City of Lowell - Planning Board


Planning Board Minutes
August 20, 2007 6:30 P.M.
City Council Chambers, City Hall
City of Lowell, 375 Merrimack Street, Lowell, MA


Note: These minutes are not completed verbatim. For further detail, video recordings are available
at the Division of Planning & Development, 50 Arcand Drive, Lowell, MA

Members Present
Thomas Linnehan, Chairman
Joseph Clermont, Vice Chairman
Richard Lockhart, Second Vice Chairman
Jerry Frechette, Member
Stephen Gendron, Member

Others
Aaron Clausen, Associate Planner
George Proakis, Chief Planner
Maria Sheehy, Assistant City Solicitor


The following are the results of the August 20, 2007 Planning Board meeting held in the City Council
Chambers at Lowell City Hall at 6:30 p.m.

All members of the Board were present.

Executive Session: 1881 Middlesex Street
The Board will discuss the proposed conditions for site plan approval for the project located at 1881
Middlesex Street.

This item is the subject of pending litigation, and was therefore discussed in executive session.
Upon conclusion of the session the members of the Board indicated that they will discuss this again in a
public session at a special meeting on September 5, 2007.

Update & Administrative Adjustment: 76-80 Rogers Street
The Board will discuss proposed changes to the architectural plans made in order to comply with
conditions of a site plan and special permit approval for the project located at 76-80 Rogers Street. The
Board approved the project in May 2007.

The applicant presented to the board architectural materials and elements that would be incorporated into
the site and architectural plans. The applicant also confirmed with the Board that they had met with DPD
staff and obtained their support for the updated design elements. The Board expressed interest in
requiring the owner’s association to maintain the wooden fence.

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Planning Board Minutes – August 20, 2007
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Chairman T. Linnehan requested to take the agenda item out of order, there were no objections from the
Board Members.

Motion:
Member J. Clermont motioned and J. Frechette seconded to APPROVE the updated plans required by the
conditions of approval. The motion passed with all members voting in favor (5-0). The following
conditions were met:

1. At a future regularly schedule Planning Board public meeting, the applicant must present the final architectural
plans for the project, including proposed materials and colors to be used throughout the development.
2. The applicant must work with DPD’s Historic Board staff in order to finalize the architectural details of the
proposed structures, and to take into consideration the Historic Board’s staff recommendations.”

The following updates were agreed upon by the applicant and approved by the Board:
The applicant will be installing “six over six” panel windows that blend well with the surrounding
neighborhood.
The applicant will be installing six panel doors for the main entrance to each unit.
Grey vinyl siding with wood texturing and black shutters will be utilized.
White vertical trim will be included in the building fenestration, with placement made at corners and
between every two units.
The portico located at the front entryway for each unit will feature recessed vinyl from the trim, providing
greater architectural definition of the portico.

The following conditions were amended:
Instead of a vinyl fence, a “solid fence” will be required. The condominium association will be required to
maintain this fence.
Instead of 6 inch vinyl cornerboards, these boards must be at least 5.5 inches.

Public Hearings
Site Plan: 199 Plain Street

The Lowell Planning Board will review an application by H & P Realty Trust and Target Corporation.
The project includes the demolition of an existing 91,850sqft retail facility once occupied by
Hannaford Grocery and the construction of a 137,700sqft Target retail store. The redevelopment
will include the reconfiguration of parking to accommodate an additional 53 parking spaces for a
total of 1,064. The site reconfiguration will include new landscaped areas reducing the impervious
surface area by approximately 8300sqft from a total of 852,776sqft. Site redevelopment is
expected to increase vehicle trips from 10,490 per day to 13,046 and have exceeded the threshold to
file an ENF. Access will remain via existing signalized driveway. To mitigate expected traffic
impacts the petitioner is proposing construction of a new traffic signal at the intersection of Plain
St. and northbound ramps to the Lowell Connector, instillation of conduit for future traffic signals
at the intersection of Plain St. and southbound ramps to the Lowell Connector, and coordination of
signals at the northbound ramps with existing signal at site driveway. The project is located in the
HRC (High-Rise Commercial) zoning district. The project requires Site Plan review under Section
11.4 and a Special Permit under Section 12.4 of the Lowell Zoning Ordinance.

