[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6360968,"mediaKeyId","2172648-3f74fd7074b50bd69a94ce859e1c426b","parentId",2172648,"title","Zoning board grants variances for 9‑unit condo at 10 Independence Ave after neighborhood debate over height and historic views","audioSeconds",4259,"startMs",2113000,"endMs",6372000,"viewUrl","/Search/View?dp=1&key=2172648-3f74fd7074b50bd69a94ce859e1c426b&start=2113&end=6372","thumbnailUrl","https://assets.pipeline.soar.com/2172648-3f74fd7074b50bd69a94ce859e1c426b/thumbnail_2113000.jpg","articleUrl","/articles/6360968/Quincy-City/Norfolk-County/Massachusetts/Zoning-board-grants-variances-for-9unit-condo-at-10-Independence-Ave-after-neighborhood-debate-over-height-and-historic-views","mediaUrl","https://secure.pipeline.soar.com/6360968-653920204bff18680cdc91cd234f34d6/orig.mp4?Expires=1776511044&Signature=I~MYFtdMms-HxEnHa7qCFlwEkwQoQNupyebErj05~g2ceBjBP-oDdDYGtKIE308gD-UX3O-2Dv~0gYFl19gYpDVzm2IoppOA-dts-g6WjMQ55dffNs9zgrTpz10AM56wmiRro-Ux-Ng3a1RQeZR-5Rzmkm0IlhfAo4hSS2gRyjfaWhbn4UDmEnxIiU59zLt6CeekUGFEDWesak3mvFMgerBruJyMQLnqYTtbKWrOAHuV8sGUjZf5bjrPCf6lCF8YK8~9RhkbemL3SVxOkWoIbStzmCeie6XKlfSL9RcrqaTLYwOw5FPADDqkLpbE34vn3fMlV2jVSiOovE3OiVMMbA__&Key-Pair-Id=KUT5TJCACFTXG","author","Quincy City, MA","date","2025-01-29T00:00:00Z","article","The Zoning Board of Appeals on Jan. 28 approved a variance and finding allowing developer plans to convert the triangular former gas station at 10 Independence Ave into a four‑story, nine‑unit condominium with 18 on‑site parking spaces.

The proposal, presented by attorney Jeff Toccio for Marina Bay Management and Services and designer Joshua Green of Crocker Design Group, also includes pedestrian and curb improvements around the five‑way Abigail Adams Square intersection and a sidewalk/streetscape package discussed with the city’s transportation staff.

Supporters said the property is obsolete as a service station and the redevelopment would improve safety and streetscape. “This is a tremendous opportunity to anchor the intersection and be able to justify work towards making this into a gateway,” Toccio told the board, describing planned sidewalks, granite curbs and tree wells.

Opponents and several abutters pressed the board on the project’s height and proximity to historic sites. Attorney Jack P. Milgram, representing Sweeney’s Funeral Home, argued the requested fourth story was not mandated by lot shape and said “an economic reason is not a basis for a variance.” Marion Peek, superintendent of Adams National Historical Park, submitted a written letter raising concerns that a four‑story structure could “have a detrimental impact on the visual and historical integrity” of the presidential birthplaces nearby.

Councilor Richard Ash, who said he had hosted community meetings on the proposal, said residents would prefer a three‑story building but acknowledged the applicant had reduced height by “2 feet 7 inches” after planning board comments.

Planning and design: Toccio said the building was reconfigured to reduce overall height and roof massing, to sit closer to traditional neighborhood roof types (mansard and gabled dormers) and to hide the fourth floor behind a mansard roofline. The developer presented comparisons to nearby buildings and told the board the site would provide a roughly 1:1 parking ratio (18 spaces for nine two‑bedroom units) and a package delivery room, covered parking, and bike racks.

Neighbors and business owners were split: several nearby residents and business owners spoke in favor, calling the current site an “eyesore” and welcoming investment; Sweeney’s attorney and other neighbors objected to height, possible precedent for taller buildings and potential parking or traffic impacts.

Outcome and conditions: The board voted to grant the variance and related finding (motion to grant carried; recorded as approved). Planning‑level conditions discussed in the hearing included preserving sidewalk, curbing, and streetscape commitments and addressing accessible parking dimensions and trash/delivery access on the final site plans.

Why it matters: The decision clears a difficult downtown corner for redevelopment, aims to replace an obsolete auto‑service use with housing and public‑realm improvements, and sets a local precedent for how the board balances dimensional variances with neighborhood and historic concerns.

