and-a-half-bath single-family home with a two-car drive-under garage at 326 Cumberland Road. The petition sought relief from the minimum lot area and minimum lot area per dwelling unit in the Traditional Single-Family (TSF) zoning district and a four-foot variance for the garage front-yard setback.

The applicant was represented by Attorney John Geary and engineer Matt Hammer (Landplex). Geary said the lot is approximately 6,208 square feet (the TSF minimum is 7,000 square feet) and the proposed house would sit into the existing slope with a drive-under garage to minimize excavation. Hammer described grading, landscaping and a proposed on-site infiltration/drainage system to pick up roof and driveway runoff.

Multiple abutters opposed the plan at the public hearing, raising three recurring concerns: parking pressure on already-congested streets, the site’s steep grades and visible ledge that could complicate excavation, and stormwater/drainage impacts on neighboring properties. Greg Delp (318 Cumberland Road) presented a signed petition from neighbors opposing the variance, saying winter parking is already difficult and that past attempts to mitigate on-street parking had not worked. Scott Antwessel (presenting as a long-term resident) and others described ledge outcroppings and past ground vibration during nearby utility work.

Engineer Corey Robinson and board members pressed the applicant on drainage and ledge mitigation. Hammer said the design anticipates a relatively shallow excavation for the drive-under garage (on the order of a few feet) and proposed an on-site interceptor drain and infiltration system; he said the grading directs runoff into the infiltration system and not onto neighboring properties.

The board approved the requested variances by roll call with two conditions: the applicant must work with the city stormwater engineer on appropriate stormwater management (which could include subsurface infiltration) and must incorporate the engineering department’s comments (the board identified seven engineering comments to be included). The motion noted the project provides more off-street parking (two in the garage plus two on the driveway) than a driveway-only solution, which some members said weighed in favor of approval.

Outcome and next steps: Approval is conditioned on final stormwater design coordination with DPD/stormwater staff and compliance with the engineering comments. The applicant must obtain building permits and follow stormwater/street-opening permit reviews before construction begins.","The ZBA approved variances enabling construction of a three-bedroom single-family home at 326 Cumberland Road, granting relief for minimum lot area, lot area per dwelling unit and a four-foot front-yard garage setback; the board conditioned approval on working with stormwater staff and incorporating engineering comments.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109321,"Board grants special permit for downtown day spa at 101–107 Central Street with condition on floor plan",666,2112000,2778000,"/Search/View?dp=1&key=2762423-fed6a3a521930083a7051120c80ad604&start=2112&end=2778","https://assets.pipeline.soar.com/2762423-fed6a3a521930083a7051120c80ad604/thumbnail_2112000.jpg","/articles/6109321/Lowell-City/Middlesex-County/Massachusetts/Board-grants-special-permit-for-downtown-day-spa-at-101107-Central-Street-with-condition-on-floor-plan","https://secure.pipeline.soar.com/6109321-ae29ed30e24771e6b887fe4a7b3c1bd1/orig.mp4?Expires=1775146464&Signature=o8bz8d~5gYWmOGwQ7sTyZyPFSO2NKWF4-Y6Im2jXha8GlwxTbGl~A11Bi2PR5l0ZmP3McCkThUI~IW6nAwcyNn8BXfWn-UjhaGoeBJXGKtVXTB04jLjHpFBK3A3WSk50GlnvN3JDLIRm3hcu3vwSenQ7VdEHTLzQ4L8i3-gYBMGhX1cY4DWC8E1Oq~EfrPaGZrkrgmdiKbyStTmflZtLEfbDth6~brOxUOtBfsMcy2I8UTmypS8qio9xRLIWb3rwTugSYES6feFzPl6Jfagtit0AZA5wJ4wrS1Z4bUbDryr97iQ4Hp47rY2Ht72YEOrD8FPftLU9d5gMuk5dRBPz~w__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals on March 24 voted to approve a special permit allowing CareSouth Mohawk Body Works Spa, Inc. to operate a massage-therapy day spa at 101–107 Central Street in the downtown mixed-use district. The permit was approved on the condition that the applicant submit an updated floor plan to the Department of Planning and Development showing no more than three massage/treatment rooms.

Attorney John Geary presented on behalf of the applicant and described the proposed business as a street-level commercial tenant in a mixed-use building with residential units above. He said the spa would operate by appointment seven days a week from 9 a.m. to 9 p.m., would employ about three people, and would not require new parking because downtown zoning expects use of municipal garages and on-street spaces.

Geary told the board the applicant revised the initial floor plan after staff raised concerns about a treatment room directly adjacent to the storefront window. The revised plan shows a reception/lobby area at the street frontage and three enclosed massage rooms behind it. Geary said the project management team and staff “seemed to be happy with the revisions.” He also noted the building owner plans exterior repairs and that any signage would be subject to the Historic Board and its administrator.

No members of the public spoke in favor or opposition during the hearing. Multiple board members, after reviewing the revised floor plan presented in the hearing, said the revisions alleviated privacy and design concerns. Member McCarthy asked that the applicant provide the revised plan to DPD; the board made that a condition of approval.

