Planning Board

CITY of MALDEN PLANNING BOARD Minutes of Regular Meeting Meeting Date: October 8, 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: Chuha, Diane Ferguson, Michele, Associate Gebreselassie, Tewedaj Gray, Resa Hayes, Patrick Henry, Eric Schroeder, Maria, Associate Stone, Stephanie Verma, Vikas Ronnie Raj Ioven, Charles, Chair Planning Board Members absent: Antonucci, Kenneth Planning Staff in attendance: Michelle Romero, City Planner ----------------------------------------------------------------------------------------------------------- III. PUBLIC HEARINGS. (Order of hearings to be determined by Chairman) A. Zoning: Special Permits/ Title 12, Code of City of Malden (MCC). 1. 210 Pleasant Street at 190 Pleasant Street (Parcel ID 051 275 510 1) Permit Application # CMID 073807-2025)/Section 12.12.030, MCC/To allow licensed massage therapy salon use of property in Central Business zoning district/Acupuncture & wellness services in 946 SF on first floor of existing building. Ioven announced that Schroeder would be voting in the absence of Antonucci. Chuha read the notice of public hearing. Petitioner submitted the following plans and information: 1. Set of plans, “Acupuncture Tenant Fit-Up, Acupuncture 210 Pleasant St., Malden, MA,” dated August 26, 2025, prepared by Mengting Z. Torosian, Reg. Architect, Mterra Studio, LLC, Weston, MA, that includes: • Cover Page (T-101) with Building Code Review, Demolition Plan (AD-100), Tenant Floor Plan (A-100), Reflected Ceiling Plan (A-101), and • the following all dated August 27, 2025 and signed/stamped August 26, 2025: Electrical Plans (E- 001 and E-201) prepared by Jason Dyer, P.E., Mechanical Floor Plan (M-100) prepared by Daniel Brack, P.E., and Fire Protection Sheet and Plan (FP-100), prepared by Steve M. Venditti, P.E. Page 1 of 5 PB 10/8/25 Presentation by petitioner: 1. Tao Zhang, Operations Manager, Acupuncture Herbs and Beyond LLC, 223 Worcester Street, Natick, MA, the proposed lessee/tenant. The proposal is to renovate the subject premises (946 SF), located on the first/ground floor, for use as an acupuncture and wellness clinic. The Board opened the public hearing and received the following public comment: In favor: 1. Petition signed by approximately twenty individuals, the majority with Malden addresses, including on Pleasant Street and Pearl Street (submitted by petitioner at public hearing). 2. Lina Jin, 24 Tremont Street, Malden (via correspondence dated October 6, 2025). 3. Xingping Kuang, 113 Pearl Street, Malden (via correspondence dated October 6, 2025). 4. Di Liang, 360 Charles Street, Unit 5, Malden (via correspondence dated October 6, 2025). 5. Yao Chen, 112 Linden Avenue, Malden (via correspondence dated October 6, 2025). 6. Jing Sun, 9 Folsom Court, Malden (via correspondence dated October 8, 2025). 7. Acupuncture Herbs & Beyond/CBS Acupuncture Brochure (submitted by petitioner). In opposition: None. The Board closed the public hearing. The Board received and reviewed the following documentation at the meeting: 1. Planning Report & Recommendation dated October 8, 2025. 2. The following on file with the City: • site plan, “J Malden Center Condominium Confirmatory Site Plan, Abbott Street, Commercial Street, Exchange Street, Florence Street and Pleasant Street, Malden, Massachusetts (Middlesex County),” dated April 4, 2019 (stamped/signed September 16, 2020), prepared by Kirk E. Aubuchont, P.L.S., Beals & Thomas, Southborough, MA. • marketing brochure, “J Malden Center Retail/Restaurant Opportunity,” (PDF dated May 12, 2025), prepared by Graffitto SP (also titled, “J Malden Center Retail Opportunities 2024”), that includes a Site Map of business tenants and vacant space. Decision: The Planning Board granted a special permit, subject to the following two (2) conditions: 1. All development shall be as per plans, except as modified by these conditions; minor modifications of floor plan are allowed. 2. This special permit allows only acupuncture and/or wellness services at the premises (946 SF), the storefront known as 210 Pleasant Street. Any expansion of this business and/or any other business classified as a licensed massage therapy salon shall require an amendment of this special permit. The decision is described in Case #25-08 (attached). Record of Votes: On the motion by Chuha, seconded by Gray, to grant a special permit subject to two 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 Page 2 of 5 PB 10/8/25  HENRY X SCHROEDER X STONE X VERMA X IOVEN Chair X ------------------------------------------------------------------------------------------------------------ 2. 