[{"_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",6221856,"mediaKeyId","3611131-1bcfc98fd958b589356816ff55d678de","parentId",3611131,"title","ZBA grants variances for 80‑unit Chelmsford Street development; neighbors raise access, traffic and soil‑contamination concerns","audioSeconds",2887,"startMs",3113000,"endMs",6000000,"viewUrl","/Search/View?dp=1&key=3611131-1bcfc98fd958b589356816ff55d678de&start=3113&end=6000","thumbnailUrl","https://assets.pipeline.soar.com/3611131-1bcfc98fd958b589356816ff55d678de/thumbnail_3113000.jpg","articleUrl","/articles/6221856/Lowell-City/Middlesex-County/Massachusetts/ZBA-grants-variances-for-80unit-Chelmsford-Street-development-neighbors-raise-access-traffic-and-soilcontamination-concerns","mediaUrl","https://secure.pipeline.soar.com/6221856-7e8bcdad78e07ec389c4d96acd6aea18/orig.mp4?Expires=1771148777&Signature=PME-jLkT8Xb9w9r0~u6pREX8j~W9jAmge61fijk0FaFR-T45jAG6nwgF6Gn46M4Fhh4ZZCPS2rkv1VH7NjMyUTUcpGkX7sl7pPwtGhoMDwPmqCUXKjnEQObnPZjNh2N-CYJGJehDH7S3KDrARPCqKsNoSU4sBa1zhcJ7vhEHK~ywFbhMI6PT9Q6JYUvKFrpGbdQOv4BkV8sBn8fuGm5sTDTtkYmVSiCIf5V7qK02WwdaxxM28y-XGrKsF8SN236FtjsimKvqIkK~bifd~AJUgXhIAMOIpaF7XOFUC3jV83pnl9nafF7zVodTT-yizOBYQ6IcNpEm4pepNuvMYOLJ5A__&Key-Pair-Id=KUT5TJCACFTXG","author","Lowell City, MA","date","2025-05-30T12:24:46Z","article","The Lowell Zoning Board of Appeals on May 29 granted variances to allow an 80‑unit residential development at 534–556 Chelmsford Street proposed by Lowell Central Electric Company, Inc., but the hearing included sustained public concern about access, traffic, and soil contamination.

Attorney John Cox, representing the owner, told the board the proposal follows a rezoning approved earlier by the City Council and the Planning Board. He said Lowell Central Electric acquired the central parcel in 2024 and proposed three buildings totaling 80 units on roughly 80,000 square feet of vacant land. He summarized the variances sought: relief from minimum lot area per dwelling unit, minimum usable open space per dwelling unit, maximum floor‑area ratio, maximum building stories and heights, and off‑street parking requirements (the plan shows 118 parking spaces vs. 160 required).

Matt Hammer of Lamplex Engineering presented a site plan and visual renderings and said the project would include at‑grade parking garages beneath each building, bicycle racks, sidewalks, and landscaping; the proponents said they will remove existing chain‑link fences and replace portions with white vinyl fencing while maintaining open frontages along Quimby Avenue. The development team said they have discussed an access easement for the Lowell Housing Authority (adjacent property owner in the rear), and an easement plan has been shared with the Housing Authority’s counsel.

Several neighbors and an attorney speaking for an abutter expressed concerns: Attorney Douglas Hauser asked the board to delay action to allow negotiations over rear access for an adjacent property owner and warned he might pursue court action if access could not be secured; neighbors on Quimby Avenue raised traffic and safety concerns at the nearby signalized intersection and requested soil testing for possible contamination from historical fuel/oil storage on the site. Resident Margo Martel and others said historical use by an oil company left buried materials that previously prevented development.

Project counsel and engineers said environmental due diligence has been performed (a Phase I and follow‑up reports by Mill City Environmental were submitted) and that any contamination discovered during construction would be remediated according to state law. The Fire Department approved a swept‑path analysis and provided comments; DPD staff’s May 22 memorandum encouraged the project and recommended that final landscape and amenity plans be approved by DPD staff.

