[{"_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",6218290,"mediaKeyId","3630551-34d53bca0f70d2c0c5ebff7de717b9e1","parentId",3630551,"title","Planning board approves 80‑unit development at Chelmsford Street with conditions after neighbor concerns","audioSeconds",3846,"startMs",2760000,"endMs",6606000,"viewUrl","/Search/View?dp=1&key=3630551-34d53bca0f70d2c0c5ebff7de717b9e1&start=2760&end=6606","thumbnailUrl","https://assets.pipeline.soar.com/3630551-34d53bca0f70d2c0c5ebff7de717b9e1/thumbnail_2760000.jpg","articleUrl","/articles/6218290/Lowell-City/Middlesex-County/Massachusetts/Planning-board-approves-80unit-development-at-Chelmsford-Street-with-conditions-after-neighbor-concerns","mediaUrl","https://secure.pipeline.soar.com/6218290-1248c1e166944edfc18bea73131f76dc/orig.mp4?Expires=1770418213&Signature=HgXnIKWMcD6joT7l81UViS~iesUGzcsMWUnSHECIgKGxNNpf5XyfGJC-nOugondLXvzIatAvxDu2mQOqwt6-qSrmSHaUvcC3ZUOlsUMpd1vC9AxMwWSm-qSHT~E0t95LUL0lMWOVdZfDV1So-GFQXSBmPEpOtLS9mK1P50h7yhHacnefx2x0-G7yE0TyKgICG6x0GZtmzG3O5u1H81bCKREeJSSKDCQsG2nLwAn14FvEoqM8qKLdT4s1bo8k~sAnjmyMQGWsZn~MCk2GBHlomaTpKXWKSST-t~gLo4zPBeULJhB0D7RAZpPOcCNFIEAsGIdUDk-WVMfXKrt6r3Ftlw__&Key-Pair-Id=KUT5TJCACFTXG","author","Lowell City, MA","date","2025-06-03T13:23:11Z","article","The Lowell City Planning Board on June 2 approved site plan review and a special permit for driveway dimensions for an 80‑unit residential development proposed by Lowell Central Electric Company, Inc., at 534–556 Chelmsford Street, subject to multiple conditions requested by the board.

Attorney John Cox presented the application for Lowell Central Electric and said the company acquired the vacant site from the city in 2024 and had earlier secured a zoning change to Suburban Multifamily. Cox said the developer will build three buildings totaling 80 units with 118 parking spaces provided; the project requires a variance for parking and height and a special permit for the driveway dimensions.

Matt Hammer of Lamplex Engineering and architect renderings showed two four‑story 24‑unit buildings at the front of the site and a five‑story 32‑unit building at the rear, with at‑grade parking under each building and a 24‑foot internal access drive. Cox and Hammer told the board that the applicant had submitted a Phase I environmental assessment (a “21E”) and that test holes for the drainage system had been witnessed by city staff; the Phase I report was filed with the city the week of the hearing.

Neighbors raised objections at the public hearing. An abutter’s attorney said his client seeks continued access to a garage behind Quimby Avenue and asked whether the project could be built without the fourth floor to avoid variances; the attorney said litigation may be necessary if an access accommodation could not be negotiated. A Quimby Avenue resident asked the city to require soil sampling before excavation because the site historically stored fuel tanks. The applicant said a Phase I had been prepared and that Massachusetts’s MCP (Massachusetts Contingency Plan) procedures would govern any contamination discovered during construction; the team also said multiple test holes showed no visible contamination during drainage investigations.

The board debated screening and impacts to Quimby Avenue neighbors. The applicant agreed to provide a gated access at the rear that would be locked for general traffic and only opened for emergency vehicles and future Lowell Housing Authority access; the applicant also agreed to replace a chain‑link fence with landscaping screening (evergreens/arborvitae) behind the Quimby Avenue lots and to finalize landscaping and snow‑storage plans with planning staff.

Board conditions adopted with the approval included: installation of screening evergreens (final plan to be approved by DPD), a locked gate at the rear for emergency and future Housing Authority access only, final DPD approval of the landscaping and lighting plans, compliance with City stormwater/stormwater management requirements, working with the City on any possible design and implementation of optimal traffic signal timing/phasing at the Chelmsford/Plain Street intersection, a tenant welcome packet describing transit and travel alternatives, and maintenance limits on plantings/snow in sight triangles. The DPD memo and traffic‑engineer recommendations were explicitly incorporated into conditions.

After discussion the board voted to approve the site plan and the special permit for driveway length; members said the fire department had reviewed the swept‑path analysis and agreed the internal 24‑foot drive provided necessary access. The vote carried with no recorded opposition. The board noted continued follow‑up by DPD on final engineering, stormwater permitting and outstanding environmental documentation.