105-105A Salem Street (Parcel ID 087 264 407) Permit Application #CMID 073781-2025)/Sections 12.12.030 & 12.12.300, MCC/to alter, structurally change, extend & allow use of preexisting nonconforming property in Residential Office zoning district for multifamily dwelling, up to 3 stories and Inclusionary Development/Construct addition to existing building, renovate for 12 Housing Units for Veterans (minimum of 10 Affordable Housing Units). Ioven announced that Ferguson would be voting in the absence of Antonucci. Chuha read the notice of public hearing. Petitioner submitted the following plans and information: 1. Set of drawings/plans, “VOA Malden Housing for Veterans, 105 Salem Street, Malden, MA 02148,” dated August 7, 2025 with revisions through September 5, 2025, prepared by Michael J. Whitmore, Reg. Architect, Roundel 47 LLC, Scituate, MA, that includes: Existing Site Plan and Parking Zoning Review (SI-01); Proposed Site Plan and Zoning Review (SI-02) - revised September 10, 2025; Existing Basement and 1st Floor Plans (EX-001), Existing 2nd and 3rd Floor Plans (EX-002); Existing Building Elevations (EX-400 and EX- 401); Proposed Basement and 1st Floor Plans (A- 100); Proposed 2nd and 3rd Floor Plans (A-101); Proposed Roof Plan (A-102); Proposed Building Elevations (A-400 and A-401). 2. “Proposed Parking Layout Plan, VOA Malden Housing for Veterans, 105 Salem Street, Malden, MA 02148” (C-1), dated September 5, 2025, revised thru October 1, 2025, prepared by Bert E. Corey, P.E., DGT Associates, Framingham, MA. 3. Memoranda, “Re: Request to the Board for Waiver of Traffic Impact Study requirements for special permit,” dated August 4, 2025 and September 9, 2025, prepared by Michael Whitmore, Roundel 47 LLC, Scituate, MA. 4. “Intersection and Stopping Sight Distance Plan (VEH-1), VOA Housing for Veterans,” dated September 19, 2025, revised October 1, 2025 prepared by Bert E. Corey, P.E., DGT Associates Surveying & Engineering, Framingham, MA. Presentation by petitioner: 1. Matt Lane, Vice President of Real Estate, Volunteers of America of Massachusetts, Inc., 441 Centre Street, Boston, MA for property owner, VOA Salem Street LLC. 2. Charles Gagnon, President and CEO, Volunteers of America of Massachusetts, Inc., 441 Centre Street, Boston, MA for property owner, VOA Salem Street LLC. 3. Michael Whitmore, Roundel 47 LLC, 46 Allen Place, Scituate, MA, architect. The proposal is to renovate and construct an addition to the existing building in the Residential Office zoning district and to use the property as a multifamily dwelling with three stories, and twelve dwelling units, including a minimum of ten Affordable Housing Units. The Board opened the public hearing and received the following public comment: In favor: 1. Mayor Gary Christenson (via correspondence dated October 1, 2025). 2. Ryan O’Malley, Ward 4 City Councilor (via correspondence dated October 2, 2025). Page 3 of 5 PB 10/8/25 3. Philip and Pamela Bronder-Giroux, 40 Sprague Street, Malden (via correspondence dated October 3, 2025). 4. Sarah Zeiberg, 49 Sprague Street, Apt.1 Rear, Malden (via correspondence dated October 6, 2025). 5. Emily Granoff, 102 Salem Street, Apt. 3, Malden (via correspondence dated October 6, 2025). 6. Emily Lazzaro, President, Board of Directors, Malden Warming Center, 529 Eastern Avenue, Malden (via correspondence dated October 6, 2025). 7. Kristen Homeyer, 12 Auburn Street, Unit 1, Malden (via correspondence dated October 7, 2025). In opposition: None. The Board closed the public hearing. The Board received and reviewed the following documentation at the meeting: 1. Planning Report & Recommendation dated October 8, 2025. 2. Correspondence dated September 23, 2025 form Ben Gately, Housing Program Coordinator, City of Malden Office of Strategic Planning & Community Development, with Memorandum of Understanding dated September 11, 2025 referenced therein. 3. Correspondence dated September 9, 2025, September 10, 2025, September 20, 2025 and October 1, 2025, and email dated September 10, 2025, from Amy Allen, PE, Transportation Engineer, BSC Group. Decision: The Planning Board granted a special permit, subject to the following nine (9) conditions: 1. All development shall be as per plans, except as modified by these conditions. 2. The maximum number of dwelling units is twelve (12); the maximum number of bedrooms is twelve (12); and as proposed, all units shall be reserved for Veterans, all units shall be rental apartments, and a minimum of ten (10) units shall be Affordable Housing Units. 3. Prior to issuance of any occupancy permit, developer/owner shall comply with all terms of the Memorandum of Understanding dated September 11, 2025 re: Affordable Housing Units, which is incorporated herein by reference. 4. Install and maintain all open space and landscaping, as depicted on Proposed Site Plan. 5. Repair/replace existing privacy fencing and maintain privacy fencing along southern and western property lines to screen parking lot from abutting residence at 13-15 Albion Street and abutting property, 6-10 Holden Street. 