[{"_1":2,"_87":-5,"_88":-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],{"_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",6234058,"mediaKeyId","3412130-dc57c1e491eea21e3496e9ad4b919bdd","parentId",3412130,"title","Planning board continues Plain Street restaurant redevelopment after traffic, stormwater and access questions","audioSeconds",4533,"startMs",3903000,"endMs",8436000,"viewUrl","/Search/View?dp=1&key=3412130-dc57c1e491eea21e3496e9ad4b919bdd&start=3903&end=8436","thumbnailUrl","https://assets.pipeline.soar.com/3412130-dc57c1e491eea21e3496e9ad4b919bdd/thumbnail_3903000.jpg","articleUrl","/articles/6234058/Lowell-City/Middlesex-County/Massachusetts/Planning-board-continues-Plain-Street-restaurant-redevelopment-after-traffic-stormwater-and-access-questions","mediaUrl","https://secure.pipeline.soar.com/6234058-08c7f8431ac54fa078a27529b79c4785/orig.mp4?Expires=1771153204&Signature=Bwx4KRKSeZRopk57RblOg3TVUjptiLP5qiqrJH0MxLFr7~aIRlQX1TyR1CDD-2eHQYd1jJ8RFNFBB7GmSzIYz~GxbakdFBmoDZxYs~KOjv63Ad3xM3zqa5cp-TNegPtmb71RI3sgrIoEo286IXuVJSxRI0JOZxZLH2hI1sp~n~sgIGu7UbFoHr9Tl7IFIZmdbZCIojxzmDnTq2O3JfZF07yvkTYXsOR8Ao3bCh-grgASzidQGLPpr0NnPyh5GgR~l9n4Pc2fBhpFCKRJwL4AgLMhMtBF9FaNUBeJOsOjm32XLNgxgT5BhgZPUxjxWj5b4KFyqPzPp1lQrXjSUgHPLA__&Key-Pair-Id=KUT5TJCACFTXG","author","Lowell City, MA","date","2025-05-21T01:28:08.79Z","article","The Lowell Planning Board continued a May 19 public hearing on a revised site plan for 190 and 198 Plain Street, a redevelopment of the former VFW property that would add three fast-food/fast-casual restaurants and associated parking and access changes.

Lowell Dev LLC asked the board to amend special permits and approve a revised site plan to modify two of three previously approved restaurants. The current submission replaces two earlier tenants with a Starbucks and a Chipotle and slightly increases the square footage of two buildings; Popeye’s remains as a drive‑through-only third building. Attorney John Gary told the board the combined parcels total about 87,828 square feet (roughly two acres) and the current plan shows 44 parking spaces on site.

The applicant asked the board to extend previously granted special permits (Section 12.4 and 6.1.55 of the Lowell zoning code) and to confirm site plan changes under Section 11.4 and Section 11.3. Gary said the mixed tenant configuration, combined with brand and delivery patterns, supports the request for a reduced parking calculation; the project team said brand standards and opposite peak hours for Starbucks and Chipotle reduce simultaneous parking demand.

Traffic and pedestrian safety were central concerns. Derek Roche of Vanasse & Associates presented the traffic study and said the site is expected to generate about 89–92 peak-hour trips but that many trips are “pass-by” trips from existing Plain Street traffic; the redevelopment generates fewer daily trips than the previously approved plan in some peak periods but increases Saturday midday volumes. Roche and city transportation staff proposed mitigation measures including signal timing optimization at the nearby Meadow Brook (Target) intersection, trimming vegetation for sight lines, removing a fence at the property line and improved pavement markings.

Residents raised cut-through concerns. Denise Eaton, 14 Montreal St., told the board residents use Montreal and a private drive (Eaton Street) to bypass Plain Street congestion and asked whether drive-through customers would use Montreal as an exit, saying, “I think they're gonna be cutting through to avoid the traffic… they'll be dumped in front of my property.” Eaton also asked about dumpster maintenance and litter control behind the site.

Stormwater and utility questions remained unresolved. Engineer Christine Shea of Depreet Engineering described an underground infiltration system and pretreatment best-management practices designed to reduce runoff volumes. She said one small section of Chipotle’s parking could not be routed to infiltration and the team offered two options for an outfall: connect across Plain Street to the Meadow Brook (Target) plaza drainage (subject to coordination) or tie into a city manhole at the Plain/Tanner intersection. Wastewater staff also asked that the grease trap operation and maintenance be tied into the stormwater permit process.

Fire access was another open item. Deputy Chief Crabtree requested through-access to the rear of Buildings 2 and 3; the project team presented a revised swept-path showing a ladder truck could traverse a counterclockwise perimeter route if transformers and dumpsters are relocated. The board asked for final, signed confirmation from the fire department before approval.

Board members requested clearer pedestrian treatments on the Plain Street frontage. Members suggested adding a pedestrian bump‑out (at the cost of one parking space) or other protected crossing treatments to reduce the risk of people crossing from cars parked on Plain Street to the restaurants. Several members asked for sidewalk detail and a clearer pedestrian circulation diagram.

After discussion the planning board voted to continue the matter to its June 2 meeting and asked the applicant to return with a revised site plan incorporating: (1) updated fire-department‑approved swept-path diagrams and any resulting relocation of dumpsters/transformers; (2) clearer pedestrian-crossing/bump-out proposals and crosswalk treatments; (3) confirmation of the stormwater outfall option acceptable to the wastewater utility; and (4) documentation of any prior signage conditions limiting access/egress onto Montreal Street from the previously approved decision.