The following individuals spoke in favor of the project:
George Eliades (133 Market Street, Attorney),, Dave Flanagan (Site Engineer), Jim Wynn (Traffic
Engineer), Trent Luger (Target Corporation), Carol McCarthy (64 Blossom Street), Mark Goldman (58
Oakland Street), James Beede (24 Payton Street), George Zarahoolis (15 Dabby Way), Michael Barbo
(200 Market Street), Jack Paley (4 Foundry Industrial Park), John Maher (88 Main Street).

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Planning Board Minutes – August 20, 2007
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Those speaking in favor generally cited the aesthetic improvement Target will bring to the shopping
center, prestige of a well respected national chain store, economic development, and redevelopment.
Some concerns related to maintaining services currently in operation at the shopping center for
neighborhood residents, specifically the pharmacy and bank. There was also concern with regard to
service access along Payton Street and the adjoining businesses.

The following individuals spoke in opposition of the project:
None

Prior to Board discussion George Proakis (Chief Planner) read through a series of proposed conditions
that emerged from DPD staff comments and subsequent discussion with the applicant.

Board discussed traffic impacts of the proposed development, including pedestrian circulation
into and within the site. Improved roadway geometry was discussed with applicant as well as
traffic signal configuration at the sites main entrance and the proposed signal at the northbound
connector ramps. The applicant confirmed that they submitted the traffic study to the
Massachusetts Highway Department, and that they would determine if an additional signal was
required for the southbound connector ramps. Service access was addressed, particularly with
respect to Payton Street and the geometry of the loading dock pad in insuring adequate turn
around space for delivery trucks. Landscaping was discussed with the applicant including
additional screening along the back wall of the store along Payton Street, vegetation along River
Meadow Brook, and the potential to incorporate “green” elements into the site and building
designs.

Motion:
Member J. Clermont motioned and Member R. Lockhart seconded to APPROVE the site plan. The
motion passed with all members voting in favor (5-0). The plan was approved with the following
conditions:

1. The developer shall complete all traffic mitigation and improvement projects that are shown or discussed in
the documents submitted with the site plan approval application, include the traffic study. This includes the
design and installation of a new traffic signal system that meets city standards at the intersection of Plain
Street and the ramp leading to the northbound Lowell Connector.
2. The developer shall review the need for an additional signal located at the intersection of Plain Street and
the ramps to the southbound Lowell Connector with Massachusetts Highway Department . If Mass
Highway does not determine an additional signal is warranted, the City will not require one.
3. The new traffic signals installed by the developer shall be coordinated with the existing traffic signal
located at the site’s main entrance. The new coordinated signals will be designed in a manner which will
improve access to and from Tanner Street off of Plain Street.
4. All signal hardware, mast arms, cabinets, etc. installed by the developer for any proposed new and
refurbished signal shall be black.
5. Prior to the start of construction the applicant will consult with the City Engineer and Transportation
Engineer to ensure compliance with engineering standards and best practices.
6. To ensure multi-modal accessibility the developer shall provide and install bicycle racks near the Target
store’s main entrance and other retail buildings located in the plaza.
7. The developer will replace existing asphalt sidewalk on Plain Street with new asphalt sidewalk over the
length of the Plain Street frontage of 199 Plain Street.
8. The developer will mill and provide new overlay of asphalt on Payton Street from Plain Street to entry of
199 Plain Street parcel.
9. The developer will provide crosswalks with textured or other contrasting material leading from the parking
lot to the building located at the main entrance. Texture may be achieved by using pavers with a brick
pattern or concrete in color that contrasts with the surrounding bituminous paving.