6. File petition with Traffic Commission and coordinate with City to install “No Parking” signage adjacent to Salem Street driveway. 7. Screen roof-top mechanical equipment visually and for noise reduction. 8. No permanent dumpster is allowed. Trash and recycling shall be stored in lidded containers/totes, in an enclosed area in the location shown on site plan. 9. Provide parking onsite for a minimum of eight bicycles. The decision is described in Case #25-09 (attached). Record of Votes: On the motion by Henry, seconded by Hayes, to grant a special permit subject to nine 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 Page 4 of 5 PB 10/8/25  HENRY X SCHROEDER X STONE X VERMA X IOVEN Chair X -------------------------------------------------------------------------------------------------------------- III. PUBLIC MEETING. 1. Status Updates. 1. Community Preservation Committee. Verma provided an update. 2. Master Planning Activities. Romero provided an update. 3. Open Space & Recreation Plan. No update received (requested from OSPCD). ----------------------------------------------------------------------------------------------------------- V. Next meeting: November 12, 2025. --------------------------------------------------------------------------------------------------------- VI. Adjournment: 9:17 pm (On the motion by Chuha, seconded by Gebreselassie, all voted in favor and the motion passed, 9-0). --------------------------------------------------------------------------------------------------------- Approved: Charles Ioven, Chair Page 5 of 5 PB 10/8/25  CITY of MALDEN PLANNING BOARD NOTICE of DECISION CASE NUMBER 25-08 LOCATION of SUBJECT PROPERTY 210 Pleasant Street at 190 Pleasant Street, Malden, MA NAME of PETITIONER Tao Zhang, Acupuncture Herbs and Beyond LLC NAME of PROPERTY OWNER Malden Center LLC DATE of PUBLIC HEARING October 8, 2025 DATE of DECISION October 8, 2025 DATE of FILING DECISION with CITY CLERK October 9, 2025 DATE of NOTIFICATION to BUILDING INSPECTOR October 9, 2025 FINAL DATE for FILING APPEAL of DECISION with SUPERIOR COURT October 29, 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 #25-08): 1. The subject property is known as and numbered 190 Pleasant Street and by City Assessor’s parcel identification number 051 275 5101, and the subject of the petition is the storefront premises known as 210 Pleasant Street. 2. The property owner is Malden Center LLC, 1420 Spring Hill Road, Suite 420, McLean, VA 22102, and authorized the filing of this petition. 3. The petitioner is Tao Zhang, Operations Manager, Acupuncture Herbs and Beyond LLC, 223 Worcester Street, Natick, MA, which is the proposed lessee/tenant. 4. At the public hearing, the petitioner represented himself. 5. The petition in permit application #CMID 073807-2025 seeks a special permit under Title 12.12.030 of the Code of the City of Malden (the “Ordinance”) to allow licensed massage therapy salon use of property in the Central Business zoning district, namely, an acupuncture and wellness services clinic. 6. Petitioner submitted the following plans in support of the petition: set of plans, “Acupuncture Tenant Fit-Up, Acupuncture 210 Pleasant St., Malden, MA,” dated August 26, 2025, prepared by Mengting Z. Torosian, Reg. Architect, Mterra Studio, LLC, Weston, MA, that includes Cover Page (T-101) with Building Code Review, Demolition Plan (AD-100), Tenant Floor Plan (A-100), Reflected Ceiling Plan (A-101), and the following all dated August 27, 2025 and signed/stamped August 26, 2025: Electrical Plans (E-001 and E-201) prepared by Jason Dyer, P.E., Mechanical Floor Plan (M-100) prepared by Daniel Brack, P.E., and Fire Protection Sheet and Plan (FP-100), prepared by Steve M. Venditti, P.E. 7. The Board reviewed the following on file with the City: site plan, “J Malden Center Condominium Confirmatory Site Plan, Abbott Street, Commercial Street, Exchange Street, Florence Street and Pleasant Street, Malden, Massachusetts (Middlesex County),” dated April 4, 2019 (stamped/signed September 16, 2020), prepared by Kirk E. Aubuchont, P.L.S., Beals & Thomas, Southborough, MA; and marketing brochure, “J Malden Center Retail/Restaurant Opportunity,” (PDF dated May 12, 2025), prepared by Graffitto SP (also titled, “J Malden Center Retail Opportunities 2024”), that includes a Site Map of business tenants and vacant space. 8. 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 #25-08): The City of Malden Planning Board finds the following facts: 1. The subject premises is the storefront with 946 square feet, known as 210 Pleasant Street, located on the first floor of the building at the property known as 190 Pleasant Street, that comprises the block bound by Pleasant, Jackson, Exchange and Commercial Streets, and which is part of a larger site that includes two other buildings. 