Quincy City Council: November 17, 2025

November 17, 2025
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Quincy City Council Meeting Minutes

Meeting Title: Quincy City Council Meeting Date: November 17, 2025 Governing Body: Quincy City Council Type of Meeting: Regular Meeting Attendees: City Councillors Richard Ash, Scott Campbell, Jim Devine, Noel DiBona, William Harris, Nina Liang, David McCarthy, Dan Minton, Ian Cain (President).

Executive Summary: The Quincy City Council convened on November 17, 2025, to honor the North Quincy High Girls Cross Country team for their athletic achievements. The Council then deliberated and approved the adoption of the Multi-Hazard Mitigation Plan, a five-year update crucial for federal grant eligibility and flood insurance premium reductions. A significant portion of the meeting was dedicated to the discussion and approval of a Tax Increment Exemption (TIE) Agreement for the 126 Granite Street Trust, facilitating a major housing and commercial development project under the Housing Development Incentive Program (HDIP). This project is projected to generate substantial new tax revenue and provide significant commercial space.

I. Call to Order and Roll Call

  • The meeting was called to order by President Cain.
  • Roll Call:
    • Councilor Ash: Present
    • Councilor Campbell: Present
    • Councilor Devine: Present
    • Councilor DiBona: Present
    • Councilor Harris: Present
    • Councilor Liang: Present
    • Councilor McCarthy: Present
    • Councilor Minton: Present
    • President Cain: Present
  • Outcome: Nine members present.

II. Moment of Silence and Pledge of Allegiance

  • A moment of silence was observed.
  • The Pledge of Allegiance was recited.

III. Open Meeting Law Announcement

  • The Madam Clerk read the Open Meeting Law statement, advising attendees that audio/video recordings or transmissions of the public meeting may occur.

IV. Honoring of the North Quincy High Girls Cross Country Team

  • Councilor Campbell recognized the North Quincy High Girls Cross Country team for their achievements.
  • Key Discussion Points:
    • The team placed fourth in the MIAA Division I Championships, qualifying for the Meet of Champions.
    • Maddie McGillicuddy placed 45th at the Meet of Champions.
    • The team secured their second consecutive Patriot League championship.
    • The team has not lost a meet since September 2023, with their only loss in 2023 being by one point to Scituate.
    • Coaches Tom Beard, Jeff Hennessy, and Percy Watson were acknowledged for their dedication.
    • The program has grown from 43 total athletes last year to 67 this year, with few seniors, indicating future success.
  • Individuals Honored: Joanna Chen, Carolyn Zavante, Julianna Wilkinson, Chloe Chan, Anna Shannara, Grace St. Price, Xiao Tren, Marie Boisseron-Canel, Annettin Sharik, Jasmine Wu, Piper Yanovich, Isabella Scarnici, Liliana Sanchez, Amelia Slezas, Zoe Nelson, Maddie McGillicuddy (MVP two years in a row).
  • Outcome: The team was formally honored by the City Council.

