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