2. The larger site is currently occupied as follows: HeyTea restaurant under construction in 1,350 square feet on the first floor at 180 Pleasant Street; vacant 2,017 square feet on the first floor at Pleasant Street; vacant 946 square feet on the first floor at 210 Pleasant Street, formerly occupied by a yoga studio and petitioner’s proposed location; Malden Fine Wines retail store in 2,629 square feet on the first floor at 220 Pleasant Street; Tous Les Jours Bakery Café restaurant in 2,800 square feet on the first floor at 230 Pleasant Street; Santa Fe Burrito Grill & Bar restaurant in 2,646 square feet on the first floor at 205 Pleasant Street; Malden City Hall offices in 47,625 square feet in first through fifth floors at 215 Pleasant Street; Citizens Bank offices in 1,500 square feet on the first floor at 225 Pleasant Street; vacant storefront with 3,857 square feet and attached storage with 1,300 square feet on the first floor at 2-20 Commercial Street; Rock Spot Climbing recreation for gainful business in 5,600 square feet on the first floor at 195 Exchange Street; and J Malden Center Apartments multifamily dwellings with 247 units on second through sixth floors at 190 Pleasant Street and 73 units on second through fifth floors at 7 and 17 Florence Street. 3. Under the proposal, the interior layout of the subject premises will be reconfigured to construct four “massage rooms” and employee break room. Page 1 of 2 4. Under the proposal, there will be no changes to the building exterior. 5. The property is classified as part of the Central Business zoning district. 6. The proposed acupuncture & wellness services business is classified as licensed massage therapy salon use, which may be allowed by special permit in this district, per §12.12.030 of the Ordinance. 7. Licensed massage therapy salon is defined by the Ordinance to be an establishment licensed by the state to provide massage services or acupuncture; and expressly excludes services that require a license to practice medicine, chiropractic or physical therapy and medical center use, per §12.32.060 of the Ordinance. 8. The existing business uses at the property are allowed by right, and the existing multifamily residential dwelling use was allowed by special permit granted by the City Council in Case #549-15, per §12.12.030 of the Ordinance. 9. The direct abutter to the east, on the other side of Abbott Street, is a multifamily dwelling; to the south, on the other side of Exchange Street, are the municipal parking garage, Jackson Street Garage, a daycare center, and building with research & development, light manufacturing and restaurants; to the west, on the other side of Commercial Street, the MBTA Malden Center rapid transit station, commuter rail and regional bus hub; to the west, on the other side of Florence Street, restaurants, offices and a multifamily dwelling; and to the north, two multifamily dwellings. 10. Surrounding land uses are various businesses and multifamily residential dwellings. 11. The proposal is not in conflict with surrounding land uses. 12. The property complies with all dimensional controls, except the density requirement for multifamily use, for which a variance was granted on October 15, 2015, per §§12.16.010, 12.16.020 and 12.16.030 of the Ordinance. 13. The proposal does not increase the existing violation or create any new violation of dimensional controls. 14. The existing and proposed business uses of the property do not require parking, per §12.20.020.H.1 of the Ordinance; and the multifamily residential use requires 240 parking spaces, per §12.20 of the Ordinance. 15. Loading is not required, per §12.20.030.J of the Ordinance. 16. There are 325 parking spaces onsite: the required 240 for the residential use and an additional 85 for the public and businesses, located in a two-level garage under the subject building, 190 Pleasant Street. 17. The proposal does not create any violations of parking or loading requirements. 18. According to petitioner, petitioner may use two parking spaces in the garage, which staff is expected to use. 19. Petitioner’s customers may use on-street parking, public parking facilities and public transit. 20. The proposal does not require a traffic impact study, per the Planning Board’s Rules and Procedures. 21. The traffic and traffic patterns generated by the proposed use will not adversely impact any of the surrounding streets or create a traffic or safety hazard. 22. Petitioner expects to employ two employees at the proposed location. 23. Petitioner will contract with a company to remove medical waste and will use a shared trash room in the building. 