Planning Board

CITY of MALDEN PLANNING BOARD Minutes of Regular Meeting Meeting Date: July 9, 2025 Meeting Location: Malden City Hall, Herbert L. Jackson City Council Chamber, 215 Pleasant Street, Malden, MA I. Call to Order. Chairman Charles Ioven called the meeting to order at 7:00 pm. Ioven announced that under the provisions of the Open Meeting Law, attendees are informed that this meeting is being recorded by Urban Media Arts, formerly known as Malden Access Television, and that he has not been notified that any other video or audio recording of this meeting will occur. II. Roll Call. Ioven chaired the meeting and took a roll call. Planning Board Members in attendance: Antonucci, Kenneth Chuha, Diane Ferguson, Michele, Associate Gebreselassie, Tewedaj Gray, Resa Hayes, Patrick Schroeder, Maria, Associate Stone, Stephanie Verma, Vikas Ronnie Raj Ioven, Charles, Chair Planning Board Members absent: Henry, Eric Planning Staff in attendance: Michelle Romero, City Planner Ioven announced that Schroeder will be voting in the absence of Henry. III. PUBLIC HEARINGS. A. Zoning: Special Permits, Title 12, Code of City of Malden (MCC) 1. 54 Broadway at 36-54 Broadway (Parcel ID 125 481 103)/Permit Application # CMID-071868- 2025/§12.12.030 /To allow adult day health center use of preexisting nonconforming property in Highway Business zoning district/to occupy 19,576 SF for adult day care. The notice of public hearing was read into the record by Chuha. [There was then an issue with the podium microphone not working that took approximately 10 minutes to resolve]. Petitioner submitted the following plans and information: 1. Set of plans, “38 Broadway Plaza Tenant Fitout-Adult Day Care & ABI, 38 Broadway Plaza, Malden, 02148,” dated March 25, 2025, prepared by SOZA Architecture Design, So-Zha Architects, Boston, MA, that include: a. site plan, “As Built Plan of Land, Map 125 Block 481 Lot 103, 52 & 88 Broadway, Malden, Mass. 02148 Prepared for Malway Realty Associates,” dated July 5, 2017, prepared by David A. Dwyer Jr., P.L.S., Otte & Dwyer, Inc., Saugus, MA (also submitted separately). b. floor plan, “Broadway Plaza, 54 Broadway, Malden, MA Life Safety (LS101),” prepared by Sophia Panova, Reg. Architect, SOZA Architecture Design, So-Zha Architects, Boston, MA c. Elevations (A3.01), depicting front exterior of building (existing and proposed) d. Demolition Plan (D101) Page 1 of 4 PB 7/9/25  e. Interior Elevations (A3.02, A3.03, A3.04) and Frame Elevations (A3.02) (duplicate #). 2. conceptual site plan with tenants, “Broadway Plaza, 38-60 Broadway Plaza, Malden, MA 02148,” dated March 4, 2025, prepared by WS Development, Chestnut Hill, MA. 3. spreadsheet, “Broadway Plaza-Tenant Information – July 2025,” prepared by WS Development, which includes parking information (revised/received July 9, 2025). 4. “Adult Day Health Care Center- Broadway Plaza, Malden, Massachusetts, Transportation Impact Study, Prepared for Healthbridge Consulting,” dated January 25, 2025, prepared by Howard Stein Hudson, Boston, MA and memoranda re: Responses to Peer Review Comments, dated February 21, 2025, April 3, 2025, April 8, 2025 (two with this date) from Keri Pyke, Melissa Restrepo, HSH. 5. site plan (same “As Built Plan,” but not stamped/signed), dated July 8, 2025, prepared by WS Development, that includes widths of most parking aisles and some driveways, and highlights existing landscaping and trees, snow storage areas, bicycle parking, loading, dumpsters and enclosures, and screening. The proposal is to renovate 19,756 square feet of the subject storefront, 54 Broadway, for use by petitioner as an adult day health center. Presentation by petitioner: 1. Patrick MacDonald, attorney for petitioner, 479 Eastern Avenue, Malden, MA. 2. Paul Rayev, 118 Stoney Lane, Dedham, MA (residential address), company principal of petitioner, Rainbow Adult Day Care Center of Malden LLC, 375 Totten Pond Road, Suite 300, Waltham, MA. 3. Katherine (Katie) Campion, Vice President, Asset Strategy and Development, WS Development/WS Asset Management, 33 Boylston Street, Chestnut Hill, MA, represented property owner. The Board opened the public hearing and received the following public comment: In favor: 1. Stephen Winslow, Ward 6 City Councilor, 83 Jacob Street, Malden (via email correspondence dated July 9, 2025). In opposition: None. The Board closed the public hearing. The Board received the following documentation at the meeting: 1. Planning Report & Recommendation dated July 9, 2025. Decision: The Planning Board granted a special permit, subject to the following fourteen (14) conditions: 1. All development shall be as per plans, except as modified by these conditions. 2. Massage services or acupuncture shall not be provided by the adult day health center, as per §12.32.050 of the Ordinance. The proposed rooms labeled, “massage” and “acupuncture,” may be used for an allowed adult day health center activity. 