Lowell ZBA approves private eight-space parking lot at 14–16 Rockdale Ave with conditions

The Lowell Zoning Board of Appeals on Sept. 22 voted to grant a special permit and variance allowing a private, paved eight-space parking facility at 14–16 Rockdale Ave.

Attorney John Geary, representing applicant Steven J. DeRosa (trustee of the 38 Fulton Realty Trust), told the board the two adjoining lots total about 3,527 square feet and were sold by the city with deed conditions limiting uses to "open space as gardening, landscaping, and or off street residential parking." Geary said the revised site plan (submitted Sept. 18) shows an 18-foot curb cut, defined parking stalls, landscaped areas, two shade trees and a row of arborvitae for screening. Geary also said the applicant seeks a variance to expand the curb cut from the 15-foot maximum to 18 feet and that the plan responds to the city planning and transportation comments.

Opponents at the hearing, including abutter Lucas Somari of 17 Rockdale Ave, said the lots already have been used informally for years and that formalizing a parking facility will not solve what they described as noise, safety and service problems. Somari told the board he had documented incidents in which vehicles associated with the nearby rental properties collided with parked cars and said snow and congestion have sometimes blocked plows and trash pickup. "I will respectfully urge the board to deny this petition," Somari said.

Neighbor Francois Toca (13 Rockdale Ave) said he learned of the project only recently and asked whether the city should instead be responsible for improving the site for broader neighborhood use. Another resident who spoke in favor, Ray Boutin of 255 Fourth Ave, urged approval, saying the owner has a "long history of converting tired properties into appealing, well maintained properties" and that off‑street parking would improve safety and make room for green space.

Engineer Matt Hammer (Lamplex/Landplex Engineering) reviewed the revised plan in detail, saying the proposal provides four spaces on each side of a central drive aisle, an 18-foot curb cut for ingress and egress, two shade trees, arborvitae screening, a snow-storage area, and pavement and planting details. Geary and Hammer told the board the applicant will assign parking stalls with placards and maintain a tow contract; the applicant said placards and license registration will be used to enforce who may park there.

Board members pressed for specifics on assignment and enforcement. Member Prokop asked whether spaces would be limited to the applicant's tenants; Geary replied the eight spaces would be assigned to residents of Mr. DeRosa's properties and that placards would be used and towing enforced for violators. Vice Chair Callahan asked whether the entrance could be on Fletcher Street; the applicant said lot shape forces the entrance on Rockdale. The board discussed an administrative review period after construction to confirm the lot was built as approved and operating with required plantings and snow management.

After discussion, Member Prokop moved to approve the special permit (ZBA-2025-38) to construct a paved parking area at 14–16 Rockdale Ave to serve eight nearby properties; the motion included the DPD conditions referenced in staff comments and an administrative review period. The motion was seconded and passed on a roll call with the board voting to approve with conditions and administrative review.

The approval authorizes the special-permit use allowed under the cited zoning provisions and grants the limited variance to expand the curb cut for ingress/egress as shown on the revised plan. The applicant and his team told the board they will incorporate the city’s recommended conditions, install screening and signage, assign placards, and maintain a tow contract. The deed recorded at the time of the city yard-sale sale contains a right of reversion if the deed conditions are not followed; the applicant and his attorney referenced that deed language at the hearing.

The board did not specify an effective date beyond the usual requirements for conditioned approvals and required the administrative review to verify compliance once the lot is in use.

For the record: the applicant presented revised plans dated Sept. 18; the property was purchased by Mr. DeRosa in two transactions (16 Rockdale Ave in Aug. 2022; 14 Rockdale Ave from the City of Lowell under the yard-sale program in Sept. 2024) and the deed includes conditions limiting use to specified open-space purposes and a right of reversion if conditions are violated.

Ending: The applicant may proceed to implement the approved plan subject to the conditions adopted by the board and the administrative-review check. Neighbors who raised concerns asked the board to monitor compliance and consider stricter fencing/noise mitigation if problems persist.