24. At the proposed location, petitioner expects to serve Malden residents who are currently patients at petitioner’s other eight acupuncture and wellness clinics in the Boston area. 25. Petitioner’s business provides acupuncture services using acupuncture and herbal treatments. 26. As modified by proposed conditions of the special permit, the proposal will not be more detrimental to the neighborhood. 27. Twenty-five individuals submitted public comment in favor of the proposal, including many Malden residents, who signed a petition in support and/or letters of support. 28. No public comment in opposition to the proposal was submitted. 29. As modified by the proposed conditions of the special permit, the proposal is in the interest of the common good. DECISION (Case #25-08): On October 8, 2025, pursuant to the foregoing Findings of Fact, the Planning Board granted a special permit, subject to the following two (2) conditions: 1. All development shall be as per plans, except as modified by these conditions; minor modifications of floor plan are allowed. 2. This special permit allows only acupuncture and/or wellness services at the premises (946 SF), the storefront known as 210 Pleasant Street. Any expansion of this business and/or any other business classified as a licensed massage therapy salon shall require an amendment of this special permit. RECORD of VOTES (Case #25-08): The vote on the motion by Chuha, seconded by Gray, to grant a special permit with two conditions was nine in favor, none opposed, and the motion passed (9-0): Chuha, yes; Gebreselassie, yes; Gray, yes; Hayes, yes; Henry, yes; Schroeder, yes; Stone, yes; Verma, yes; Ioven, yes. [Antonucci, absent; Ferguson, present and not voting]. 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 2 of 2  CITY of MALDEN PLANNING BOARD NOTICE of DECISION CASE NUMBER 25-09 LOCATION of SUBJECT PROPERTY 105 Salem Street, Malden, MA NAME of PETITIONER Michael Whitmore, Roundel 47 LLC NAME of PROPERTY OWNER VOA Salem Street LLC DATE of PUBLIC HEARING October 8, 2025 DATE of DECISION October 8, 2025 DATE of FILING DECISION with CITY CLERK October 16, 2025 DATE of NOTIFICATION to BUILDING INSPECTOR October 16, 2025 FINAL DATE for FILING APPEAL of DECISION with SUPERIOR COURT November 5, 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 #25-09): 1. The subject property is known as and numbered 105-105A Salem Street and known by City Assessor’s parcel identification number 087 264 407. 2. The petitioner is Michael Whitmore, Roundel 47 LLC, 46 Allen Place, Scituate, MA, authorized agent for Volunteers of America of Massachusetts, Inc., 441 Centre Street, Boston, MA. 3. The property owner is the developer, VOA Salem Street LLC, the entity formed by Volunteers of America of Massachusetts, Inc., 441 Centre Street, Boston, MA, for this proposal. 4. At the public hearing on October 8, 2025, petitioner was represented by Michael Whitmore, Architect, Roundel 47 LLC, and property owner was represented by Matt Lane, Vice President of Real Estate, and Charles Gagnon, President and CEO, Volunteers of America of Massachusetts, Inc. 5. The petition filed in permit application number CMID-073781-2025 seeks a special permit under Title 12 of the Code of the City of Malden (the Ordinance), Sections 12.12.030 and 12.12.300, to allow use of preexisting nonconforming property in the Residential Office zoning district for a multifamily dwelling, up to three stories, inclusive, and an Inclusionary Development, namely, a multifamily dwelling with three stories and twelve dwelling units, including a minimum of ten Affordable Housing Units. 6. The following plans and information were submitted in support of the petition: set of drawings/plans, “VOA Malden Housing for Veterans, 105 Salem Street, Malden, MA 02148,” dated August 7, 2025 with revisions through September 5, 2025, prepared by Michael J. Whitmore, Reg. Architect, Roundel 47 LLC, Scituate, MA, that includes: Existing Site Plan and Parking Zoning Review (SI-01); Proposed Site Plan and Zoning Review (SI-02) - revised September 10, 2025; Existing Basement and 1st Floor Plans (EX-001), Existing 2nd and 3rd Floor Plans (EX-002); Existing Building Elevations (EX-400 and EX- 401); Proposed Basement and 1st Floor Plans (A-100); Proposed 2nd and 3rd Floor Plans (A-101); Proposed Roof Plan (A-102); Proposed Building Elevations (A-400 and A-401); “Proposed Parking Layout Plan, VOA Malden Housing for Veterans, 105 Salem Street, Malden, MA 02148” (C-1), dated September 5, 2025, revised thru October 1, 2025, prepared by Bert E. Corey, P.E., DGT Associates, Framingham, MA; memoranda, “Re: Request to the Board for Waiver of Traffic Impact Study requirements for special permit,” dated August 4, 2025 and September 9, 2025, prepared by Michael Whitmore, Roundel 47 LLC, Scituate, MA; and “Intersection and Stopping Sight Distance Plan (VEH- 1), VOA Housing for Veterans,” dated September 19, 2025, revised October 1, 2025 prepared by Bert E. Corey, P.E., DGT Associates Surveying & Engineering, Framingham, MA. 7. At a meeting on September 10, 2025, the Planning Board considered and granted petitioner’s request for a waiver of Section E.9 of the Rules and Procedures of the Planning Board, the filing requirements regarding a traffic impact study. 