Independence Ave Development Proposal too 'Aggressive' for Planning Board

A five-story, 36-unit apartment building proposed for the long-blighted property at 7-11 Independence Ave. ran into strong opposition at the Planning Board earlier this week.

Board members noted the "substantial differences" between the developer's plans and Braintree's zoning regulations and questioned whether such a large building fit into the neighborhood. The number of units amounts to eight times the density allowed under local law based on the size of the plot.

"You can call it uniqueness," Darryl Mikami said, "but it is a massive structure that you are proposing that is out of bounds quite frankly."

Attorney Jack Garland presented the proposal to the board Tuesday night. He acknowledged that it would require significant relief from the Zoning Board of Appeals, which makes a final decision on zoning variances after the Planning Board makes a recommendation. After that, the Planning Board would go through site plan review and special permitting.

Garland represents Scott Palmer, who inherited the property when his father died in 2001, and also Quincy developer Tom Fitzgerald. Fitzgerald agreed to perform an environmental review and clean up of the property and also pay approximately $160,000 in back taxes owed to Braintree when the property was partially re-zoned last fall.

A proposal originally pitched early last year called for 44 units and four commercial spaces. That was roundly dismissed by neighbors and officials from both Braintree and Quincy. The scaled-down version does not include commercial space and only four stories would be visible on the Independence Avenue side because of the slope of the land.

Below the apartments, on the ground level, a 72-space parking garage would feature stacking of cars, so that one would have to be brought out before another could come down. Garland said he assumed the owners of one apartment would control a two-car stacked space.

Board members questioned whether that was enough parking – two spots per unit – when it did not factor in guest parking. But they mostly demurred, suggesting that Garland return to the board next month after addressing questions posed by the Planning Department staff.

Those included: Why are the units so big? (two-bedrooms range from 1,300 square feet to 2,035 square feet); Why is the dumpster so small?; What features can be implemented to address the "boxy" shape of the proposed building?

"In theory the redevelopment of this property is much needed," the staff wrote in their report. "However, this project as proposed is far too aggressive for the property in which it is located."

There is additional land next to this proposed development that is in Quincy that Garland said the developer will not be utilizing. He said a "misunderstanding" between the developer and Quincy officials and residents over the initial larger proposal has made it difficult to move forward there.

Palmer also owes approximately half a million dollars in back taxes to Quincy. When officials tried to auction the property last year no bidders came forward.