V. Order Adoption of the Multi-Hazard Mitigation Plan (Number 2025-124)

  • Presenter: Rob Stevens, Assistant Planning Director, and Kristen Yankowskis, Planner and Project Manager at Ty and Bond.
  • Purpose: To adopt the latest five-year update to the city's Hazard Mitigation Plan (HMP), a FEMA-administered process.
  • Key Discussion Points:
    • Community Rating System (CRS): Quincy maintains a Class 7 rating, resulting in a 15% savings on National Flood Insurance Program (NFIP) policies for homeowners, totaling nearly $500,000 annually. Quincy has 3,447 policies, the second highest in the state after Boston.
    • 2018 Storm Impact: The 2018 nor'easter caused significant flooding on C Street, impacting up to 200 homes. The city, in partnership with the Affordable Housing Trust Fund Committee, allocated $1 million to help 76 households recover.
    • City Initiatives Post-2018 Storm:
      • Creation of the Emergency Management Department, led by Director Allie Sleeman, which updated the Comprehensive Emergency Management Plan (CEMP), City Sheltering and Mass Care Operations Plan, City Evacuation Plan, Hazardous Materials Emergency Response Plan, and Weymouth Compressor Station Contingency Plan.
      • Reorganization of the Parks Department into the Department of Natural Resources, focusing on open spaces, tree wardens, and wetland science.
      • Department of Public Works (DPW) oversees coastal flood control systems, including seawalls and stormwater management. Notable projects include the Marymount Adam Shore seawall replacement.
      • Creation of a flood inundation modeling program within the City Engineer's office, breaking the city into seven major watersheds and 220 micro-watersheds to analyze weather scenarios and potential flooding.
      • Health Department focused on human effects of heat and cold snaps, air quality, and invasive species (mosquitoes, ticks, Lyme disease).
      • Commissioner Paul Hines (School Department) was recognized for his flood readiness efforts, including protecting Broadmeadows Marsh School in 2018.
      • Planning and Inspectional Services Departments manage land use boards (Planning Board, Conservation Commission, Zoning Board of Appeal) and work with state building codes and floodplain zoning ordinances.
    • HMP Planning Process (Kristen Yankowskis):
      • Why prepare an HMP: Required for FEMA hazard mitigation grants, documents historic and future climate vulnerability, prioritizes mitigation projects, improves CRS scoring, enhances grant opportunities (CZM, MVP, Eco One Stop), and educates the public.
      • Process: Define risks, assess community assets, identify mitigation projects, prioritize projects.
      • Updates from 2019 Plan: Aligned with 2023 State HMP, incorporated new hazards (groundwater changes), updated climate change data (MCFRM), evaluated community assets, expanded outreach to vulnerable populations.
      • Natural Hazard Risk Assessment: Identified coastal erosion, coastal flooding/storm surge, severe weather, winter storms, and inland flooding as most imminent threats.
      • National Flood Insurance Program (NFIP): Quincy ranks fifth highest in the state for repetitive loss claims.
      • Flood Risk Areas: Most inland flooding occurs in the Furnace Brook area; most coastal flooding in the Marymount Blacks Creek area.
      • MCFRM Data: Used to assess flood probabilities for 2030, 2050, and 2070.
      • Climate Change Projections: Expected temperature increase of 5.9-7.9°F by 2050, 12-42% more winter precipitation, and increased severe weather by 2070.
      • Community Asset Inventory: Over 300 assets categorized into people, built environment, natural environment, and economy. 370 assets mapped across seven geographic planning areas.
      • Vulnerability Assessment: Over 20% of Quincy's developed land is in a flood hazard area (13% coastal, 7% inland). Inland property value is nearly $0.63 billion; coastal property value is almost $4 billion.
      • Essential Facilities: 95 essential facilities identified; 25 currently in FEMA flood hazard zones. 30% have flood probability by 2030, 38% by 2050, and over 40% by 2070.
      • Historic Properties: Over 1,400 historic properties; 193 at risk of coastal flooding by 2030, 23% by 2050, and 77% by 2070.
      • Mitigation Strategy: 36 total mitigation actions (20 high priority, 10 medium, 6 low). Examples include emergency generator improvements (short-term), pumps for DPW (mid-term), and salt marsh restoration (long-term).
    • Councilor Campbell's Question: Asked about cascading effects of seawall corrections and coordination with surrounding communities.
      • Response: Mitigation actions are mostly standalone but the plan is a living document. Coordination with neighboring communities for grant opportunities is common.
    • Councilor DiBona's Comments: Commended the Emergency Management Department and Director Allie Sleeman for developing comprehensive plans. Inquired about advanced storm surge mitigation technology and potential regional collaboration with Boston, Revere, and other coastal towns for grant funding.
      • Response: Regional collaboration for funding is possible, and the state's new coastal resilience districts and Eco One Stop grant portal facilitate this.
    • Councilor Liang's Comments: Thanked all involved for their hard work. Expressed interest in community engagement and public education, suggesting a mailer similar to household waste disposal information, outlining emergency shelters, numbers, and home protection recommendations.
      • Response: Margaret, Director of Coastal Resilience, will lead public outreach efforts.
    • Rob Stevens' Closing Remarks: Noted the two-year laborious process of engaging with the federal government. Highlighted the Mayor's creation of the Director of Coastal Resilience position (Margaret) to ensure ongoing efforts. Mentioned the Governor's Healey-Driscoll administration's "Resilient Coast Plan" released November 6, which created 15 coastal resilience districts, including Quincy with Milton, Braintree, Weymouth, Hingham, Hull, and Cohasset. Introduced the new Eco One Stop grant portal, for which Quincy submitted five expressions of interest.
  • Motion: To approve the adoption of the Multi-Hazard Mitigation Plan.
  • Mover: Councilor Liang
  • Seconder: Councilor Devine
  • Vote:
    • Councilor Ash: Yes
    • Councilor Campbell: Yes
    • Councilor Devine: Yes
    • Councilor DiBona: Yes
    • Councilor Harris: Yes
    • Councilor Liang: Yes
    • Councilor McCarthy: Yes
    • Councilor Minton: Yes
    • President Cain: Yes
  • Outcome: Motion passed (9-0). The plan is available on QuincyMA.gov under the "Residents" tab.