What’s next: The applicant will proceed with the building permit process and follow the planning board/site plan conditions; the developer and counsel indicated they will coordinate with the city on right‑of‑way items and utility work.","mediaType","Video","parentTitle","Quincy Zoning Board of Appeals: January 28, 2025","oneSentenceSummary","The Zoning Board of Appeals on Jan. 28 approved a variance and finding allowing developer plans to convert the triangular former gas station at 10 Independence Ave into a four‑story, nine‑unit condominium with 18 on‑site parking spaces.","taxTitle","Quincy City, Norfolk County, Massachusetts","taxId",4293,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360951,"ZBA approves special permit for Aspire Health Alliance clinic at 54 Miller St; board, neighbors seek operating details",1611,7135000,8746000,"/Search/View?dp=1&key=2172648-3f74fd7074b50bd69a94ce859e1c426b&start=7135&end=8746","https://assets.pipeline.soar.com/2172648-3f74fd7074b50bd69a94ce859e1c426b/thumbnail_7135000.jpg","/articles/6360951/Quincy-City/Norfolk-County/Massachusetts/ZBA-approves-special-permit-for-Aspire-Health-Alliance-clinic-at-54-Miller-St-board-neighbors-seek-operating-details","https://secure.pipeline.soar.com/6360951-9a156848f28ab46188060035ca2a8961/orig.mp4?Expires=1776511044&Signature=U4PYJOrqspM31Ubw2Ab1ZA55vp4LmqA2a-~2Tc4M-S7TPkYtfwbJm0QEGosEhXa66lilF2F9Qdj7-Y~ZQEPmfqcUt7SW9YcxVCkqcUqefeyXgRmfQp7OtEDv0jvm5Viv2N58koUhTPhI2C00B72UDoeYp2Ku9EdxfCkaggRXSuvC8sJgaJ4GrMUGhFNzKDpvHVS4I9Qep598IKQfuOX2DHdPWjfsiEgANqEduAdheW8u8dFKDZJXOQiu7T9eT~hYLgEbN0tSPgijXvZNadCFjzQnevkSTa7kBbcO0vhWXYIsrnU64fbPiX9yEgEep4SScgN6y3KiXLhKMqdIXvFfCg__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board on Jan. 28 granted a special permit allowing Aspire Health Alliance to operate an outpatient behavioral‑health clinic and a short‑term community crisis stabilization program at 54 Miller St, a four‑story medical office building.

Aspire, a nonprofit behavioral‑health provider licensed by the Massachusetts Department of Mental Health, seeks to relocate services from an older facility (460 Quincy Ave) into the newer Miller Street building. Counsel and Aspire representatives described uses: outpatient therapy and testing on the third and fourth floors; community crisis services and a short‑term overnight stabilization program on the second floor; and a 24‑hour security presence at building entry.

Program details and neighborhood concerns: Aspire staff said the overnight stabilization program is not a locked hospital ward and typically hosts three to seven patients at a time; average stays are about three to five days. “There will be a minimum [of] three staff plus a security guard 24/7,” said Kristen Woodbury of Aspire. The program is intended to offer an alternative to inpatient hospitalization, stabilize patients and return them to outpatient care.

Neighbors asked about ambulances, sirens and outside loitering. Aspire representatives said ambulances would be used only when medically necessary and that staff will monitor any patient movements off‑premises; the building has significant on‑site parking, including under‑building spaces and surface lots. Councilor James Devine and other neighborhood leaders said they had met with applicant representatives and asked for continued coordination with residents.

Ownership and lease: The applicant confirmed Aspire will be a long‑term tenant under a 10‑year lease with options; the board requested additional disclosure of the LLC owner/management contacts, which counsel said the applicant would provide.

Outcome: The board voted to grant the special permit. Planning and public‑safety details were discussed on the record; DPW filed no comments.

