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ZBA approves event-space special permit for 451 Broadway with six-month administrative review
Summary
The Zoning Board approved Alexa Furman's special permit and parking variance to open a small event/meeting space at 451 Broadway Street, with a six-month administrative review to monitor parking and neighborhood impacts.
The Lowell Zoning Board of Appeals voted Feb. 10 to approve both a variance for off-street parking and a special permit under Article 12.3 to operate an event/meeting space at 451 Broadway Street, owned by Alexa Furman.
Alexa Furman told the board she intends to operate classes, training and occasional community or church events at the site, generally proposing hours between 10 a.m. and 11 p.m. She said the space has no kitchen and would use catering; alcohol service would be considered only if a separate license is applied for and approved. Furman said the site currently provides five off-street parking spaces (three drive-in and two in the rear) and that on-street parking in the neighborhood is free.
Board members and planning staff discussed capacity and parking. The building department recommended a limit of 49 people because of the floor plan; Furman said she expects many events to be smaller — "Probably like 20," she said — and that most sessions would be appointment-based, teaching-oriented, or community meetings. Furman also said she attempted to secure nearby land for additional parking but had not identified an owner.
Given continuing board concern about neighborhood parking and the potential for evening events, the board imposed a six-month administrative review to monitor whether the variance and special permit were creating neighborhood impacts. Member McCarthy moved to approve the variance for relief from off-street parking requirements with a six-month administrative review; the motion passed on a roll-call vote. McCarthy then moved to approve the special permit under Article 12.3 for the proposed event use with the same six-month review condition; that motion also passed on a roll-call vote.
During the hearing, several board members said they expected daytime classes and meetings to have minimal impact but were more concerned about nighttime events, potential alcohol service in the future and the resulting late-night noise and parking demand. Member Scanlon and Member Habib Masawi (recorded as Mr. Habib Masawi) explicitly voiced those concerns. Several members said they would support the project provided Furman remained responsive to neighbors.
The two approvals legalize the proposed event/meeting use at 451 Broadway subject to the six-month administrative review. The board recorded unanimous approval on both the variance and the special permit.