VI. Order Housing Development Incentive Program (HDIP) TIE Agreement, 126 Granite Street Trust (Number 2025-125)

  • Presenters: Christopher Walker (Mayor's Representative), Rob Stevens (Deputy Planning Director), Sean Glennon (Director of Community Development), John Rowland (Chief Assessor).
  • Purpose: To approve a Tax Increment Exemption (TIE) incentive agreement for the 126 Granite Street development (former Grossman's Lumberyard).
  • Key Discussion Points:
    • Project Goals: Tax growth, housing creation, and Class A retail.
    • State Program (HDIP): Provides state tax credits to developers for market-rate housing in gateway cities, requiring a local incentive.
    • Financial Impact:
      • Projected $32.4 million in taxes over 20 years with development.
      • $8.9 million in taxes over 20 years without development.
      • $23.47 million in new taxes (added growth) over 20 years.
      • First year: $607,000 in additional taxes after a $100,000 reduction.
      • Total local incentive: $1.5 million in scheduled tax abatements over 13 years.
      • The city expects to recapture the $1.5 million between years two and three.
      • Average abatement over 20 years: 5.25%.
      • Project entails over $4 million in fees, including building permits and affordable housing contributions.
    • Project Details (Rob Stevens):
      • Location: 5674 and 126 Granite Street (includes former Burger King parcel).
      • Approved by Planning Board in November 2024 under Quincy Center zoning.
      • Consists of 256 residential units and 53,200 square feet of commercial space.
        • 42,000 sq ft for anchor retail tenant.
        • 3,000 sq ft for smaller retail tenant.
        • 8,000 sq ft for office space.
      • Supported by 517 surface and structured parking spaces.
      • Compliance: Inclusionary Zoning Ordinance (10% units or fee in lieu), Public Art and Placemaking Ordinance.
      • Contributions: $26,000 for a road safety audit of Bergen Parkway/Hannon Parkway intersection.
      • Infrastructure: Required to construct new tree-lined sidewalks along Granite Street and Bergen Parkway (estimated $3-5 million cost).
      • MassWorks Grant: City secured a $2.7 million MassWorks grant for improvements at the Granite Street/Bergen Parkway intersection, with construction expected in 2026.
    • HDIP Program Overview (Sean Glennon):
      • Quincy adopted HDIP in 2017.
      • The Watson project (East Howard Street) was Quincy's first HDIP project: 140 units, 10-year TIE agreement with an average 71.7% exemption. Generated over $170,000 more than if the property remained undeveloped.
      • Comparison to other gateway cities (Malden, New Bedford): Average term 15 years, average yearly exemption 58%.
      • 126 Granite Street TIE: 13-year term, average yearly exemption of 10.4%, making it more advantageous for the city.
    • Tax Schedule (John Rowland): Reiterated $32 million in tax revenue over 20 years, $23 million in additional revenue, and $1.5 million in abatements over 13 years, recouped in years 2-3. Emphasized the 80% residential/20% commercial ratio, which is higher in commercial than typical mixed-use developments.
    • Councilor Liang's Questions:
      • Confirmed all 256 units will be market rate for 20 years, despite the 13-year incentive.
      • Highlighted the significance of 50,000 sq ft of retail space as one of the largest commercial footprints seen in Quincy Center, crucial for increasing the commercial tax base.
    • Councilor Ash's Questions:
      • Confirmed the local incentive is tied to the state HDIP tax credits; if state approval is denied, the local incentive is void.
      • Inquired about the difference between the Watson project (affordable units built in-building) and 126 Granite Street (estimated $2.6 million contribution to Affordable Housing Trust).
        • Response: Developers typically choose payment in lieu of units. The city values both options, as cash contributions are used for various affordable housing projects.
      • Asked if a shorter TIE agreement with a higher abatement was explored.
        • Response: The current 13-year schedule aims to achieve full tax revenue as soon as possible, with an overall abatement of just over 5%, which is lower than other HDIP projects. The commercial component makes this project unique.
      • Asked about the backup plan if the TIE is not approved.
        • Response: This TIE is essentially "plan B" after an earlier proposal for a parking garage was deemed unfeasible. Without this incentive, the project is likely unfinanceable, potentially leading to no development or a new proposal with significantly less commercial space.
      • Confirmed that the Bergen/Granite Street intersection improvements are not contingent on this plan and would proceed regardless.
      • Sought clarification on Section 4, Paragraph G of the agreement regarding condominium units, to ensure tax abatements do not run with individual units.
        • Response: The language refers to the residential portion as one condominium unit, not individual units. The administration agreed to accept clarifying language if needed.
      • Asked about potential tenants for the 8,000 sq ft office space.
        • Response: The Grossman Companies' home office is expected to occupy this space.
    • Councilor DiBona's Questions:
      • Inquired about the inclusion of workforce housing in the 256 units.
        • Response: This is a market-rate building. Contributions to the Affordable Housing Trust support workforce housing and other affordability initiatives. The administration's priority is to increase overall housing supply to improve affordability.
      • Asked about the current balance of the Affordable Housing Trust.
        • Response: The exact number was not immediately available but would be provided. Noted the positive impact of the trust, including projects by NeighborWorks and assistance during the 2018 storms.
    • Councilor Devine's Questions:
      • Asked about the status of the $26,000 road safety audit.
        • Response: The audit has been completed, and the TPAL office is exploring design suggestions for lane widening and dedicated left-turn lanes at the Hannon Parkway intersection.
      • Inquired about the current commercial square footage on the site.
        • Response: Currently 64,435 sq ft (President's Plaza and Burger King). The new project will have 53,200 sq ft, a slight reduction, but with a significant anchor retail tenant.
      • Noted the Watson project has approximately 2.5 years remaining on its TIE agreement, after which the city will receive full tax revenue.
    • President Cain's Summary of Deal Terms:
      • Developer Contributions: 256 residential units, 50,000 sq ft retail, $25 million in taxes over 20 years (over current land use), $2.6 million to Affordable Housing Trust, $1.4 million in development fees, $26,000 for road safety audit, $3-5 million in sidewalks and tree improvements.
      • City Contributions: $1.5 million tax incentive over 13 years (recouped in years 2-3), $2.7 million MassWorks grant for intersection improvements (general benefit), $0 commitment for additional infrastructure.
  • Motion: To approve the TIE Agreement for 126 Granite Street Trust.
  • Mover: Councilor Liang
  • Seconder: Councilor Devine
  • Vote:
    • Councilor Ash: Yes
    • Councilor Campbell: Yes
    • Councilor Devine: Yes
    • Councilor DiBona: Yes
    • Councilor Harris: Yes
    • Councilor Liang: Yes
    • Councilor McCarthy: Yes
    • Councilor Minton: Yes
    • President Cain: Yes
  • Outcome: Motion passed (9-0).

