Quincy City Council: December 8, 2025

Governing Body: Quincy City Council Meeting Type: Public Hearing & Regular Meeting Meeting Date: December 8, 2025, at 6:30 PM Attendees:

• City Councillors: Richard Ash, Scott Campbell, Jim Devine, Noel DiBona, William Harris, Nina Liang, David McCarthy, Dan Minton, Ian Cain (President)
• City Officials: John Rowland (Chair of the Board of Assessors), Christopher Walker (Mayor's Representative), City Solicitor

• Action: This public hearing was postponed to the following week due to logistical issues regarding notifications and insufficient time for advertising.

• Roll Call:
  • Councillor Ash: Yes
  • Councillor Cain: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
• Discussion: Incident Involving Riley Brothers and National Grid
  • Councillor Liang, as Chair, expressed disappointment that representatives from National Grid and Riley Brothers were not present, despite being formally requested to testify regarding a serious injury incident on October 22.
  • Both companies sent letters stating their inability to attend due to an ongoing investigation but expressed willingness to appear once the investigation concludes.
  • Councillor DiBona recalled a similar past incident where a subpoenaed representative did not appear.
  • Paul Goodrich from the Laborers Union was present in the audience, having brought the incident to the Chair's attention. The Chair, adhering to Robert's Rules, stated that public comment was not formally scheduled for this committee meeting but encouraged future engagement.
  • The Mayor's Representative confirmed no new information was available from the city regarding the ongoing investigation.
• Outcome: No formal action was taken due to the absence of the invited parties. The committee expressed a desire for future accountability once investigations are complete.
• Adjournment: The Ordinance Committee meeting adjourned at 6:42 PM.

• Roll Call:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Moment of Silence & Pledge of Allegiance: Observed.