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Planning Board Minutes – August 20, 2007
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10. The developer will provide a continuous pedestrian sidewalk or paved pathway leading from Plain Street to
the front of the building, ensuring convenient access from the public way. All drawing sheets will be
updated to reflect the location of this sidewalk as shown on sheet C-4A.
11. The developer shall also use a textured or contrasting material for crosswalks that cross the entry driveways
located at the main access to the site. These crosswalks may be paved with concrete similar to the
crosswalk between the entrance to the Target store and the handicapped parking area or they may be a
stamped, colored treatment applied to bituminous paving. The final design shall be submitted to the DPD
for review prior to construction.
12. The developer shall provide ADA compliant curb ramps and sidewalk at the crossing island located at the
main entrance to the site.
13. The developer shall clearly identify the cart storage areas in the site plan. The developer shall commit to
installing a system that will make shopping carts inoperable off the premises.
14. The developer should coordinate with the Lowell Regional Transit Authority to provide a bus stop
including route information at the Target store and at least one other location at the southern portion of the
site.
14. The developer shall file a Storm Water Pollution Prevention Plan with the City Engineer prior to any site
work commencement.
15. The property manager will be required to file an Annual Storm Water Operations and Maintenance Report
to the City Engineering Department
16. By continuing to work together the City and Target will work to build on Target’s reputation as an industry
leader in green building and environmentally sensitive construction techniques while elevating the stature
of green development in the City of Lowell. Therefore:
a. The developer will work with the City of Lowell to review storm water best management practices
and low impact development concepts, and if the developer finds any additional innovative storm
water treatment and discharge concepts to be feasible, the developer shall be allowed to incorporate
them into the site plan.
b. The developer and the City shall explore the potential applicability of Massachusetts Technology
Collaborative (MTC) alternative energy programs to this project.
20. The developer shall replace the guardrail along Plain Street. The final location of the guardrail will be
revised to ensure pedestrian and vehicle safety while not causing pedestrians to be channeled between the
guardrail and moving traffic. The final location of the guardrail must be approved by DPD.
21. The developer will plant at least three additional evergreen trees along Payton Street (beyond those shown
on the plans) providing additional screening for adjacent residential buildings.
22. The DPD design planner shall approve the location, caliper and species of trees within the landscape areas
shown on the plan, to ensure the use of vegetation that will succeed in Lowell’s climate and urban
conditions with minimal maintenance.
23. All fencing to be used on site shall be black vinyl coated chain link with factory finished black posts.
24. As part of a package that includes neighborhood-scale signage along Plain Street, the Planning Board will
support a height variance to add a larger sign along the Connector.
25. Each sign located on Plain Street and the Lowell Connector should be tastefully designed using high
quality materials. Architectural plans for signage shall be reviewed by the DPD design planner prior to
application to the Zoning Board of Appeals for sign variances and/or special permits.
26. The developer shall work with DPD to identify the size and design of signs that the developer will place by
the southern edge of the Target building to direct customer traffic not to use Payton Street, and instead to
use the main exit from the site.
27. The developer shall work to the best of its ability to ensure continued convenient access to the range of
services offered to customers by the tenants that currently occupy the building scheduled for demolition.
28. The developer shall provide pedestrian access across the parking lot between the proposed Target store to
the other buildings located on site. This will be achieved by using a paving texture similar to that used in
condition #9 and/or #11 above.
29. The developer will participate in a meeting organized by DPD to discuss truck access for the abutting
industrial use on Payton Street.

