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Planning board approves Plain Street amendment, replacing proposed restaurant with 4,800 sq ft retail building
Summary
The Lowell Planning Board approved a revised site plan for 190–198 Plain Street that replaces a previously approved drive‑thru restaurant footprint with a 4,800 sq ft retail building, increases parking to 47 spaces, reduces impervious area and requires compliance with engineering/transportation and stormwater conditions.
The Lowell Planning Board approved on May 18 an amended site plan for 190 and 198 Plain Street submitted by Lowell Development LLC that replaces the previously approved middle drive‑thru restaurant with a 4,800‑square‑foot retail building and increases parking to 47 spaces.
Attorney John Geary outlined the revision and said the change was prompted when the prospective middle tenant (previously reported as Starbucks) withdrew. Geary said the revised plan increases parking (from 36 to 47 spaces) and that submissions included an updated traffic impact memorandum (Vanasse & Associates, May 11, 2026) and an updated stormwater management report.
"The redesign as presently proposed will reduce the average weekday traffic by approximately 34% with the peak hour traffic volumes being reduced up to 74%," Geary said, citing the traffic memorandum submitted to the board.
Chris Shea of Reed Engineering described the technical changes: although roof area for the new retail building is larger, removal of drive‑through lanes reduces impervious surface overall and creates space for additional landscaping and infiltration. Shea said the engineering team will revise pipe slopes and sewer grades to meet city comments and noted the site will continue to use an infiltration/cascade treatment before infiltration.
The board asked for a clear landscaping plan to be placed on the record; the applicant confirmed a full plan set had been filed and agreed to provide any missing pages. The board incorporated standard conditions into its approval: compliance with the city engineering memo dated May 11, 2026; updated plans for water/fire service as required and approval by the local regional water utility; and obtaining a stormwater permit including operation and maintenance for oil/grease interceptors or equivalent water quality devices. Transportation engineer comments were also incorporated as conditions.
The motion to approve the amended site plan passed with members voting in favor and no recorded opposition. The applicant may proceed with permitting, demolition and construction after satisfying the engineering, utility and stormwater conditions.