• Presentation by John Rowland, Chair of the Board of Assessors:
  • The purpose of the hearing is to decide on a residential factor for a split or single tax rate. Quincy has adopted a split tax rate since 1984.
  • Total property value for FY2026 is $24.9 billion, a 4.9% increase from FY2025.
  • Residential class accounts for 85.8% of total assessed value; Commercial, Industrial, and Personal Property (CIP) account for 14.2%.
  • Residential values increased by 4.8%, Commercial by 5.3%, Industrial by 7.34%, and Personal Property by 4.32%.
  • Single-family class saw a 5.32% increase.
  • Over 27,000 taxable parcels in Quincy; single-family and condo units make up 74%.
  • New growth for the year is over $400 million in assessed tax base, with $220 million from residential and $179 million from CIP classes.
  • New growth tax dollars total $6.7 million. Quincy ranks 7th out of 351 municipalities in new growth this year.
  • The citywide median sale price for a single-family home in 2024 was $720,000, a 6% increase from the prior year.
  • The median single-family home assessed value for FY2026 is $663,400, a 5.2% increase from FY2025.
  • The proposal is to apply the maximum shift under state law (1.75) towards CIP classes, resulting in the lowest residential tax rate possible. This would adopt a minimum residential factor of $87.63.
• Public Comments:
  • Mike Carter, 5 Post Island Road: Speaking on behalf of seniors on fixed incomes, requested special consideration beyond current deferments to allow seniors to remain in their homes. Supported increased departmental audits and exploration of alternative revenue sources.
  • Kathy Tran, 234 Everett Street: Questioned if the proposed tax rates include the $16 million PUREC assessment, citing past investment losses and increased pension obligations. Argued that the commercial base needs to increase and questioned tax breaks given to developers. Criticized the timing of the discussion after an election.
  • Virginia Ryan, 89 Alrick Road: Advocated for the tax rate that generates the lowest real estate taxes for residents. Expressed concern if the $16 million pension fund calculation is not included, potentially delaying tax bills. Criticized city administration's management of the pension account.
  • Ali Shaughnessy, 16 Bay Street: Proposed a system to help seniors on fixed incomes remain in their homes by reassessing their property taxes based on the original purchase price and limiting annual increases.
  • Nick Richardson, 21 Ocean Street: Highlighted the proliferation of short-term rentals operating in residential zones but taxed at residential rates, arguing they are commercial businesses and should be taxed as such. Cited an example of a non-resident operator generating over $10,000 a month.
  • Jocelyn Sedney, 85 Monroe Road: Supported the previous speaker's point about large apartment complexes being taxed at residential rates. Suggested the City Council consider a residential tax exemption for owner-occupied homes, similar to 24 other communities in the Commonwealth, to provide relief to individual homeowners and seniors. Noted the current senior tax exemption is $352.74 with an asset limit of $80,000, suggesting these could be increased.
  • Deborah Riley, 9 Landgrain Street: Read into the record a letter from the Public Employee Retirement Administration Commission (PERAC) regarding the unfunded pension obligation. Noted an $81 million increase in unfunded liability and a 56% increase in the FY2026 appropriation (from $11.6 million to $18.1 million). Emphasized that this amount must be budgeted and funded by taxpayers.
  • William Farrell, 43 Quarry Street: Attributed high tax rates to excessive city spending, a large budget disproportionate to the city's size, and numerous tax deferrals given to large developers. Supported a homeowner tax benefit for owner-occupied residences. Criticized "astronomical raises" given to city officials, including the Mayor.
  • Ann Mahoney, 12 Ferreter Street (Councillor-elect): Clarified mandatory legal requirements for funding the annual actuarially determined pension assessment. Stated that the $16 million assessment must be fully funded in FY2026 and, if not appropriated in the budget, must be raised on the tax recap. Warned that delaying funding would force the city to pay both FY2026 and FY2027 assessments next year, creating an enormous burden.
  • Andrew Pham, 154 Sumner Street, Unit 1: Argued that increasing commercial tax rates often leads to landlords shifting the burden to residential tenants. Advocated for limiting city spending, consolidating administrative roles, and reducing city events. Highlighted that Quincy Public School teachers are requesting funds for basic classroom supplies while the city spends on parades.
  • Annalee Johnson, 36 Garfield Street: Stated that homeowners subsidize developers because they pay 85% of city costs. Argued that large apartment buildings should be classified and taxed as commercial businesses, not residential.
  • Stuart Schrier, 69 Shelton Road: Suggested that while the 1.75 shift will likely be approved this year, the long-term solution is a homeowner tax exemption for owner-occupied single, two, and three-family homes to encourage owner-occupancy and prevent overtaxing commercial properties.
  • Bill Zamsoff, 46 Tilden Circle: Criticized the Mayor's reliance on untapped levy as a reserve fund and the pension obligation bond. Expressed concern about the lack of posted tax rates and potential Open Meeting Law violations. Predicted a property tax increase of 10-12% and warned that if the $16 million PERAC assessment is not funded, the Department of Revenue cannot certify tax rates, leading to delayed and significantly higher March bills.
• Council Discussion:
  • Councillor DiBona questioned the certification of assessor's values and the absence of the tax rate. John Rowland confirmed values are certified and the shift is based on class percentages.
  • Christopher Walker (Mayor's Representative) explained that the full levy is not yet available due to end-of-year closings and bookkeeping, but the process is similar to previous years, with efforts to keep the levy down within Proposition 2 1/2 limits.
  • Councillor DiBona inquired about free cash certification. Mr. Walker stated they are working through it and expect it for next week's meeting.
  • Councillor DiBona noted that the $16 million pension bond was not included in the budget, and discussions are ongoing with the state.
  • Councillor Ash asked about the residential factor being lower this year ($87.6332 vs. $87.6863 last year). Mr. Rowland explained that an increase in CIP percentages leads to a decrease in the minimum residential factor.
  • Councillor Ash asked if an opinion from Milliman (regarding pension calculations) is expected this week; Mr. Walker did not know.
  • President Cain clarified that tax policy is governed by the state, and any changes would require state legislative action.
• Outcome: The Council voted to defer the adoption of the residential factor (Item #1, 2025-128) to the next meeting.

• Summary: Councillor Devine proposed repurposing mitigation funds, originally for a Ward 4 community center that no longer exists, to the Southwest Community Center via QCAP. This aims to support food pantries and community centers facing funding shortages.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Councillor Devine proposed appropriating $6,000 from Ward 4 mitigation funds to TPAL for street improvements around Willard Street, Shea Park, and the Rosecliff area.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Councillor Devine proposed appropriating $9,043.81 from Ward 4 mitigation funds to support PTO activities at Southwest Middle School and Lincoln-Hancock Community School. Funds are intended for teacher classroom supplies, an 8th-grade trip to New York (reducing student cost by approximately $100), and a field trip at Lincoln-Hancock.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Councillor Devine proposed appropriating $956.19 from Ward 4 mitigation funds to the Southwest Middle School PTO for sports equipment (soccer ball net and Gaga ball). This amount is a reimbursement for items already purchased.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Councillor Devine proposed appropriating $2,224.64 from Ward 4 mitigation funds to the Southwest Middle School PBIS (Positive Behavioral Interventions and Supports) program, which rewards students for positive behavior.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Christopher Walker (Mayor's Representative) presented this order for the adoption of a state law allowing the city to install stop-arm cameras on school buses to enforce violations. This initiative was brought to attention by School Committee Woman Kathy Hubley.
• Discussion:
  • Councillor Ash supported the adoption, acknowledging School Committee Woman Kathy Hubley's advocacy.
  • Councillor Devine emphasized the importance of this measure due to ongoing issues with dangerous driving around school buses in residential areas, citing a recent incident where a car drove around a stopped vehicle while a mother and child were crossing.
  • Councillor DiBona inquired if the law would apply to third-party subcontracted buses and out-of-district schooling. Mr. Walker stated that the city would initially equip its own fleet and then address private vendors, deferring policy decisions on deployment to the school department.
• Motion: Councillor Devine moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: The City Solicitor presented an order for the city to grant an easement to a developer for utility installation at the corner of Hancock Street and Newport Avenue. This is for electrical service as part of a new project, including sidewalk construction. The easement addresses ownership ambiguities in the area.
• Discussion:
  • Councillor Liang inquired about the project timeline and points of contact for residents. The City Solicitor stated that the developer controls the timeline post-permitting and will have signage. Mr. Walker committed to providing contact information for a project representative and DPW oversight.
  • Councillor Liang expressed hope that Riley Brothers would not be involved in the project, referencing the earlier Ordinance Committee discussion.
• Motion: Councillor McCarthy moved to approve.
• Second: Councillor Campbell.
• Roll Call Vote:
  • Councillor Ash: Yes
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (9-0).

