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

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Supporters said the property is obsolete as a service station and the redevelopment would improve safety and streetscape.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.