3. Property owner shall provide site plan with all required information, including required traffic and safety mitigation, and shall install and maintain all parking and loading, snow storage areas, and all required landscaping and required trees, dumpsters with required screening enclosures, required privacy screening of residences, required bicycle parking, and required traffic and safety mitigation, as per plan. 4. Immediately upon issuance of this special permit, property owner shall remove all litter, debris and trash from all areas of the site and implement plan for daily trash/litter management of entire Page 2 of 4 PB 7/9/25  property. 5. All prior special permits and variances (in effect) for the property and all conditions shall remain in full force and effect. 6. Property owner shall update fire lane pavement markings along the front of the Broadway Plaza building that contains the tenant space with “FIRE LANE – NO PARKING” pavement markings to meet the pavement marking standard of the Fire Code (NFPA ®1). 7. Property owner shall designate six (6) parking spaces near the tenant space with signage as reserved for use of the adult day health center for short-term parking for shuttle vans, and designate up to fifteen (15) spaces, as needed, at the rear of the building for long-term and overnight parking of shuttle vans. 8. Any use of the Fire Lane for drop-off/pick-up activities by adult day health center is prohibited. 9. Adult day health center shall implement a Transportation Demand Management (TDM) program for employees, including: designated Transportation Coordinator to oversee transportation issues, including parking, service, loading and refuse removal; provision of Employee Orientation Packets with info re: public transportation options; Employee Ride-Matching program for car/van pooling; Guaranteed Ride Home program; offer transit pass subsidy of at least 50% of the cost of MBTA Monthly-Link pass to employees that use MBTA bus services to access the site and who register with Transportation Coordinator; and provision of secure, weather-protected bicycle parking for employees, in addition to the 22 spaces for the property required by Ordinance. 10. Property owner shall reconstruct wheelchair ramps for crossing the South Broadway Plaza north and south driveways to meet ADA requirements, subject to City approval. 11. Property owner shall install a STOP-sign and marked STOP-line for motorists exiting the north Plaza Driveway. 12. Property owner shall coordinate with City and MBTA to relocate the trash receptacle at the MBTA bus stop on Broadway just north of the South Plaza Driveway to a location outside of the sight triangle area for a motorist exiting the South Plaza Driveway. 13. Property owner shall restripe the four (4) existing crosswalks, located on site in front of the 36-54 Broadway building that connect to the parking lot, with thermoplastic (ladder pattern). 14. Property owner shall install two fluorescent pedestrian crossing signs in the travel lane in front of the subject premises. The decision is described in Case #25-07 (attached). Record of Votes: On the motion by Antonucci, seconded by Hayes, to grant a special permit subject to fourteen conditions, the vote was nine in favor, none opposed, and the motion passed (9-0). Yes No Absent Not Voting Abstained Recused ANTONUCCI X CHUHA X FERGUSON X GEBRESELASSIE X GRAY X HAYES X HENRY X SCHROEDER X STONE X VERMA X IOVEN Chair X ------------------------------------------------------------------------------------------------------------------------ Page 3 of 4 PB 7/9/25  IV. PUBLIC MEETING. A. Status Updates. 1) Community Preservation Committee. Verma provided an update. 2) Master Planning Activities. No update. 3) Open Space & Recreation Plan. No update. ---------------------------------------------------------------------------------------------------------- V. Next meeting: To be determined. --------------------------------------------------------------------------------------------------------- VI. Adjournment: 9:04 pm (On the motion by Chuha, seconded by Gray, all voted in favor and the motion passed, 9-0). --------------------------------------------------------------------------------------------------------- Approved: Charles Ioven, Chair Page 4 of 4 PB 7/9/25  CITY of MALDEN PLANNING BOARD NOTICE of DECISION CASE NUMBER 25-07 LOCATION of SUBJECT PROPERTY 54 Broadway at 36-54 Broadway, Malden, MA NAME of PETITIONER Rainbow Adult Day Care Center of Malden LLC NAME of PROPERTY OWNER Malway Realty Associates LP DATE of PUBLIC HEARING July 9, 2025 DATE of DECISION July 9, 2025 DATE of FILING DECISION with CITY CLERK July 23, 2025 DATE of NOTIFICATION to BUILDING INSPECTOR July 23, 2025 FINAL DATE for FILING APPEAL of DECISION with SUPERIOR COURT August 12, 2025 [Any appeal must be made pursuant to M.G.L. c. 40A, §17 and filed within 20 days after date this Notice is filed with City Clerk.] PROCEDURAL HISTORY (Case #25-07): 1. The subject property, 36-54 Broadway, is located on the parcel known by City Assessor’s parcel ID #125 481 103, and the subject of the petition is a portion of the storefront known as 54 Broadway. 