• Summary: Christopher Walker (Mayor's Representative) presented an order to use the Construction Manager at Risk (CMAR) delivery method for a future Performing Arts Center and Adams Presidential Center project. This method involves bringing in the general contractor and construction manager early in the design process for cost estimates and project planning. Mr. Walker emphasized that this is preliminary, with no funding attached, but sets the stage for state pipeline inclusion and public engagement. The proposed location is the Monroe Building, coupled with the Adams Presidential Center.
• Discussion:
  • Councillor Liang expressed excitement for the project, acknowledging long-standing community interest and the work of John McDonald in organizing events.
  • Councillor Ash inquired about the location and the benefits of approving the CMAR method at this early stage. Mr. Walker confirmed the focus is on the Monroe Building, coupled with the Adams Presidential Center, highlighting the synergy between the two visions. He explained CMAR provides a foundation, allows for early engagement of the project team (including architects), and helps develop cost estimates and design concepts during public engagement.
  • Councillor DiBona asked if previous sites, such as next to the Adams Academy or the Planet Fitness location, were still being considered. Mr. Walker confirmed those sites were off the table due to complicating factors like a tight site, potential eminent domain issues, and property owner unwillingness to sell.
• Motion: Councillor Liang moved to approve.
• Second: Councillor McCarthy.
• Roll Call Vote:
  • Councillor Ash: Abstain
  • Councillor Campbell: Yes
  • Councillor Devine: Yes
  • Councillor DiBona: Yes
  • Councillor Harris: Yes
  • Councillor Liang: Yes
  • Councillor McCarthy: Yes
  • Councillor Minton: Yes
  • President Cain: Yes
• Outcome: Approved (7-1-1, with Councillor Ash abstaining).

• Monday, November 10, 2025:
  • Motion: Councillor Liang moved to approve.
  • Second: Councillor McCarthy.
  • Outcome: Approved by voice vote.
• Monday, November 17, 2025:
  • Motion: Councillor Liang moved to approve.
  • Second: Councillor Campbell.
  • Outcome: Approved by voice vote.

• None.

• None.

• 2025-126: Passenger Pickup and Drop-off Zone in front of Broadmeadow School across from 31 Calvin Road (Ward 1)
  • Recommendation: Positive recommendation out of committee.
  • Motion: Councillor Liang moved to approve.
  • Second: Councillor Campbell.
  • Roll Call Vote: Approved (9-0).
• 2025-122: Remove No Left Turn on Curtis out of Washington Court (Ward 2)
  • Recommendation: Positive recommendation out of committee.
  • Motion: Councillor Liang moved to approve.
  • Second: Councillor Campbell.
  • Roll Call Vote: Approved (9-0).
• 2025-123: Add Two Stop Signs on Arnold Street at 5th Ave, Creating a Four-Way Stop (Ward 2)
  • Recommendation: Positive recommendation out of committee.
  • Motion: Councillor Liang moved to approve.
  • Second: Councillor Campbell.
  • Roll Call Vote: Approved (9-0).

• Recognition of Mary DePaulo's 100th Birthday: Councillor Campbell, on behalf of Councillor Devine, recognized Mary DePaulo of Bartlett Street for her 100th birthday on December 5th. He highlighted her as a matriarch of a Quincy family, a beloved neighbor, and a person who embodied warmth, wisdom, and dignity.

• None.

• Next Meeting: Monday, December 15th, 2025.
  • Public Hearing on Tax Classification and Tax Levy: 6:30 PM
  • City Council Meeting: 7:00 PM

• Motion: Moved to adjourn.
• Second: Councillor Campbell.
• Outcome: Approved by voice vote.