Entitlement Process

The City of Lowell is committed to actively partnering with the selected Master Developer through an expedited permitting process that minimizes entitlement risk and procedural delays.  The centerpiece of this process will be a design Charrette led by the Master Developer team.  The Charrette will be used to produce a Master Plan for the project that achieves the stated project objectives and ensures meaningful public and stakeholder participation.  The project Master Plan will then be translated into a form-based code that will be adopted as the governing land-use regulation for the district, allowing the implementation of the plan by right. 

The Hamilton Canal District Charrette

The selected Master Developer team for the Hamilton Canal District project will conduct a planning Charrette to develop the project Master Plan.  The Charrette process will be used to produce a workable master plan and related regulatory framework for the district, incorporating required and desired stakeholder and public participation.  This process will provide meaningful public involvement in the project while significantly accelerating the entitlement process for the project.  The Charrette will be a multi-day event led by the Master Developer with contributions from their architects, planners, engineers, and development finance professionals as well as City of Lowell staff from Planning and Development, the City Engineers, Public Works, Parks, Police, and Fire, and representatives from the National Park Service and Lowell Historic Board.  Members of the public will have multiple opportunities to review the Charrette as it is in progress, and to attend and comment on the project in feedback sessions scheduled during the Charrette.

The Charrette Master Plan will serve as the required ‘reuse plan’ for the Hamilton Canal District portion of the JAM Urban Renewal district.  Upon completion of the Charrette the designers and developer, with assistance from the Division of Planning and Development will create a comprehensive form-based code that will be presented to the Lowell City Council as a replacement for the underlying zoning within the district boundary.  This will entitle the site and minimize development review for projects that are designed and developed to be consistent with the Charrette vision.

For more information about the Charrette process, see: http://www.Charretteinstitute.org/charrette.html

Jackson/Appleton/Middlesex Urban Revitalization Plan

The selected developer will enter into a Land Disposition Agreement with the City of Lowell that specifies the terms and conditions of the property disposition and redevelopment.  The Land Disposition Agreement is subject to a vote of the City of Lowell City Council and the review and approval by the Commonwealth of Massachusetts Department of Housing and Community Development (DHCD).  DPD will seek these approvals on behalf of the developer.

The end use of the site identified in the JAM Plan will need to be amended as a result of the Charrette process described above.  The final plan for the District will most likely require an amendment to the JAM Plan.  The plan amendment process, which will be conducted simultaneously with the design Charrette, includes public hearing, comment period, and approvals by the City Planning Board, City Council, and DHCD.  DPD will seek the plan amendment on behalf of the selected developer.

Local Permitting and Approvals

With over 1800 units of new housing permitted since 2000, a substantial majority of which are now occupied or sold, Downtown Lowell has developed a well-deserved reputation as an easy place to do business.  City officials are committed to continuing this trend with the Hamilton Canal District project.  It is anticipated that the project Master Plan and form-based code that will be developed out of the Charrette process will eliminate the need for additional special permit or site plan review hearings for specific development sites within the district. 

The site is within the boundaries of the Downtown Lowell Historic District, a design review district, and portions of the site are subject to the Wetlands Protection Act due to proximity to the canals.  However, the City is prepared to work with the Master Developer through any required approvals or hearings before the Conservation Commission or Lowell Historic Board.  Both of these entities are administered through the Division of Planning and Development and will be represented through the Charrette process, to help streamline the final project approval process.