On a roll call, the board approved the special permit per Article 12.4 and related sections, with the condition that DPD receive the final floor plan showing up to three massage rooms. The applicant must pull any necessary building or fire permits if changes to the fire-protection system are needed.

","The Zoning Board approved a special permit for CareSouth Mohawk Body Works Spa to operate a massage-therapy day spa at 101–107 Central Street, requiring the applicant to provide DPD an updated floor plan showing no more than three treatment rooms.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6109326,"Zoning board approves takeout restaurant at 180 Liberty St., with six-month review on parking",1762,194000,1956000,"/Search/View?dp=1&key=2762423-fed6a3a521930083a7051120c80ad604&start=194&end=1956","https://assets.pipeline.soar.com/2762423-fed6a3a521930083a7051120c80ad604/thumbnail_194000.jpg","/articles/6109326/Lowell-City/Middlesex-County/Massachusetts/Zoning-board-approves-takeout-restaurant-at-180-Liberty-St-with-six-month-review-on-parking","https://secure.pipeline.soar.com/6109326-d0a1e0756dfe21d65e5b4c1f5078cf0c/orig.mp4?Expires=1775146464&Signature=W~z~qV1e34ZrLOQ1OIvslkLe~a2Jrck5hGdw~Uz~WwofaQ-7h9eX9LHj0Ilg9o~bndyLDttn6n6KPXv2wpdsPLzl8L8dKngxNZWahmuyTWVeFKpApDRuLp-jeFpy3232beB~watrZgux0SX4wE7jz282IZd1OuQlTm3XIFRMwsPBzn823ndUxTSwg3mcORskq7B60u7fGZF9kCJO8TI3loqzG6FHlykp6hhvtnUs-rJql8Zozs8KA~b~9C3m1DgV5xLmDJAL~TcCyXx4cTv5dILg8bcNofxrKEtahVptYb2oQSRsB0bK5wVEfWtdBz9p7E2WzqLhQ-iTxUBrcS1vFg__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell City Zoning Board of Appeals on March 24 approved a variance so the owner of 180 Liberty Street can add a takeout-only restaurant to an existing convenience store, granting relief from the ordinance parking minimums and requiring an administrative review six months after the building occupancy permit is issued.

Neighbors opposed the proposal at the public hearing, citing limited on-street parking, frequent congestion on Liberty Street and Grace Street, and litter. Deborah Felton, who said she lives at 183 Liberty Street directly across from the store, told the board she and other residents “can hardly find street parking now” and said customers stopping at the store already block driveways and leave trash in front yards and on sidewalks.

The applicants — Jessica Kennett, who identified herself as representing the property at 180 Liberty Street, and her uncle, applicant Kimsang Singh — told the board the business has seen a steep decline since COVID and the owner hopes a takeout menu with no seating will supplement income and keep the store operating. Kennett said the takeout portion would operate roughly 8 a.m. to 6 p.m. and emphasized there would be “no seating at all.”

DPD staff and several board members asked for clarification about existing parking on the lot and nearby streets. Dylan, a Department of Planning and Development staff member, told the board the application materials cite two on-site parking spaces but did not confirm whether those spaces are dedicated to the business. Board member Suprokop said the drawings lacked sufficient detail on parking and recommended the applicant return with more precise dimensions if needed.

Board members who spoke in favor said the applicant is offering off-street parking and that the proposed use is similar to previous pre-COVID activity at the site. Member Dennis McCarthy, who moved approval, said the takeout hours and the applicant’s plan to keep a small convenience-store section made him “favorable” to the petition. Several members said they sympathized with neighbors’ concerns but considered the requested relief minimal.

The board approved the variance on a roll-call vote. The motion (approved with conditions) granted relief under Section 6.1 for minimum parking requirements for ZBA-2025-6. The approval was conditioned on a six-month administrative review measured from issuance of the occupancy permit; DPD staff confirmed the review start point would be occupancy permit issuance.

Outcome and next steps: The applicant was directed to file required building and occupancy permits. The board’s action allows the owner to proceed with necessary permitting and requires staff to monitor parking and neighborhood impacts during the first six months of operation following occupancy.

","The Lowell Zoning Board of Appeals granted a variance to allow a takeout-only restaurant to open at an existing convenience store at 180 Liberty Street, approving relief from the minimum parking requirement and adding a six-month administrative review tied to the occupancy permit.","actionData","errors"]

Article not found

Board allows Barnum Ave. lot split; existing house retains nonconforming garage setback and FAR variance

Hearing on converting 199 Mammoth Road to two-family continued to April 14 for missing plans and building-inspector review

ZBA approves single-family home at 326 Cumberland Rd.; neighbors raised parking, ledge and drainage concerns

Board grants special permit for downtown day spa at 101–107 Central Street with condition on floor plan

Zoning board approves takeout restaurant at 180 Liberty St., with six-month review on parking