Planning board approves subdivision at 104 Mariposa Ave.; requires additional street trees
January 23, 2026 | Lowell City, Middlesex County, Massachusetts
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The Lowell Planning Board voted Thursday to approve a subdivision for a property at 104 Mariposa Ave., allowing a new single‑family home on a newly created Lot 2. Attorney Catherine Flood presented the application for Sola Hong, which had already received zoning variances from the Zoning Board of Appeals for lot size and frontage.
Engineer Matt Hammer described the revised plan and noted sewer‑connection clarifications made with the city’s engineering department. The proposed new house will include a garage under the structure; the applicant said departmental comments had been addressed and that 10 of the 13 direct abutters had signed a support letter.
A nearby resident, Alicia Payette of 84 Mariposa Ave., spoke in opposition. She questioned the hardship basis used to secure variances and asked why the applicant relied on an 1898 map to justify relief from current zoning. "Why does a 100 year old map overrule our current zoning laws?" Payette asked the board. Planning board members clarified that variance determinations were handled by the Zoning Board of Appeals and that the planning board’s review focused on subdivision standards (access, utilities and site details).
Board members raised several site‑specific conditions during deliberation: they requested full‑size plan sets for legibility, confirmation that a large street tree in the city right‑of‑way would remain, and additional plantings and vegetative restoration where an existing driveway will be removed. The applicant agreed to coordinate tree species and placement with the Division of Planning and Development.
A motion to approve the subdivision carried unanimously after the board conditioned approval on relocating a proposed new tree to the opposite side of the newly created lot (along Mariposa Ave.) and planting an additional 2‑inch‑diameter shade tree at the corner where the existing driveway will be eliminated.
The board recorded no opposition and closed the public hearing; the applicant will finalize landscaping species and submit full‑size plan sets as requested.
Engineer Matt Hammer described the revised plan and noted sewer‑connection clarifications made with the city’s engineering department. The proposed new house will include a garage under the structure; the applicant said departmental comments had been addressed and that 10 of the 13 direct abutters had signed a support letter.
A nearby resident, Alicia Payette of 84 Mariposa Ave., spoke in opposition. She questioned the hardship basis used to secure variances and asked why the applicant relied on an 1898 map to justify relief from current zoning. "Why does a 100 year old map overrule our current zoning laws?" Payette asked the board. Planning board members clarified that variance determinations were handled by the Zoning Board of Appeals and that the planning board’s review focused on subdivision standards (access, utilities and site details).
Board members raised several site‑specific conditions during deliberation: they requested full‑size plan sets for legibility, confirmation that a large street tree in the city right‑of‑way would remain, and additional plantings and vegetative restoration where an existing driveway will be removed. The applicant agreed to coordinate tree species and placement with the Division of Planning and Development.
A motion to approve the subdivision carried unanimously after the board conditioned approval on relocating a proposed new tree to the opposite side of the newly created lot (along Mariposa Ave.) and planting an additional 2‑inch‑diameter shade tree at the corner where the existing driveway will be eliminated.
The board recorded no opposition and closed the public hearing; the applicant will finalize landscaping species and submit full‑size plan sets as requested.
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