8. 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 #25-09): The City of Malden Planning Board finds the following facts: 1. The property is located on the corner of Albion and Salem Streets and the site of a 2 ½ story vacant building. 2. Volunteers of America of Massachusetts, Inc. is part of a national community service organization that is a community-based partner with the federal Veterans Administration. 3. Under the proposal, all twelve units will be rental apartments reserved for Veterans, and at least ten of the units will be Affordable Housing Units. Page 1 of 4 4. The proposal is to construct an addition to the third floor at the rear of the existing building; renovate and reconfigure the interior of the existing building for use as a multifamily residential dwelling; and occupy the renovated building with addition for the twelve dwelling units, all studios and 300 to 426 square feet in size. 5. Under the proposal, four units will be located on each of the first, second and third floors; the basement will be renovated for an office for program support staff, 106 square feet in size; laundry room; meeting room, 198 square feet in size; dining room, 140 square feet in size; kitchen, 140 square feet in size; half-bath; and utility rooms; and an elevator/lift will be installed to provide accessibility between the basement and first floor. 6. The proposal includes renovation of the exterior of the building, including siding, roof and windows; renovation of the parking lot and landscaping; reconstruction of the existing handicapped accessibility ramp; and relocation of the HVAC and mechanical equipment from the existing location on the ground to the rooftop. 7. The subject property is classified as part of the Residential Office zoning district. 8. The proposed multifamily dwelling use, up to three stories, inclusive, may be allowed by special permit in this zoning district, per §12.12.300 of the Ordinance. 9. The direct abutter to the west, is an office building with general offices, bank offices, medical and dental offices and acupuncture center; and to the south, a two-family dwelling; to the east, on the other side of Albion Street, a four-family dwelling, three-family dwelling and single-family dwelling, and to the north, on the other side of Salem Street, a five-family, two-family dwelling and three-family dwelling. 10. The Residence A zoning district abuts to the north, east and south of the subject property. 11. Surrounding land uses are institutional and include the Malden Fire Department Headquarters and Malden High School; and residential, namely, single-family, two-family, three-family and multifamily dwellings. 12. The property is a preexisting nonconforming property, given that the existing building on the property, most recently occupied for general offices and single-family use, predates and violates current dimensional controls for lot area, front yard setback and one side yard setback, per §§12.16.010 and 12.16.020 of the Ordinance. 13. The proposal exacerbates the existing lot area deficiency, front yard setback and side yard setback violations, and creates a new deficiency of open space and density, per §§12.16.010 and 12.16.070 of the Ordinance. 14. The project proposes twelve units: six units allowed under the density requirement of §12.16.010 of the Ordinance; two units allowed pursuant to the Density Bonus Incentive provision of Inclusionary Zoning, per §12.12.300.E.1 of the Ordinance; and four units that do not conform to the density requirements of the Ordinance, which may be allowed by special permit, per §12.12.010.A.2 of the Ordinance. 15. The density violation created by the proposal will not be more detrimental to the neighborhood. 16. The proposal is to provide approximately 2,154 square feet of open space or 180 square feet per unit, which is deficient of the amount required, 3,000 square feet/250 square feet per unit, per §12.16.010 of the Ordinance. 17. Under the proposal, open space will be provided in various small yard areas that will be landscaped, and the proposed open space does not comply with the dimensional requirements of the Usable Open Space Requirements, per §12.16.080 of the Ordinance. 18. The open space violations created by the proposal will not be more detrimental to the neighborhood. 