The approval allows the applicant to pursue building permits after satisfying the board’s conditions and departmental signoffs; neighbors and the applicant said they would continue outreach about access and easement issues outside the planning hearing process.","mediaType","Video","parentTitle","Lowell Planning Board - June 2, 2025","oneSentenceSummary","The Lowell City Planning Board approved June 2 a site plan and driveway‑dimension special permit for an 80‑unit residential development at 534–556 Chelmsford Street, subject to conditions including gated emergency access, landscape screening and traffic signal coordination.","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},6218285,"Planning board permits rear expansion and special permits for 278 Central Street boarding house",1845,7435000,9280000,"/Search/View?dp=1&key=3630551-34d53bca0f70d2c0c5ebff7de717b9e1&start=7435&end=9280","https://assets.pipeline.soar.com/3630551-34d53bca0f70d2c0c5ebff7de717b9e1/thumbnail_7435000.jpg","/articles/6218285/Lowell-City/Middlesex-County/Massachusetts/Planning-board-permits-rear-expansion-and-special-permits-for-278-Central-Street-boarding-house","https://secure.pipeline.soar.com/6218285-0e4e7e0fd18a545c03062671df484a7f/orig.mp4?Expires=1770418213&Signature=C0e8e7NMZ5A-GXV35F3ET4sVLfs3HkhF1Ko6ifd2JjX3A6qp4FQpZw~aFWaSeAdntEYS1PmhECh4311N3cinTbxHSYGztiMgcuIZVoVTdLwj~WUBlBkwrPLyRa~K9s2UqXCOH44VjrKi8Si~0Dlz6FBH4Yq5N7TYKO7KJVLGZWVUnzCVWtk53hapLGPrPMPVdomVZsrwNa64YyEjRuTK7zHEE3IlTBx0zFEv9sWqNN-FfWnuqI~uA29eJ9rDuGk1klVOCYgly9dwf94MXMKGzEfGKXSM76DRtO6C~M61-BIof5VLNIqNgzR4xfazot~jI9RkYFgqg4eaClFAerJ21w__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell City Planning Board on June 2 approved a site plan and two special permits for 278 Central Street that allow a rearward expansion of an existing building that contains a ground‑floor restaurant and 27 boarding units above.

Attorney Aiden Church, representing PCFC Park LLC, said the project will not increase overall occupancy but will add floor area through a rear addition to help the owner recoup costs from necessary structural repairs. Church told the board the building has historically housed boarding units and that a special‑permit determination is necessary because boarding units are defined differently from dwelling units under the zoning code.

The applicant requested several waivers — including landscaping, lighting and drainage details — because the proposed addition occupies most of the small lot and leaves limited space for external features. Church said the property’s uses predated current zoning and the applicant will seek a variance on floor‑area ratio from the Zoning Board of Appeals; the site was presented to the Historic Board, which issued a permit for architectural changes, the legal counsel said.

Board members asked for a full utility plan, and the board added three conditions to approvals: the applicant must submit a complete utility plan for DPD review, the city law department and engineering office must review the building’s encroachment to determine whether a city easement is required, and the applicant must install signs prohibiting parking on the adjacent 32 Church Street property (as requested in a letter from the adjacent owner and counsel).

No members of the public spoke in opposition at the hearing. The board voted unanimously to approve the site plan and both special permits — to operate a boarding house in the DMU district and to extend a preexisting nonconforming structure — subject to the conditions described. The applicant said it would file final materials and proceed with work consistent with departmental reviews and the historic‑commission approvals.","The Lowell City Planning Board approved June 2 a rearward expansion and special permits for 278 Central Street, allowing a nonconforming boarding house and restaurant to be rehabilitated and expanded, subject to utility, legal and signage conditions.",{"_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},6218295,"Planning board permits tree removal at Hadley Park for playground expansion",249,2471000,2720000,"/Search/View?dp=1&key=3630551-34d53bca0f70d2c0c5ebff7de717b9e1&start=2471&end=2720","https://assets.pipeline.soar.com/3630551-34d53bca0f70d2c0c5ebff7de717b9e1/thumbnail_2471000.jpg","/articles/6218295/Lowell-City/Middlesex-County/Massachusetts/Planning-board-permits-tree-removal-at-Hadley-Park-for-playground-expansion","https://secure.pipeline.soar.com/6218295-bb643f263f07acbd3d6bab76e58c5b06/orig.mp4?Expires=1770418213&Signature=agJw~0tZpyQJL46CNc3bzSQ2bEMoL998ErdARsSiDfwgrfQlY7VqItawdKI1e3qnrv8AOlooC1bKEwFFfOXcQ88ilFvMjl9ckUCYJn1R5iONvrorXITNVc5pNQ1Luhy7pphOqEeCHB~7ZEzaViGmgWYfZAcgDLn7OOqYkCqHzHYvxcdzaypJMefnfFH8w550ioKBdnQhyIMD9iOjA3VYKfTFZ84Tiemn1BqW3HnPHiMzRvcf97f-oMiq-S0zXs17qLXTu0QK2e8~oSO4mnh~f9N7YBjbf7uLBWlqb14dVtWXc7aaM1R~PKfAm7hOpOtlBeVgljrF787-4J20CopdwA__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell City Planning Board on June 2 approved a public shade‑tree hearing to remove a 13‑inch‑caliper tree at Hadley Park (1650 Middlesex Street) so crews can expand and renovate a playground.