2. The property owner is Malway Realty Associates LP, c/o WS Development/WS Asset Management, 33 Boylston Street, Chestnut Hill, MA, who authorized the filing of this petition. 3. The petitioner is Rainbow Adult Day Care Center of Malden LLC, 375 Totten Pond Road, Suite 300, Waltham, MA, the proposed tenant and adult day care center operator. 4. At the public hearing, the petitioner was represented by Attorney Patrick MacDonald, 479 Eastern Avenue, Malden, MA, and company principal, Paul Rayev, 118 Stoney Lane, Dedham, MA (residential address). 5. The petition filed in permit application number CMID-071868-2025 seeks a special permit under Title 12 of the Code of the City of Malden (the Ordinance), Section 12.12.030, to allow use of preexisting nonconforming property in the Highway Business zoning district for an adult day health center. 6. The following plans and information were submitted in support of the petition: a) set of plans, “38 Broadway Plaza Tenant Fitout-Adult Day Care & ABI, 38 Broadway Plaza, Malden, 02148,” dated March 25, 2025, prepared by SOZA Architecture Design, So-Zha Architects, Boston, MA, that include a site plan, “As Built Plan of Land, Map 125 Block 481 Lot 103, 52 & 88 Broadway, Malden, Mass. 02148 Prepared for Malway Realty Associates,” dated July 5, 2017, prepared by David A. Dwyer Jr., P.L.S., Otte & Dwyer, Inc., Saugus, MA (also submitted separately); floor plan, “Broadway Plaza, 54 Broadway, Malden, MA Life Safety (LS101),” prepared by Sophia Panova, Reg. Architect, SOZA Architecture Design, So-Zha Architects, Boston, MA; Elevations (A3.01), depicting front exterior of building (existing and proposed); Demolition Plan (D101); Interior Elevations (A3.02, A3.03, A3.04) and Frame Elevations (A3.02) (duplicate #); b) conceptual site plan with tenants, “Broadway Plaza, 38-60 Broadway Plaza, Malden, MA 02148,” dated March 4, 2025, prepared by WS Development, Chestnut Hill, MA; c) spreadsheet, “Broadway Plaza-Tenant Information – July 2025,” prepared by WS Development, which includes parking information (revised/received July 9, 2025); d) “Adult Day Health Care Center- Broadway Plaza, Malden, Massachusetts, Transportation Impact Study, Prepared for Healthbridge Consulting,” dated January 25, 2025, prepared by Howard Stein Hudson, Boston, MA and memoranda re: Responses to Peer Review Comments, dated February 21, 2025, April 3, 2025, April 8, 2025 (two with this date) from Keri Pyke, Melissa Restrepo, HSH; and e) site plan (same “As Built Plan,” but not stamped/signed), dated July 8, 2025, prepared by WS Development, that includes widths of most parking aisles and some driveways, and highlights existing landscaping and trees, snow storage areas, bicycle parking, loading, dumpsters and enclosures, and screening. 7. The public hearing complied with the notice requirements of §12.32.020(K) of the Ordinance and Massachusetts General Laws, Chapter 40A, §11. FINDINGS of FACT (Case #25-07): The City of Malden Planning Board finds the following facts: 1. The subject property, known as Broadway Plaza, is the site of four principal buildings: 34 Broadway, a four- story building with 58,182 square feet, used as a self-storage facility with accessory moving truck rental services; 36-54 Broadway, a single-story building with 99,579 square feet, currently used for retail sales by a dollar store, liquor store and meat market; retail sales and services by a video game store; retail services by a laundromat; two restaurants; and recreation for gainful business by a gym/fitness center; and vacant space, a portion of which is permitted for educational use by a program/school for children with autism; 60 Broadway, a Page 1 of 4  single-story building with 54,495 square feet, used for a supermarket; and 88 Broadway, a two-story building with 6,047 square feet, vacant and tentatively proposed for retail sales use by a grocery market. 2. The subject of the petition is located in the building, 36-54 Broadway, and specifically, 19,756 square feet of the existing storefront, 54 Broadway, which contains a total of 27,346 square feet; the entire storefront is currently vacant and was most recently occupied for retail sales by a clothing store. 3. The proposal is to renovate 19,756 square feet of the subject storefront for use by petitioner as an adult day health center and configure various rooms/areas, including: activity areas, dining room, activity rooms, exercise room, singing studio, classrooms, karaoke room; offices for program director, case manager, social worker, activity director; four offices for Registered Nurses; art and craft room, quiet room and transportation room. 4. Under the proposal, fire walls will be constructed in the existing storefront, 54 Broadway, to separate the proposed adult day health center from the remaining 6,960 square feet of space, which will be occupied as a school for children with autism, operated by petitioner’s affiliate. 