VII. Communications and Reports of the Mayor, Other City Officers, and City Boards

  • Traffic Request:
    • Referral: To Ordinance Committee for Advertising.
    • Item: Add passenger pickup and drop-off zone in front of Broadmeadows School across from 31 Calvin Road.
  • Utility Request:
    • Referral: To Public Works for scheduling and advertising.
    • Item: Utility Grant to Location, Mass Electric, Verizon, 58 Tyler Street.

VIII. Unfinished Business and Proceeding Meeting

  • None.

IX. Reports of Committees

  • None.

X. Presentation of Petitions, Memorials, and Remonstrance

  • Councilor Ash: Extended condolences to the family of Sarah "Sally" Cefedoni, a longtime Quincy Point resident, beloved wife of the late Robert Cefedoni, and mother of Mark Cefedoni and Victoria Conley.
  • Councilor Devine: Extended condolences to the family of Michael Hartnett, a Ward 4 resident who passed away on November 8th at age 85.

XI. Motions, Orders, and Resolutions

  • None.

XII. Scheduling of Committee Meetings and Public Hearings

  • Motion: To move the next City Council meeting from Monday, December 1st, to Monday, December 8th.
  • Mover: Councilor Liang
  • Seconder: Councilor Campbell
  • Vote:
    • Councilor Ash: Yes
    • Councilor Campbell: Yes
    • Councilor Devine: Yes
    • Councilor DiBona: Yes
    • Councilor Harris: Yes
    • Councilor Liang: Yes
    • Councilor McCarthy: Yes
    • Councilor Minton: Yes
    • President Cain: Yes
  • Outcome: Motion passed (9-0).
  • Next Meeting: Monday, December 8th, at 6:30 PM.

XIII. Adjournment

  • Motion: To adjourn.
  • Mover: Councilor Liang
  • Outcome: The meeting adjourned at 8:29 PM.

Last updated: Nov 25, 2025

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