Member McCarthy moved to grant the variances under section 5.1 and 6.1; the motion included a condition that the applicant seek final approval of the landscape plan from DPD staff specifying amenity areas, planting sizes and species, and shared outdoor usable open space. The motion passed by roll call; Member Breer recused himself from this item. The board record shows the project will proceed to the Planning Board for additional approvals and contractors must satisfy environmental and permitting requirements during design and construction.","mediaType","Video","parentTitle","Lowell Zoning Board of Appeals- May 29, 2025","oneSentenceSummary","The Lowell Zoning Board of Appeals voted May 29 to grant multiple variances enabling an 80‑unit residential development at 534–556 Chelmsford Street, subject to DPD approval of a final landscape and amenity plan; neighbors raised concerns about access, traffic and historic soil contamination.","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},6221872,"ZBA approves conversion of 199 Mammoth Road to two-family with condition for street tree and building-code review",1722,312000,2034000,"/Search/View?dp=1&key=3611131-1bcfc98fd958b589356816ff55d678de&start=312&end=2034","https://assets.pipeline.soar.com/3611131-1bcfc98fd958b589356816ff55d678de/thumbnail_312000.jpg","/articles/6221872/Lowell-City/Middlesex-County/Massachusetts/ZBA-approves-conversion-of-199-Mammoth-Road-to-two-family-with-condition-for-street-tree-and-building-code-review","https://secure.pipeline.soar.com/6221872-a2c242dc19d13d2ce9ffc27250b8877b/orig.mp4?Expires=1771148777&Signature=TvQ00FqNuJkQnGXyToKKu1QgO6KEwWkimWL9U193NYwLPFJCXggetWohioQ1Mpp~4~7YKCGg-HPjNQtSLRuuPppn5GorDR87-X0DKbQOn7tNkUqTPzskpCLWOjy3gR~wK2wLh7AFuUP0Zsk-JovI6c6NCvz2ciUN4bW7H5Xi1Ty-3DS7zR9EhIkGMkHMFRHpw2VSvyHnwrSEw-d8g3xHNnXeimW7f4aDu1ZS1PUQDdcs2myppQuRrzuAT~mvJ0R8KXtcfX8eVZ2E2m8WOX9rBp-5AkUvygk4ewA07~Wmzx~~glM0fO6abFqwXJ0blmUH~CEii6MWwotODgputdDLZg__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals voted May 29 to grant variances that allow the conversion of 199 Mammoth Road from a single-family house to a two-family dwelling.

Sushman Afshar of Taj Engineering, representing owner-applicant Bradley Hinckley, presented revised plans and explained the relief sought: “the applicant is requesting to convert a single family into a 2 family, and for that, requesting variance for minimum lot area per unit and the usable open space.” Afshar told the board the existing lot is 6,000 square feet and that the plan proposes about 3,593 square feet of lot area for the proposed two-unit configuration, seeking relief for the difference.

Board members discussed building-code and habitability concerns raised earlier by Building Commissioner Fuller. Commissioner Fuller had indicated he would be “hesitant to grant this variance without a site inspection prior,” citing doubt that the attic meets the building-code definition of habitable space because of roof slope. The applicant said an interior site inspection has not yet occurred because the owner was traveling and preferred to be present; the applicant said the inspection will be arranged before permitting.

Members noted the revised plans removed two rooms on the third floor and left a single open area, which Member McCarthy said made compliance with the habitable-space definition more plausible; McCarthy and others also pointed out the proposed conversion matches the scale of adjacent properties. Member Prokop asked the applicant to provide additional shade trees at the Mammoth Road–Sixth Avenue corner; the applicant agreed.