5. The property is classified as part of the Highway Business zoning district. 6. In this district, adult day health center use is allowed by special permit, per §12.12.030 of the Ordinance. 7. The proposed massage services and acupuncture, by definition, are classified as Licensed Massage Therapy Salon use; and this use is expressly excluded from an Adult Day Health Center and may not be accessory to an Adult Day Health Center, per definition provided by §12.32.060.B of the Ordinance. 8. The existing retail sales and services uses are allowed by right; the supermarket use may be allowed by special permit, the current use predates the Ordinance and is preexisting nonconforming; the restaurant uses were allowed by special permit; and the self-storage facility use is prohibited, the current use having been allowed by special permit under the prior Ordinance; per §§12.12.030 and 12.28.010.A of the Ordinance. 9. The direct abutters to the south are single-family residential dwellings, multifamily dwellings and a vehicle retail sales business; to the west and north, a public park, South Broadway Park, and Malden Catholic high school and athletic field; to the east, retail services, a car wash; and to the east, on the other side of Broadway, a multifamily residential dwelling, motor vehicle repair shop and restaurant. 10. Surrounding land uses are residential, business and industrial; the Residence A zoning district abuts to the south; the Residence B district, to the west; and the Industrial 1 district, to the north. 11. The proposed adult day health center use is not in conflict with surrounding land uses. 12. The property is preexisting nonconforming given it violates current dimensional controls for front yard setback and one side yard setback, predates the Ordinance, per §§12.16 and 12.28 of the Ordinance. 13. The proposal maintains existing nonconformities and creates no new violations of dimensional controls. 14. The property is also preexisting nonconforming, given there are four principal buildings on the property that predate the prohibition of multiple principal buildings on one lot, per §12.28.010.A and J of the Ordinance. 15. A total of 754 parking spaces is required for all existing uses, including 78 spaces required for the prior retail use of the subject premises, per §§12.20.010 and 12.20.020.I.10 of the Ordinance. 16. The proposed adult day health center requires 235 parking spaces, and the proposal increases the total parking required for the property from 754 to 911, §§12.20.010 and 12.20.020.I.10 of the Ordinance. 17. The site plan depicts 770 parking spaces for cars, however, according to property owner, there are 792 parking spaces, including larger spaces for rental trucks used by the self-storage facility, 18. Property owner intends to submit a current site plan that depicts all parking spaces onsite. 19. The proposal creates a deficiency of 141 spaces or 16%, per §12.20.010 of the Ordinance; however, the deficiency may be less, if there are, in fact, more parking spaces onsite. 20. The City peer reviewer provided the opinion that supports a reduction in the number of parking spaces for the adult day health center required by the City Ordinance, given that clients will be transported to and from the site by shuttles; and that parking requirements should be determined based on the number of employees. 21. The proposal creates a new nonconformity, namely, a violation of the parking requirements and parking deficiency; and whereas the proposed new use is being added to a preexisting nonconformity property, the new nonconformity may be allowed by the special permit, per §§12.12.010.B.2 and 12.28.010.A of the Ordinance. 22. The creation of this new nonconformity will not be more detrimental to the neighborhood. 23. The parking layout is conforming in part as to most parking aisles required for head-on parking spaces with a two-way traffic circulation pattern, in accordance with §12.20.020.B of the Ordinance. 24. The north plaza driveway off Broadway complies with the width for two-way traffic, per §12.20.020.C of the Ordinance; widths of other driveways are not provided. 25. Seventy-seven (77) trees are required, based on 770 parking spaces, and more trees are required if there are more parking spaces, per §12.20.020.I.5 of the Ordinance; and according to property owner, there are 71 trees. Page 2 of 4 26. A minimum of 30,800 square feet of snow storage is required, based on 770 car parking spaces; approximately 15,599 square feet of snow storage is provided onsite in various areas located in parking spaces, in violation of §12.20.020.I.6 of the Ordinance; and property owner intends to remove plowed snow from the site if necessary. 27. Bicycle parking currently provided onsite is for twelve (12) in two racks, which are old and in poor condition, which does not comply with the requirement to provide bicycle parking for twenty-two (22) spaces, in inverted U-shaped racks or designated secured areas, per 12.20.020.I.14 of the Ordinance. 