Site Plan: 8 Highland Street
The Lowell Planning Board will review an application by an application by John McDonough
for site plan review for a project located at 8 Highland St., 14 Highland St., and 26 Highland
St. The proposal includes the construction of an 11,007sqft addition to an existing 12,000sqft

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Planning Board Minutes – August 20, 2007
Page 5
building and the construction of a 3,906sqft garage, both intended to improve existing
business operations currently underway on site. The project is currently located on three
parcels totaling 107,110sqft containing a single family home, three garages, and the
McDonough Funeral Home. The proposed renovations include the consolidation of lots at 8
and 14 Highland St. and extending the western boundary into 26 Highland St. The project is
located in the TMF (Traditional Neighborhood Multi Family) and UMU (Urban
Neighborhood Mixed-Use) zoning district. The project requires site plan review under
Section 11.4 of the Lowell Zoning Ordinance.

The following individuals spoke in favor of the project:
Ted Doucette (Polaris Engineering), Mark Goldman (58 Oakland Street)

The following individuals spoke in opposition of the project:
None

The Board discussed with the applicant emergency access issues with the site, specifically the width of
the driveway and whether or not adequate space for emergency vehicles is provided. The applicant
indicated they would work with the City to ensure appropriate access for fire apparatus. The number
of parking spaces was discussed specifically regarding how many spaces would be required by zoning,
as two zoning districts with different parking requirements are located on a single lot. In this case the
Board found the parking provided was adequate and applied the less restrictive district. ADA parking
requirements were also discussed. Lastly, storm water run-off was discussed, particularly with respect
to the configuration of the infiltration system proposed by the applicant.

Motion:
Member J. Clermont motioned and Member S. Gendron seconded to approve the Site Plan. The
motion passed with four members voting in favor and J. Frechette abstaining (4-0-1). The site plan
was approved with the following conditions:

1. The applicant must receive fire department approval
2. The applicant must work with the DPD to provide islands in the parking area or other solutions to
provide additional snow storage.
3. The applicant must receive city engineer approval of storm water run-off infrastructure
4. The applicant shall provide parking spaces to ADA specifications

Old Business
Bond Release: K-C Estates, Maryland Ave./Twiss St.
The Board will discuss the release of the bond money being held for the K.C. Estates subdivision.

Chairman T. Linnehan requested to take the agenda item out of order, there were no objections from the
Board Members.

Motion:
Member R. Lockhart motioned and Member J. Clermont seconded to approve the bond release of
$12,000. The motion passed with four members voting in favor and Member J. Frechette abstaining
(4-0-1).

New Business
Planning Board Meeting Schedule Change
The Planning Board will discuss a change to the Planning Board meeting schedule concerning the
September 17, 2007 meeting, which is proposed for Thursday, September 20, 2007.

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Planning Board Minutes – August 20, 2007
Page 6
Motion:
Member J. Clermont motioned and Member R. Lockhart seconded to approve the meeting schedule
change. The motion passed with all members voting in favor (5–0).

Proposed Change to Planning Board By-Laws
The Planning Board will discuss the proposed changes to the Boards by-laws with regard to the
Hamilton Canal District.

Motion:
Member J. Clermont motioned and Member J. Frechette seconded to approve the change in Planning
Board By-Laws. The motion passed with all members voting in favor (5–0).

ZBA Notices

1270 Westford St. (Kebab Inc.)
J. Clermont: Motion to recommend NO ACTION to have the DPD Design Planner review the sign plan.
J. Frechette: Second the motion
All members voted in favor of NO ACTION (5-0)

8 Highland St. (McDonough Funeral Home)
J. Clermont: Motion to recommend APPROVAL with same conditions provided in the site plan approval
of the project.
R. Lockhart: Second the motion
Four members voted in favor of APPROVAL with J. Frechette abstaining from voting (4-0-1)

199 Plain St. (Target Corp.)
J. Clermont: Motion to recommend APPROVAL with same conditions provided in the site plan approval
of the project.
R. Lockhart: Second the motion
All members voted in favor of APPROVAL (5-0)

69 Baltimore Ave. (Daniel Tenczar)
J. Frechette: Motion to recommend APPROVAL of the project.
J. Clermont: Second the motion
All members voted in favor of APPROVAL (5-0)

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