Why it matters: The decision brings an expanded behavioral‑health service into a recently built medical office building, including a short‑term crisis stabilization program intended to reduce hospitalizations. Neighbors and the board emphasized transparency about operational details, security and coordination with emergency services.","The Zoning Board on Jan. 28 approved a special permit allowing Aspire Health Alliance to operate an outpatient behavioral‑health clinic and a short‑term crisis stabilization program at 54 Miller St.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360954,"ZBA approves variance for two‑story rear addition at 133 Fennell St to house caregiver accommodation",0,7125000,"/Search/View?dp=1&key=2172648-3f74fd7074b50bd69a94ce859e1c426b&start=7125&end=7125","https://assets.pipeline.soar.com/2172648-3f74fd7074b50bd69a94ce859e1c426b/thumbnail_7125000.jpg","/articles/6360954/Quincy-City/Norfolk-County/Massachusetts/ZBA-approves-variance-for-twostory-rear-addition-at-133-Fennell-St-to-house-caregiver-accommodation","https://secure.pipeline.soar.com/6360954-94386813c7449dc2a19c930d64e50382/orig.mp4?Expires=1776511044&Signature=A-6OACpa5mXjnENsLg5AMQG45h-BEcmzt-6QYOnHNYiFh7WdIql4do1b0Z3gRTq8frYVSYRoWNGpmPPJBdZ2UZB-zrjcUz1zeUk2reaixy6FuwqG~R0U39xCSNXc0cfXxRDDI9w~7jzMRJk5LZSFaEIw4y~pMYsACVOG9Q9s060p7eppAHbtqo5PKBlpjYSoklQG280ncRE7iL5fiRz58d5NdJk5rCFlPOKTvz8PHXGmWBI2UCZW858QyeO3yI7p~vdwhA~ehGiA6aRiyawz03OGCZSYlvsMO9tXy87gjOZwZlh~U9oMmcmR9g7wD1MOsXJodxSXdTP0M7oKqXd~rg__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board granted a variance on Jan. 28 to allow homeowner Anderson Louie to demolish an existing rear porch and build a two‑story addition at 133 Fennell St.

Louie, who represented himself at the hearing, said the addition is intended chiefly to provide an accessible first‑floor bedroom and bathroom for an elderly mother who “suffered a fall” and has “major pain,” and to provide a separate bedroom for two young children now sharing a small room upstairs. A medical letter documenting the mother‑in‑law’s mobility issues was entered into the file.

Project details: The proposed first‑floor addition measures about 15 by 30 feet (approx. 474 sq ft) and the second‑floor addition about 15 by 20 feet (approx. 315 sq ft), for a combined addition of roughly 791 sq ft. The applicant said the lot is preexisting nonconforming and that the new FAR would be about 0.41, slightly over the Residential B limit of 0.40.

Support and review: The contractor, Evan Moongo of Luongo Contracting, spoke in favor; the board received a letter of support from a neighboring abutter and a medical letter from a community center documenting the patient’s mobility issues. The Department of Public Works submitted a review stating “no comments.” Several board members noted the modest scale of the addition and the medical justification for the request.

Outcome: The board voted to grant the variance; members cited the medical accommodation and the minimal change to neighborhood character as supporting factors.

Why it matters: The decision enables an at‑home accommodation for an elderly family member and modestly increases living space for a small family, with the board relying on medical documentation and neighbor support in its deliberation.

What’s next: Applicant to proceed with building permits and to submit final plans meeting code and DPW requirements.","The board granted a variance allowing a two‑story rear addition to create a first‑floor bedroom and accessible bathroom for an elderly family member and a second‑floor bedroom for children; neighbors and DPW submitted letters of support or no comment.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360959,"Board continues Everett Properties LLC subdivision hearing for 23 Claremont Ave to Feb. 28, asks applicant to add tandem parking options",3387,578000,3965000,"/Search/View?dp=1&key=2172648-3f74fd7074b50bd69a94ce859e1c426b&start=578&end=3965","https://assets.pipeline.soar.com/2172648-3f74fd7074b50bd69a94ce859e1c426b/thumbnail_578000.jpg","/articles/6360959/Quincy-City/Norfolk-County/Massachusetts/Board-continues-Everett-Properties-LLC-subdivision-hearing-for-23-Claremont-Ave-to-Feb-28-asks-applicant-to-add-tandem-parking-options","https://secure.pipeline.soar.com/6360959-ee5e1877ad6f6f76564782eba042ee45/orig.mp4?Expires=1776511044&Signature=UQwr~iMV5GUBPb4sGsje1VyfHvk0XlpV3xLkCexZAojEaZTWfE91sRBACRa9zE3fF0gq627O26MvuV8EGEKm82cMjLTioRKT3Pk8hBu8LxAhlev2BqHbJwmMTnZZMlTyW25zTPRp8gD0iLiNjxE8afx~DkedgQfzYQ66VXA7meoddHjW7uR581bnDPhA5-FJog6RIOI2FRCSyYOx2RUfE7Y052~3ratHYy2QEshHjGMfzVtMwxH920GWYTNeDPi92fWvYRQjreEurHr9JrD2-fRSSi6jYiVFPG6TtxRn4ko8em-pjd~N8WIiJyIj6rQfX0sV46y2gg2X9JM4RKwfIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board continued a hearing on a variance request from Everett Properties LLC to subdivide the parcel at 23 Claremont Ave and to construct a two‑family structure while retaining an existing five‑unit building.