28. The City peer reviewer recommends that bicycle parking be provided for employees of the adult day health center, as part of its Transportation Demand Management plan. 29. All existing and proposed uses of the property require a total of fourteen loading spaces, per §12.20.030.A of the Ordinance. 30. There are two loading docks at the rear of the 36-54 Broadway building; one at the subject premises, 54 Broadway, will be removed for a pedestrian ramp to be installed; and according to property owner, each storefront in the 36-54 Broadway building has its own loading door, with a shared loading area in the rear. 31. The screening of dumpsters is required by §12.20.030.H of the Ordinance, and the screening enclosures for most dumpsters are in need of repair, which property owner intends to correct. 32. Currently, food waste and other debris are being stored outside dumpsters, which the City Health Inspector is requiring the business to immediately address, and which property owner intends to address immediately. 33. Petitioner will use private services for removal of its medical waste, trash and recycling. 34. Abutting residential uses on Newland Street are screened from the parking lot with privacy fencing, as required by §12.20.040 of the Ordinance. 35. The City’s peer review of petitioner’s Transportation Impact Study and follow-up responses are described in correspondence dated February 6, 2025, March 10, 2025, April 7, 2025 and April 23, 2025, from Jeffrey S. Dirk, PE, PTOE, Vanasse & Associates, Inc., Andover, MA, and includes the following recommended traffic and safety mitigation be conditions of any approval of the project: a) Implement Transportation Demand Management (TDM) program for employees, including element described in Transportation Impact Study (January 2025): designate Transportation Coordinator to oversee transportation issues, including parking service, loading and refuse removal; provide Employee Orientation Packets with information re: public transportation options; implement Employee Ride-Matching program for car/van pooling; provide Guaranteed Ride Home program; offer transit pass subsidy of at least 50% of the cost of an MBTA Monthly-Link pass to employees that use MBTA bus services to access the project site and that register with the Transportation Coordinator; and provide secure, weather-protected bicycle parking for employees; b) update fire lane pavement markings along the front of the Broadway Plaza building that contains the tenant space with “FIRE LANE – NO PARKING” pavement markings to meet the pavement marking standard of the Fire Code(NFPA ® 1); c) reconstruct wheelchair ramps for crossing the South Broadway Plaza north and south driveways to meet ADA requirements; d) explore the possibility of adding a STOP sign at the North Plaza Driveway; e) explore the possibility of relocating the trash receptacle at the MBTA bus stop on Broadway, north of the South Plaza Driveway; and f) explore the feasibility of restriping existing crosswalks in the immediate area of the lease space with thermoplastic (ladder pattern). 36. Property owner is willing to implement the recommended traffic and safety improvements at the property. 37. The traffic and traffic patterns generated by the proposed adult day health center use will not adversely impact any of the surrounding streets or create a traffic or safety hazard. 38. The adult day health center must be licensed by the state Department of Public Health. 39. State regulations require one registered nurse for every 25 clients and a 1:12 ratio of direct care staff to clients. 40. At full capacity, petitioner expects to serve 200 participants/clients at the proposed adult day health center. 41. Participants/clients of the adult day health center are typically age 65 and older. 42. Petitioner expects to employ 35 to 37 employees at the facility; shuttle drivers will also work as program aides. 43. Petitioner’s business model is to provide transportation for the participants/clients, using petitioner’s shuttle vans; petitioner will transport clients to and from the facility, and for medical appointments and outings. 44. Petitioner expects to require as many as fifteen shuttle vans when the facility is at full capacity. 45. Petitioner will use six designated spaces in the parking lot at the front of the building for short-term parking of the shuttle vans and drop off and pick up of participants, and staff will assist and supervise participants crossing the travel lane of the parking lot between the facility and the shuttle vans. 46. Property owner proposes to install fluorescent pedestrian crossing signs in the travel lane of the parking lot at the front of the building near the subject premises. 