The applicant said the project team will provide the requested revisions and that tenants are pursuing an aggressive schedule subject to final approvals.","mediaType","Video","parentTitle","Lowell Planning Board - May 19, 2025","oneSentenceSummary","Lowell Dev LLC asked the Planning Board to amend a 2023 approval to allow a revised three-restaurant plan at 190–198 Plain St. The board continued the hearing to June 2 after residents and members asked for clarified fire access, pedestrian safety, drainage connections and signage for the back access to Montreal Street.","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},6234063,"Planning board approves most proposed sidewalk-tree removals, orders replanting and steps to try to save key trees",2210,258000,2468000,"/Search/View?dp=1&key=3412130-dc57c1e491eea21e3496e9ad4b919bdd&start=258&end=2468","https://assets.pipeline.soar.com/3412130-dc57c1e491eea21e3496e9ad4b919bdd/thumbnail_258000.jpg","/articles/6234063/Lowell-City/Middlesex-County/Massachusetts/Planning-board-approves-most-proposed-sidewalk-tree-removals-orders-replanting-and-steps-to-try-to-save-key-trees","https://secure.pipeline.soar.com/6234063-0420e86857f69f306cbbddcf3fa923ab/orig.mp4?Expires=1771153204&Signature=M3qj4ovAOXuMHb6yt3DzfRE~6OC5BTCUon1R20RkA-~7ql6V8A2nJSLmQ9ymBxZaGjidPwn4jiCcy46U4Xs3Xznp-1m7wTsP1y5u01TFFwwbP5qMb6nxHNdW8x1SwLWYTp9cKSMvaxie6JPqbZj8wOL47hpAj0zmm2k2RLfrYRlqCBZY7XVeTnU15AITJlfbQPZzYnOn-DGrYgwkhiSsnnITJ0DIoRMPbkIacXD1zuFbrZmUP8U1Te9hRRx7Mg-QZwIdJEAdIGH7aHUBEGU8d03I4qOh4PjWMiegExnbrpfFZ9O0cF8cJdU~3PGqG1l6hux88pVIqemxUYnGUyjl0A__&Key-Pair-Id=KUT5TJCACFTXG","Lowell Planning Board members approved removal of multiple street trees May 19 to allow ADA-compliant sidewalk and curb reconstruction, but attached conditions requiring replanting and an effort to preserve at least one mature tree.

The replanting schemes cover removals on Barrisford Avenue, Andover Street, Magnolia Street, Varnum/Bonneville, Wedge Street and the Ruth/Parker Street area. City staff said the planned work is needed because “overgrown root system damaging the existing sidewalk creates a significant tripping hazard,” and that reconstruction will include granite curb installation and Americans with Disabilities Act–compliant sidewalks.

The vote on the Barrisford Avenue removals included a board motion that “the applicant take all reasonable measures to preserve the tree located at 15 Barrisford” and to ensure new plantings and tree boxes are designed “to prevent future damage to the new sidewalks.” That motion carried after a second. For 486 Andover Street, the board approved removal with four members in favor and one opposed.

Residents pressed the board to consider saving healthy, mature trees. Eli Ketchum, a resident of 15 Barrisford Ave., told the board he appreciated the city’s replacement plan but said, “maybe for future projects, there's an opportunity to maybe just not touch the sidewalks,” and asked officials to consider alternatives to wholesale sidewalk reconstruction. Steven Conant, 34 Barrisford Ave., argued that on some properties the trees are healthy and provide shade and traffic calming and said, “the burden of proof on the removal of any tree is on those who are proposing to remove it.”

City staff and the contractor explained planting and design choices. An engineer for the city explained the replanting plan for Barrisford would replace five removed trees with roughly 12 new trees along the street, subject to utility conflicts discovered during excavation. Proposed new tree boxes were described as a minimum 3 feet wide by 3 feet deep with approximately 10 feet of length for each planting strip; staff said final species and spacing will follow DCR (Department of Conservation and Recreation) availability and “right tree, right place” guidance.

Board members said they want replanting plans submitted earlier in the review process and clearer planting-species lists in common names. Vice Chair Frechette said she wants follow-up reporting to confirm trees were planted where shown; other members asked that planting locations be adjusted if utilities prevent exact placement and that the city provide a public schedule for planting.

Other motions approved included conditional approvals for the Ruth/Parker removals and Magnolia/Varnum replanting plans; the board asked that at least one of the replacement trees be located closer to Parker Street if utilities allow. Where board members and staff agreed a tree might be salvageable—most notably at 15 Barrisford—staff said crews will “take all reasonable measures” and that final decisions may occur once sidewalks are excavated and root extents are visible.

The board closed the consolidated tree hearings after approving the various removal and replanting plans with the stated conditions. Staff said they will return updates on final in‑field outcomes and planting confirmations after construction begins, and that species choices will be provided in common names and coordinated with the city’s master forestry approach.","The Lowell Planning Board on May 19 approved removals of several street trees to allow ADA sidewalk and curb reconstruction, but required replacement plantings and directed staff to try to preserve at least one mature tree on Barrisford Avenue after public objections.","actionData","errors"]

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Planning board continues Plain Street restaurant redevelopment after traffic, stormwater and access questions

Planning board approves most proposed sidewalk-tree removals, orders replanting and steps to try to save key trees