Planning board approves China Star expansion after conditions on parking, lighting and trash

The Lowell Planning Board on Jan. 6 approved a site plan revision for an expansion at 1733 Middlesex Street, the site of the China Star restaurant, after the applicant secured an overflow parking arrangement and accepted multiple conditions from the board.

Kevin Murphy, attorney for the petitioner, said he worked with the Lowell Youth Soccer Association to secure an overflow parking agreement for the restaurant. "We actually went down and counted out the parking spaces that are available at the parking lot, and there's 125 spaces," Murphy said. He told the board the association committed the spaces except on Saturdays during their season and would provide a key to a gated lot for use when needed.

The board said the overflow agreement and operational details were necessary because the expansion increases seating and event space. A board member noted the site plan must comply with section 11.4.2 of the Lowell Zoning Ordinance, which triggers Planning Board site-plan review for the regional retail zoning district.

Why it matters: The addition would increase the restaurant’s capacity and rely on off-site parking and operational rules to address neighborhood impacts. The board framed conditions intended to reduce public-health and safety concerns and to protect city property.

Key conditions and details

- Overflow parking: Applicant supplied a letter from the Lowell Youth Soccer Association describing access to about 125 spaces, with use restricted during Saturday games in season and access controlled by a gate key. The board required the applicant to execute a formal agreement with the City of Lowell for the use of the lot; DPD had noted the city owns the property.

- Valet and access routing: The board required the applicant to provide valet parking for events and to follow a traffic-engineer recommendation that drivers approach the Edward Street parking lot from Middlesex Street, rather than using the restaurant’s rear driveway as a route.

- Lighting: The applicant agreed to provide temporary lighting for evening or event use of the city lot to improve pedestrian safety between the lot and the restaurant.

- Trash and site maintenance: Board members repeatedly raised concerns about overflow and exposed trash at the site. The board required compliance with Board of Health regulations and a specific operational change: the applicant will demonstrate a schedule to DPD for five dumpster pickups per week, including a weekend pickup (the existing schedule was three times per week). The board also noted the dumpster had been relocated and bollards installed but stressed the enclosure and maintenance must meet health requirements.

- Landscaping and screening: The applicant agreed to work with the city’s Department of Planning and Development (DPD) to finalize a landscaping plan with particular attention to the Edward Street side of the property.

Board discussion and vote

Board members pressed the applicant on the dumpster and maintenance after photos showed trash and wildlife access. One member said the situation was "totally unacceptable" and noted it was the second time the board had observed overflow at the site. The applicant’s attorney said his client would ensure the issue is addressed and accepted the condition requiring Board of Health compliance.

After discussion, a motion to approve the site plan with the conditions listed above was made and seconded. The board voted in favor; the chair announced the motion carried.

What’s next: The approval is conditioned on the applicant executing an agreement with the City of Lowell for the Edward Street parking lot, providing a dumpster pickup schedule demonstrating five pickups per week (including a weekend), and finalizing landscaping with DPD. The board indicated it will return the project for review if conditions are not met.