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Lowell board approves second curb cut at 235 Ludlam with screening condition after neighbor raises safety and sanitation concerns
Summary
The Lowell Zoning Board of Appeals on July 13 approved a variance to allow a second curb cut and a designated waste-management area at 235 Ludlam Street for a six‑unit building, with a condition requiring screening of the dumpster area on three sides. An abutter warned the board that truck turning radius, overhead wires and proximity (about 5 feet) could pose safety and sanitation issues; the owner agreed to rollout dumpsters and screening.
The Lowell Zoning Board of Appeals on July 13 granted a variance to allow a second curb cut and a designated waste‑management area at 235 Ludlam Street, subject to a condition that the applicant screen the dumpster area on three sides.
Aditya Sirohi, an abutter, objected to the petition and laid out detailed concerns about safe truck access and sanitation: “The proposed site does not appear to provide sufficient space for a collection truck to turn or maneuver safely,” Sirohi said, and he noted the overhead utility wires appeared to be about 15 feet high while front‑load collection trucks typically require 22 to 25 feet of vertical clearance. He also raised concerns about proximity to his property (about five feet), potential odour and pests, and the impact on on‑street parking.
Owner Johnny Arteaga responded that he has experience operating the prior property and is seeking to reduce clutter from multiple curbside barrels by installing a designated dumpster area and rollout dumpsters. He told the board he is “gating the whole perimeter” and is adding screening and fencing: “I… could get [screening] done,” Arteaga said, and he indicated he is open to a top screen if feasible.
Board members pressed on access, screening and capacity. Vice Chair Callahan and others noted that rollout dumpsters can be collected without a front‑load truck and that the applicant has revised site plans. Member Habi proposed — and the board adopted as a condition — that the dumpster storage be screened on three sides (a boxed‑in or screening enclosure) to limit visibility and help control odour. The motion recorded the screening requirement and was seconded by Member Harvey.
The variance for a second curb cut and associated paving was approved by roll call with the screening condition. The board advised the applicant to work with the Department of Planning and Development on final screening details and on confirming curb‑cut widths (board members noted two curb cuts are allowed if the combined width meets the rules for the zone).
