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