Brianna Martinez, a design planner who manages park and open space projects for the city, said the tree was not identified on the existing site survey and only became apparent after construction began on the ARPA‑funded park improvements. The playground renovation’s planting plan includes three replacement trees in the play area, Martinez said.

Board members and staff praised the contractor’s handling of the tree once it was identified and noted the project proposes more new trees than the ordinance requires. One board member who visited the park said the site and photos made it easy to locate the tree and that workers had respected the city’s tree‑protection procedures.

A motion to approve the shade‑tree removal carried by unanimous voice vote. The board’s approval allows removal to proceed so the playground expansion can continue under the city’s review and planting plan.","The board approved removal of a 13‑inch‑caliper tree at Hadley Park to allow expansion of a playground under an ARPA‑funded park improvement; the city will plant three replacement trees per the plan and staff said the tree had been missed on earlier surveys.",{"_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},6218300,"Planning board approves revised site plan for Plain Street development with drive‑thru and reduced parking",1632,828000,2460000,"/Search/View?dp=1&key=3630551-34d53bca0f70d2c0c5ebff7de717b9e1&start=828&end=2460","https://assets.pipeline.soar.com/3630551-34d53bca0f70d2c0c5ebff7de717b9e1/thumbnail_828000.jpg","/articles/6218300/Lowell-City/Middlesex-County/Massachusetts/Planning-board-approves-revised-site-plan-for-Plain-Street-development-with-drivethru-and-reduced-parking","https://secure.pipeline.soar.com/6218300-b194d238b067e8d06443151209acb7f9/orig.mp4?Expires=1770418213&Signature=HY6MR2I3Y0~Fr0MeEcvWYw3HMFtnoT~TriHlNZgDjdlB3J2xkH8z-V3nmgsoXSXdFt02YreYfcGdVfzduqZIKFkGmiyWg2NUgOK9LtQWGoXv1gIhCy9SBNAKAbH-rW9DIeMybIkdj8DYV8OWG3QlD1Ubj1N~Pg6GAt0GsQUnRGxIinYMzM6cjbJHv2qm6gpJhwp1T8XZ2pldAogqCemEre5LnJGL6Xjzlknqt4L1MAnV9r233uO~mN0JvfXHbNAuqMcOQVItCzPzyysnVr9yfpUCKTp0jAMZO3Qud97iu-XTPAGRd63e2q0AaTkhOUYfWitbO1REeQk5quzKlvuNNQ__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell City Planning Board on June 2 approved a revised site plan and two special permits for a commercial redevelopment at 190–198 Plain Street that will house multiple quick‑service tenants, including Starbucks, Chipotle and Popeyes.

Attorney John Gary, representing Lowell Dev LLC, told the board the project team had submitted revised plans addressing concerns raised at a May 19 hearing: a swept‑path analysis for fire access, updated landscape plans coordinated with city landscape staff and wastewater/utility revisions. Engineer Chris Shea said the revised plan accommodates a counterclockwise fire access loop and that the fire department had approved the updated swept‑path analysis.

The site plan retains about 30 combined parking spaces for Starbucks and Chipotle/Popeyes; engineers said the tenant mix, staggered peak times and a 30‑space total would meet peak needs. The applicant’s transportation engineers and the city traffic reviewer identified a package of mitigation measures; the applicant agreed to incorporate all recommended measures into final construction drawings and to implement a transportation demand management plan.

Chris Shea said the project reduces overall stormwater runoff to Plain Street by routing most impervious runoff into underground infiltration systems; a small overflow will tie into a drain manhole at Plain and Tanner Street but the system reduces existing volume and peak flow. The applicant’s landscape revisions include 11 deciduous street trees on Plain Street, additional interior and perimeter trees and clusters of evergreens along Montreal Street.

Board members asked that the applicant incorporate the traffic engineer’s written recommendations and memos (including a May 13 traffic engineer memo and a May 15 memo from Ben Hazen Associates). Planning staff and the applicant agreed to conditions that included: incorporation of the city traffic‑engineer mitigation measures, compliance with comments from Ben Hazen Associates, final landscaping and lighting to staff approval, and inclusion of a city‑required oil/water separator in the operation/maintenance plan.

