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Board approves variance for two-bay carriage-house garage at 80 Maner Street with tree condition
Summary
The Lowell City Zoning Board of Appeals on June 8 approved a variance allowing a two-bay carriage-house garage at 80 Maner Street, granting relief from front-yard setback and accessory-building height with the condition the applicant plant two shade trees (one on Wyman, one on Maner).
The Lowell City Zoning Board of Appeals voted unanimously June 8 to approve a variance allowing construction of a two-bay, carriage-house–style garage at 80 Maner Street, with the condition that the applicant plant one shade tree on Wyman Street and one on Maner Street.
Matt Hammer of Lamplex Engineering and Surveying, representing applicants Georgia McCullik and Paul Rutder, told the board the proposal would create a non-residential carriage house that houses two vehicles — including a larger “sprinter” van — and would preserve the Maner Street façade of the existing historic house. "I'm here this evening on behalf of Georgia McCulliff and Paul Rutder," Hammer said, describing a stepped interior slab to accommodate differing grades and a heated driveway to reduce winter slipping.
Hammer said the project had received approval from the Historic Commission and that their survey showed a removed tree to be an oak (not a sycamore), with the trunk located roughly 22 feet from the lot line — beyond the 20-foot protected-canopy distance cited under the city's tree ordinance. He also described stormwater measures that meet the city's requirement of one inch of retained detention.
Board members pressed on technical details before voting. Member McCarthy asked whether nearby garages on Wyman Street already encroach on front-yard setbacks and sought clarification about how accessory-building height is measured; staff and the applicant explained the board applies an average/median height method and that the requested relief was modest. Vice Chair Callahan asked whether the second story would be habitable and whether the board could condition nonresidential use; staff said a long-term limitation is difficult to enforce because any conversion would require a future building permit and would be controlled by ADU and building-code rules at the permit stage.
Member McCarthy moved to approve ZBA-2026-21, citing the project's compatibility with the neighborhood and the applicant's steps to preserve historic character; Vice Chair Callahan seconded. The roll-call vote recorded unanimous approval with the two-shade-tree condition.
The board also approved, earlier in the meeting, a request to continue ZBA-2026-15 (a separate variance application for a University Avenue property filed by TLG LLC) to June 22, 2026 at the applicant's request.
The board approved the May 28, 2026 minutes and adjourned the session. The applicant will proceed to the building-permit stage, subject to the usual permit reviews and any Historic Commission or DPD administrative requirements.