Architect Mark Sullivan of Chew and Company explained revisions made after earlier hearings: a reduced floor‑area ratio (FAR) from 1.13 to 0.81, a narrowed overall building width (two feet), reconfigured dormers and separate entrances to break up massing, and a reduced ground‑floor office and converted full bath to a half bath to avoid it functioning as a bedroom.

Board concerns and direction: Several board members and members of the public raised parking and maintenance concerns. The existing five‑unit building currently shows about six on‑site spaces; the applicant proposed seven new spaces behind the new two‑family and two garage spaces for the new units. Councilor Akins and others pressed for a clearer shared‑parking/association plan covering maintenance and snow removal. The applicant agreed to explore adding tandem parking pockets on the property to increase spaces without creating additional curb cuts, and the board asked for revised drawings showing at least three additional tandem spaces if possible.

Outcome: The board voted to continue the matter to Feb. 28 for revised plans showing proposed tandem spaces and a clearer parking/maintenance agreement between the parcel owners.

Why it matters: The proposal would add two new units in a neighborhood with constrained on‑street parking. The board sought a compromise that preserves on‑street parking while ensuring adequate off‑street spaces and an enforceable maintenance mechanism for the shared lot.

What’s next: Applicant to return Feb. 28 with updated site plans showing tandem spaces and proposed condominium/association documents or a master association agreement addressing maintenance and snow removal.","Hearing on a proposal to subdivide a lot and construct a two‑family at Claremont Ave was continued to Feb. 28. The board pressed the applicant to consider additional tandem parking and to formalize a shared‑parking/maintenance agreement with the existing five‑unit building.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360963,"Applicant withdraws demolition request for 260 Bellevue Road; buyer to file new application",70,452000,522000,"/Search/View?dp=1&key=2172648-3f74fd7074b50bd69a94ce859e1c426b&start=452&end=522","https://assets.pipeline.soar.com/2172648-3f74fd7074b50bd69a94ce859e1c426b/thumbnail_452000.jpg","/articles/6360963/Quincy-City/Norfolk-County/Massachusetts/Applicant-withdraws-demolition-request-for-260-Bellevue-Road-buyer-to-file-new-application","https://secure.pipeline.soar.com/6360963-3d9fa50bfcd589fdb1db1882475dcf6b/orig.mp4?Expires=1776511044&Signature=iqBM6MNlAdPssAmjE6BOzIpNyEsgY9sWmHDBtVGcVISLBppiXfgQmb2n3wJE~ym6jgp0Ny6hKo8EhkB8T3gcsKiaV4sBNAzSyfkUV4h9hDodMBuezOtRgk6KYlc3oE9ThGjovEcP-pxtLG6xP-IXdd46Scnh5mOAsSuwLf7Yvk1M~3fvRiD1CY7WaB7jiCzE0s3q3QPVLjEWD9lc4kr5TbLwmZTdtaYKdXjYAPVFWg2nSN8JMcD6038sLo0Efbec2DzwZaYiU7h3BcVsPig-C0Ob3jz5wNXPFtXE1Ihmw47ijkikJL2Nn0W4BH44mYHtEtpuNWlCJRkoGlpdktIyDQ__&Key-Pair-Id=KUT5TJCACFTXG","Attorney John Lyons sent a letter to the Zoning Board of Appeals notifying members that the subject property at 260 Bellevue Road had been sold and that his application (filed as agent for the previous owner) would not proceed at the Jan. 28 hearing.

Kenny (Chris) Carroll, representing the buyer, said the new owner completed the purchase late the prior week and intends to “start fresh” with a new application. Carroll told the board that neighbors had been notified of the ownership change and that the buyer “wants to do the right thing.”

Motion to withdraw: The board accepted a motion to withdraw the prior variance application without prejudice. The chair called the motion, the vote was recorded as in favor and the item was removed from the evening’s docket.

Why it matters: The demolition and rebuild application will be refiled by the buyer; the board and neighbors were advised to expect a new filing and plans.

What’s next: The buyer’s counsel indicated the new application will be filed soon; no date for a new hearing was specified at the meeting.","Attorney for the prior owner notified the board that the application for demolition at 260 Bellevue Road was withdrawn after the property was sold; buyer’s counsel said a fresh filing is expected.","actionData","errors"]

Article not found

Zoning board grants variances for 9‑unit condo at 10 Independence Ave after neighborhood debate over height and historic views

ZBA approves special permit for Aspire Health Alliance clinic at 54 Miller St; board, neighbors seek operating details

ZBA approves variance for two‑story rear addition at 133 Fennell St to house caregiver accommodation

Board continues Everett Properties LLC subdivision hearing for 23 Claremont Ave to Feb. 28, asks applicant to add tandem parking options

Applicant withdraws demolition request for 260 Bellevue Road; buyer to file new application