Member McCarthy moved to approve ZVA-2025-10 granting relief for minimum lot area per dwelling unit and usable open space per dwelling unit, with a condition that the applicant work with the Department of Planning and Development to provide a shade tree at the northwest corner on Mammoth Road. The motion was seconded and approved by roll call. Members recorded their approval; the building commissioner retains authority over building‑permit issuance and code compliance during the permitting stage.","The Lowell Zoning Board of Appeals approved variances May 29 to allow the owner of 199 Mammoth Road to convert a single‑family home into a two‑family dwelling, subject to a condition requiring a shade tree and pending building‑inspection review.",{"_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},6221874,"Applicant withdraws variance request for 23 West Fifth Street",22,238000,260000,"/Search/View?dp=1&key=3611131-1bcfc98fd958b589356816ff55d678de&start=238&end=260","https://assets.pipeline.soar.com/3611131-1bcfc98fd958b589356816ff55d678de/thumbnail_238000.jpg","/articles/6221874/Lowell-City/Middlesex-County/Massachusetts/Applicant-withdraws-variance-request-for-23-West-Fifth-Street","https://secure.pipeline.soar.com/6221874-5a4b83e1786c9fd0f14c955a15b3642f/orig.mp4?Expires=1771148777&Signature=he74eGHhNofosOpk7QvClLkSHCacFRUc47IuL8aXBBHzNjqf97HPY3f-fwosa~0lssg~~B19zRLPgH43OntGzp5dOJiz~YBloqXqzTbIKKyTMJiLIWXsmOOob9iaOJQ2N0aMZ3nl4PDJzwmtKCudEtekiWcWpT78DVtOhwfwdo-dOPPU5yYTB4fJuvNOEQAVo9gEZgicuw~LhifIKOkrY7x9QTI03vnN7dpbfvIALb3rkYyi92Pim4P8SYktpclGNqpP4Q2-~iI-s94n7QnXCSC7BGO1onTqlP8kI6~5DAMVXq~lpNiMEl3qk3oBmMYVzGrtPS0~EojDZSmfwmfo~A__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals on May 29 accepted a request to withdraw a variance application for 23 West Fifth Street.

The applicant, Louis Zapatier, addressed the board and said, “My name is Louis Zapatier. ... I wanna, withdraw the application.” Chairman Peck called for a motion to withdraw; Member McCarthy moved to withdraw ZVA-2025-14 “without prejudice,” the motion was seconded by Vice Chairman Callahan and the board approved the withdrawal by roll call.

The petition had sought permission to convert an existing three-family at 23 West Fifth Street into a four-family unit and required site-plan and special-permit approvals under the Lowell zoning ordinance. With the applicant’s written request to withdraw received on May 14 and the owner present to confirm, the board took no further action on the underlying variance request. The withdrawal was recorded as approved without prejudice.

No public testimony for or against the withdrawal was recorded during the item.","Louis Zapatier withdrew his variance petition to convert a three-family at 23 West Fifth Street into a four-family; the Lowell Zoning Board of Appeals voted unanimously to accept the withdrawal without prejudice.",{"_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},6221861,"ZBA grants driveway setback and landscape relief for 532 Gorham Street to add two off‑street spaces",614,2440000,3054000,"/Search/View?dp=1&key=3611131-1bcfc98fd958b589356816ff55d678de&start=2440&end=3054","https://assets.pipeline.soar.com/3611131-1bcfc98fd958b589356816ff55d678de/thumbnail_2440000.jpg","/articles/6221861/Lowell-City/Middlesex-County/Massachusetts/ZBA-grants-driveway-setback-and-landscape-relief-for-532-Gorham-Street-to-add-two-offstreet-spaces","https://secure.pipeline.soar.com/6221861-887b48dab761e0a81176725a0669e1d6/orig.mp4?Expires=1771148777&Signature=RoETW-RDlvZSXbrHHMKzecr4BynDbizngDD3K4h4Dp5CSFWb3VsxNApJevdkjMGs68IT9CJObHDvwEK-S2tcDRGDKcSTOyHCMmTNJk1EGw3g-J2wqSLrFs3E89VPu8EJd9Yk5N5iQjXjnOD4C1D6Hh7dlP7Xv-KHNpMboH57GzVqUavvMXWrjzuKOnS~XlWUyGbv36V06E7ZqpyNMrDnSsirxW7p2J3XiFaTLuNCsRC~kXbSj~ZEiLD4LwQniD1mz8WPckjD~fPhce9UZytwbIGhRjIeA2SPLO21B3YHm3IFoJTbh0qLFZNt0TC5~5dtBV9QEiLCfaV7C85zsCyAnw__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals on May 29 approved variances to permit construction of a driveway and two off‑street parking spaces at 532 Gorham Street.

Jillian Wright of Chess Engineering presented the proposal on behalf of applicant Jamie Lee. Wright said the narrow, older lot (approximately 44 feet wide in the front) currently had no driveway and that the proposal would place the new driveway next to the house and use retaining walls to bridge a roughly four‑foot drop to the sidewalk; she noted MassDOT is planning sidewalk work on that corridor and the applicant intends to coordinate with MassDOT permits.