19. The most recent uses of the existing building require a total of twenty-one spaces, namely, nineteen for the general offices use and two for the single-family dwelling; there are currently sixteen spaces onsite; and the property is preexisting nonconforming, per §§12.20.010, 12.20.020.I.10 and 12.28.010.A of the Ordinance. 20. For the proposed multifamily dwelling with twelve studio units, including ten Affordable Housing Units, twelve parking spaces are required, namely, one per studio unit and/or Affordable Housing Unit, §§12.20.010 and 12.12.300.E.2 of the Ordinance. 21. The proposal is to provide twelve parking spaces onsite, including one ADA van accessible space. 22. The proposed office for program support staff is accessory to the principal residential use, and parking for the accessory use is included as part of the principal use, per §12.20.020.I.10 of the Ordinance. 23. The proposal eliminates the existing parking nonconformity regarding number of parking spaces. 24. Under the proposal, a one-way circulation pattern is proposed, with entry via Albion Street and exit via Salem Street; angled and head-on parking spaces will be provided in a paved lot in the southern and western sides of the lot, in a conforming layout, with conforming dimensions of parking spaces and width of parking aisles, per §§12.20.020.A and 12.20.020.B of the Ordinance. 25. The proposal is to provide one-way access and one-way egress for the proposed parking lot through two driveways of width that comply with §12.20.020.C of the Ordinance: a one-way access driveway, 15 feet in width, via a relocated, modified existing curb-cut on Albion Street; and a one-way egress driveway, 15 feet 5 inches in width, via the same existing curb-cut on Salem Street. 26. No bicycle parking is required per §12.20.020.H.5 of the Ordinance, however, petitioner intends to provide it. Page 2 of 4 27. Under the proposal, yard areas not paved for parking or access will be landscaped, in compliance with current and recently amended requirements, per §12.20.020.10 of the Ordinance. 28. The proposed onsite snow storage area of 747 square feet is located in four areas adjacent or near parking spaces and exceeds the required amount, per §12.20.020.11 of the Ordinance. 29. Under the proposal, a dumpster would be enclosed and located approximately three feet from the eastern property line; the proposal complies with visual screening requirements and does not comply with siting requirements that prohibit a location within 20 feet of a property line, as provided in the General Loading Requirements of §12.20.030.H of the Ordinance. 30. Petitioner is willing to use covered container totes for waste and recycling, instead of a dumpster, in the same proposed location, and trash removal will be weekly by a contracted service. 31. The proposal is to provide the required screening of abutting residential uses from the multifamily parking area, along the southern property line abutting the residence at 13-15 Albion Street, with the required screening area three feet in width, per §12.20.040 of the Ordinance; to provide screening along the western property line abutting businesses at 6-10 Holden Street; and the existing stockade fence is in need of repair or replacement. 32. The City’s peer review of petitioner’s requested waiver of traffic impact study and follow-up information is described in correspondence dated September 9, 2025, September 10, 2025, September 20, 2025 and October 1, 2025 and email dated September 10, 2025, from Amy Allen, PE, Transportation Engineer, BSC Group. 33. The proposal is an Inclusionary Development, as defined by §12.12.300 of the Ordinance. 34. The proposal requires a minimum of 1.5 Affordable Housing Units, which is 15% of the total number of proposed dwelling units, excluding units allowed under the Inclusionary Zoning Incentives provision, per §12.12.300 of the Ordinance. 35. Under the proposal, the developer elects to round up and provide one additional Affordable Housing Unit for the fractional unit, as an Alternative Method of Compliance, per §12.12.300 of the Ordinance, resulting in two required Affordable Housing Units. 36. Under the proposal, the developer elects to construct two Density Bonus Units, namely, one additional unit per per each required Affordable Housing Unit, regardless of the density requirement of the Ordinance, per the Inclusionary Zoning Incentives provision of §12.12.300.E of the Ordinance. 37. The proposal is to provide ten Affordable Housing Units on-site at the property, which exceeds the minimum number of Affordable Housing Units required by the Ordinance. 