47. Petitioner will use designated parking spaces at the rear of the building for long-term and overnight parking the shuttle vans; and property owner will designate which spaces are for petitioner’s use. Page 3 of 4 48. The proposal includes construction of a pedestrian ramp for petitioner’s use at the rear of the building. 49. Petitioner will provide recreational activities, medical services and food service/meals, and participants/clients will remain inside the facility all day, except for medical appointments and scheduled outings. 50. Petitioner will monitor the entrances and exits to the facility, and the doors will be kept locked. 51. As modified by conditions of the special permit, the proposed adult day health center will not be more detrimental to the neighborhood. 52. The Ward 6 City Councilor is in support of the proposal. 53. There is no public opposition to the proposal. 54. As modified by the conditions of the special permit, the proposal is in the interest of the common good. DECISION (Case #25-07): On July 9, 2025, pursuant to the foregoing Findings of Fact, the Planning Board granted the petition for a special permit, subject to the following fourteen conditions: 1. All development shall be as per plans, except as modified by these conditions. 2. Massage services or acupuncture shall not be provided by the adult day health center, as per §12.32.050 of the Ordinance. The proposed rooms labeled, “massage” and “acupuncture,” may be used for an allowed adult day health center activity. 3. Property owner shall provide site plan with all required information, including required traffic and safety mitigation, and shall install and maintain all parking and loading, snow storage areas, and all required landscaping and required trees, dumpsters with required screening enclosures, required privacy screening of residences, required bicycle parking, and required traffic and safety mitigation, as per plan. 4. Immediately upon issuance of this special permit, property owner shall remove all litter, debris and trash from all areas of the site and implement plan for daily trash/litter management of entire property. 5. All prior special permits and variances (in effect) for the property and all conditions shall remain in full force and effect. 6. Property owner shall update fire lane pavement markings along the front of the Broadway Plaza building that contains the tenant space with “FIRE LANE – NO PARKING” pavement markings to meet the pavement marking standard of the Fire Code (NFPA ®1). 7. Property owner shall designate six (6) parking spaces near the tenant space with signage as reserved for use of the adult day health center for short-term parking for shuttle vans, and designate up to fifteen (15) spaces, as needed, at the rear of the building for long-term and overnight parking of shuttle vans. 8. Any use of the Fire Lane for drop-off/pick-up activities by adult day health center is prohibited. 9. Adult day health center shall implement a Transportation Demand Management (TDM) program for employees, including: designated Transportation Coordinator to oversee transportation issues, including parking, service, loading and refuse removal; provision of Employee Orientation Packets with info re: public transportation options; Employee Ride-Matching program for car/van pooling; Guaranteed Ride Home program; offer transit pass subsidy of at least 50% of the cost of MBTA Monthly-Link pass to employees that use MBTA bus services to access the site and who register with Transportation Coordinator; and provision of secure, weather-protected bicycle parking for employees, in addition to the 22 spaces for the property required by Ordinance. 10. Property owner shall reconstruct wheelchair ramps for crossing the South Broadway Plaza north and south driveways to meet ADA requirements, subject to City approval. 11. Property owner shall install a STOP-sign and marked STOP-line for motorists exiting the north Plaza Driveway. 12. Property owner shall coordinate with City and MBTA to relocate the trash receptacle at the MBTA bus stop on Broadway just north of the South Plaza Driveway to a location outside of the sight triangle area for a motorist exiting the South Plaza Driveway. 13. Property owner shall restripe the four (4) existing crosswalks, located on site in front of the 36-54 Broadway building that connect to the parking lot, with thermoplastic (ladder pattern). 14. Property owner shall install two fluorescent pedestrian crossing signs in the travel lane in front of the subject premises. RECORD of VOTES (Case #25-07): On July 9, 2025, on the motion by Antonucci, seconded by Hayes, to grant a special permit subject to fourteen conditions, the vote was nine in favor, none opposed, and the motion passed (9-0): Antonucci, yes; Chuha, yes; Gebreselassie, yes; Gray, yes; Hayes, yes; Schroeder, yes; Stone, yes; Verma, yes; Ioven, yes. [Ferguson, not voting; Henry, absent]. I hereby certify that the above is a true copy of the decision of the Malden Planning Board. By: Michelle A. Romero, City Planner Page 4 of 4