Member McCarthy thanked the applicant for thorough materials and asked about retaining‑wall width and height; Wright said the retaining wall will be about 4 feet tall with a base designed by a structural engineer and that soil/structural analysis will be required. Board members discussed the tight dimensions — the driveway uses roughly 9 feet 1 inch of available width leaving about 1 foot 7 inches for retaining-wall construction — and urged the applicant to confirm engineering and any required easements for wall maintenance.

Member McCarthy moved to approve ZBA‑2025‑20 for relief from driveway‑setback and landscape/open‑space frontage requirements; the motion was seconded and passed by roll call. Several members said they supported taking cars off the street in the neighborhood and encouraged the applicant to resolve structural and permitting issues with staff before construction.","The board approved variances to allow a new driveway at 532 Gorham Street, granting relief from driveway setback and landscape/open‑space frontage requirements so the property can be fitted with two off‑street parking spaces; board members noted retaining‑wall construction will require further engineering.",{"_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},6221866,"ZBA approves one‑story addition at 1284 Barnum Ave with site‑plan update requirement",335,2069000,2404000,"/Search/View?dp=1&key=3611131-1bcfc98fd958b589356816ff55d678de&start=2069&end=2404","https://assets.pipeline.soar.com/3611131-1bcfc98fd958b589356816ff55d678de/thumbnail_2069000.jpg","/articles/6221866/Lowell-City/Middlesex-County/Massachusetts/ZBA-approves-onestory-addition-at-1284-Barnum-Ave-with-siteplan-update-requirement","https://secure.pipeline.soar.com/6221866-d9430af56a55d9b8c08e8b6f77d9533c/orig.mp4?Expires=1771148777&Signature=CDVu~3eypZPc6Q7VjUV0xEqDXhBBwatfKNJwFz-BN5fC62jsqbHz8QV0OCgrsjYmXAphatZGj7KSSX6KO6lzZMPzXd426nSlMlMdqG2smaZyDCNUSep9~4Yt-Ic4xJKqpzKZwYDn3dWwWdfACrQ2jqEJuqXbvyQfF617pJoVNxcFReAScdIdAfcuLZdN6FUF~h1kNILCtbGKREITXk2L18NBFiXMTfX6WLSrq05TkmZyKoCXgO6wdaEdZClE9eOIpOsTrmx~DG6jSiyzIbD8sE4F9gp7WMShw~0NQfijeT6MhT0miDBdi4Ix-CWvC8-o319OYHqgZ9NlB5KvIgUjbA__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell Zoning Board of Appeals voted May 29 to grant a variance to allow a rear addition at 1284 Barnum Avenue, with conditions on form and plan updates.

A contractor representing the homeowner confirmed the applicant posted required public notice and said the addition is a single‑story raised‑deck structure intended for use as a playroom, family room or bedroom. Board members and the contractor clarified the addition is one story with a sloped roof and will be built on raised decking rather than a full basement. Member McCarthy asked for specificity; he moved to approve the variance subject to two conditions: (1) the addition shall be a single story, single room with a center ridge on a sloped roof and (2) the applicant shall resubmit a site plan that shows the deck will be raised.

The motion was seconded, carried by roll call, and the board instructed staff to include the conditions in the decision. Members said the requested relief is minimal and that the updated site plan is necessary to document the deck and foundation treatment before permitting.","The Zoning Board approved a variance to permit a rear addition at 1284 Barnum Avenue, subject to conditions that the addition be a single‑story room with a sloped center‑ridge roof and that the applicant resubmit an updated site plan showing the raised deck.","actionData","errors"]

Article not found

ZBA grants variances for 80‑unit Chelmsford Street development; neighbors raise access, traffic and soil‑contamination concerns

ZBA approves conversion of 199 Mammoth Road to two-family with condition for street tree and building-code review

Applicant withdraws variance request for 23 West Fifth Street

ZBA grants driveway setback and landscape relief for 532 Gorham Street to add two off‑street spaces

ZBA approves one‑story addition at 1284 Barnum Ave with site‑plan update requirement