38. The proposal complies with the Inclusionary Zoning requirements of §12.12.300 of the Ordinance, as described in the correspondence regarding compliance dated September 23, 2025 from Ben Gately, Housing Program Coordinator, City of Malden Office of Strategic Planning & Community Development, and the Memorandum of Understanding dated September 11, 2025 between the City and petitioner, regarding future compliance for Lottery Plan, Marketing Plan and Draft Legal instruments for Preservation of Affordability. 39. As modified by the proposed conditions of the special permit, the proposal complies with the requirements of the Inclusionary Zoning Ordinance. 40. Under the proposal, the dwelling units are for supportive independent living, and there is no overnight staff. 41. The proposed meeting room may be used by residents; the proposed office and meeting room will be used to provide residents with support services and resources by visiting staff, clinicians and on-call providers, including services related to healthcare, housing, and employment; and staff will be onsite daily. 42. Under the proposal, each dwelling unit will have its own cooking facilities, namely, a kitchenette, and residents are responsible for preparing their own meals; and the kitchen and dining room in the basement will be shared common areas that may be used by residents individually and for resident communal meals. 43. According to petitioner, the dwelling units will be occupied by individuals, not families; nearly all residents are expected to be men; most residents will not have vehicles; and the duration of tenancy will vary. 44. According to petitioner, the renovation is expected to take 18 months, and occupancy is expected in mid-2027. 45. The Mayor, Ward 4 City Councilor, several abutting residents, one area resident and the Malden Warming Center, submitted public comments in support of the proposal. 46. No public comment in opposition to the proposal was received. 47. As modified by the conditions of the special permit, the proposal is in the interest of the common good. DECISION (Case #25-09): On September 10, 2025, the Planning Board granted petitioner’s request for a waiver of Section E.9 of the Rules and Procedures of the Planning Board, the filing requirements regarding a traffic impact study, subject to petitioner’s submission of the requested sight distance calculations/analysis for City peer review prior to the public hearing regarding the special permit. Page 3 of 4 On October 8, 2025, pursuant to the foregoing Findings of Fact, the Planning Board granted the petition for a special permit, subject to the following nine conditions: 1. All development shall be as per plans, except as modified by these conditions. 2. The maximum number of dwelling units is twelve (12); the maximum number of bedrooms is twelve (12); and as proposed, all units shall be reserved for Veterans, all units shall be rental apartments, and a minimum of ten (10) units shall be Affordable Housing Units. 3. Prior to issuance of any occupancy permit, developer/owner shall comply with all terms of the Memorandum of Understanding dated September 11, 2025 re: Affordable Housing Units, which is incorporated herein by reference. 4. Install and maintain all open space and landscaping, as depicted on Proposed Site Plan. 5. Repair/replace existing privacy fencing and maintain privacy fencing along southern and western property lines to screen parking lot from abutting residence at 13-15 Albion Street and abutting property, 6-10 Holden Street. 6. File petition with Traffic Commission and coordinate with City to install “No Parking” signage adjacent to Salem Street driveway. 7. Screen roof-top mechanical equipment visually and for noise reduction. 8. No permanent dumpster is allowed. Trash and recycling shall be stored in lidded containers/totes, in an enclosed area in the location shown on site plan. 9. Provide parking onsite for a minimum of eight bicycles. RECORD of VOTES (Case #25-09): On September 10, 2025, on the motion by Antonucci, seconded by Chuha, to grant a waiver of the filing requirements for a traffic impact study, subject to provision of sight distance calculations and analysis for City peer review in advance of the public hearing for the special permit, the vote was nine in favor, none opposed, and the motion passed (9-0): Antonucci, yes; Chuha, yes; Ferguson, yes; Gebreselassie, yes; Hayes, yes; Henry, yes; Stone, yes; Verma, yes; Ioven, yes. [Schroeder, present and not voting; Gray, absent]. On October 8, 2025, on the motion by Henry, seconded by Hayes, to grant a special permit, subject to nine conditions, the vote was nine in favor, none opposed, and the motion passed (9-0): Chuha, yes; Ferguson, yes; Gebreselassie, yes; Gray, yes; Hayes, yes; Henry, yes; Stone, yes; Verma, yes; Ioven, yes. [Schroeder, present and not voting; Antonucci, 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