The board voted unanimously to approve the site plan, the drive‑thru special permit and the reduced parking special permit with the conditions cited by staff and the transportation reviewer. The approvals were conditioned on the applicant’s incorporation of the final DPD and transportation revisions and on final signoff from departments listed in the staff memo.

Board members said they welcomed the landscaping improvements, accepted the fire department’s circulation finding, and noted the project should add retail activity and employment to Plain Street.","After a continuance from May 19, the Planning Board approved a revised site plan and two special permits for a multi‑tenant commercial project at 190–198 Plain Street that includes a Starbucks, Chipotle and Popeyes, subject to transportation mitigation and other staff conditions.",{"_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},6218305,"Lowell planning board continues hearing on 558 Gorham Street after late plan submissions",245,193000,438000,"/Search/View?dp=1&key=3630551-34d53bca0f70d2c0c5ebff7de717b9e1&start=193&end=438","https://assets.pipeline.soar.com/3630551-34d53bca0f70d2c0c5ebff7de717b9e1/thumbnail_193000.jpg","/articles/6218305/Lowell-City/Middlesex-County/Massachusetts/Lowell-planning-board-continues-hearing-on-558-Gorham-Street-after-late-plan-submissions","https://secure.pipeline.soar.com/6218305-013fa67948574322bd54fb4d98fcb53d/orig.mp4?Expires=1770418213&Signature=fz8t~OQnFLohCCe~2S9V3Rf2IwL0X3-Uc-wJ7igBWCaRMj1YKAAw~AFe-dtFLHQUahnqVvxTrnfdEO1Z3hQmvHB9DSvO1J1nJX4Cooevb~yfqRkswdDjBXLrAGjUuEBfXjPvZK12UdQPPoyZ2lT3JCGgwIENe1GaioL-nTKRsVwc5em0dh8KIi63Nn4C4WOoXuuESh8mLSUHtUH5O9aKdkg20qOuNDYIjihxII0BRiyOgSeIGFFOs9Xg3fV8dZ02CBp~~coRdEJDV8hrQtqiZ~hTsWFFj6pNL-3bMYYdOL5OerLWt6~sUt7dpCAZLvajIg07NDe35mWy8cVRL2XX4Q__&Key-Pair-Id=KUT5TJCACFTXG","The Lowell City Planning Board on June 2 continued a hearing on a site plan and special-permit application for 558 Gorham Street after planning staff told the chair a revised plan set arrived late and had not been reviewed.

The applicant, LML Investments Lehi, originally sought approval to build two townhouses (one with four units, one with two) in the urban mixed‑use district; the revised submission reduces the proposal to four units — a single‑family house plus a three‑unit building — and includes changes to impervious surface, parking, landscaping and stormwater.

“At this point, I personally as the chair will not be voting on this matter tonight because I have not seen the plans,” the chair said after staff reported the new plans were submitted two weeks past the board’s deadline. Planning staff told the board they had not had time to review the revised documents or receive departmental comments.

Katie Enright, a professional engineer with Howard Stein Hudson who said she represented the applicant, told the board the changes reduce the number of structures, trim impervious area by more than 2,000 square feet and add stormwater detention designed to infiltrate one inch of rainfall across the site. Enright also said the revised plan shows nine parking spaces (two in‑unit garages per unit plus one exterior space), added street trees and planting, relocated snow storage and new sidewalk/curb work on Gorham Street.

A board member asked about façades facing Gorham Street; Enright said architectural revisions place porches and front doors on the street side with garages to the side, and windows/doors added to the three‑unit building to better match the streetscape. The board and staff emphasized that because plans were posted late the public and members had not had an opportunity to review them online before the hearing.

A motion to continue the matter to the board’s next available meeting carried; staff and the applicant agreed to a continuance to Aug. 18, 2025, to allow departmental review and public notice of the revised materials.

The continuance means the board took no final action on the site plan or special permit on June 2; the applicant said it would return to a future hearing after staff and departments have reviewed the late submittal.

The board invited written comments and said the revised plans would be posted on the city website so the public could see them before the August hearing.","The Lowell Planning Board continued a site plan and special permit hearing for 558 Gorham St. after staff and the chair said revised plans were submitted late and had not yet been reviewed; applicant presented changes and the board agreed to continue to Aug. 18 so staff and the public can review.","actionData","errors"]

Article not found

Planning board approves 80‑unit development at Chelmsford Street with conditions after neighbor concerns

Planning board permits rear expansion and special permits for 278 Central Street boarding house

Planning board permits tree removal at Hadley Park for playground expansion

Planning board approves revised site plan for Plain Street development with drive‑thru and reduced parking

Lowell planning board continues hearing on 558 Gorham Street after late plan submissions