Disagreement, Accord Over Malden Center Zoning, Development

Scores of residents filled the City Council Chamber Wednesday night as the Planning Board and Ordinance Committee met to . No decision was made at the meeting, both proponents and opponents were heard during the three-hour session.

The proposed Residential Incentive Overlay B (RIO-B) would allow developers to construct multi-family residential units on property currently zoned for commercial use. A proposed set of apartment buildings at the site would need the new overlay to proceed.

Chris Maietta, Vice President of Business Development for developer Combined Properties said the company is ready to come forward with the project should the overlay be approved.

“If, in fact, the RIO is put in place, we are prepared to go forward with the project,” said Maietta.

Three parcels in Malden Center are covered by an existing RIO, which allows for 12-story buildings and requires at least 1.5 parking spots per unit in each building.

The new overlay proposal includes several restrictions, including:

• A six-story height limit
• Projects would go through site plan review rather than the special permit process
• Parking requirements would change based on proximity to an MBTA subway station. Projects within 1,000 feet of the T would require 1 on-site parking space per unit. Between 1,000 and 2,000 feet from a T station, 1.25 spaces per unit are required. Any further than that, 1.5 spaces per unit are needed
• Offsite parking is allowed for up to 30 percent of the parking needed for a project
• The offsite lot or garage must be within 400 feet of the development
• Space for a car-share program, like Zip Car, is required in addition to the parking required
• Bicycle parking must also be provided
• Stucco facades are prohibited in the zone
• Nearby traffic intersections must meet specific level of service requirements
• Intersections are graded from A to F. RIO-B-adjacent intersections must not fall below a grade of D
• French, or false, balconies are allowed. No full balconies are allowed
• The top of the buildings may not house commercial antennas or towers
• Rooftop equipment must be enclosed or hidden
• Projects must improve abutting infrastructure
• Developers must join Malden in joint marketing efforts to attract commercial use downtown
• Multiple buildings are allowed on lots two acres or larger
• City Planner Michelle Romero said her department would recommend any development in an RIO-B lot also include commercial space on the first floor of any development. Several people spoke for and against this change.

Several speakers sounded their support for the plan, although many offered caveats and conditions for support.

City Councilor Jim Nestor said the project would be a boon to the fortunes of Malden Center.

“This proposal is an integral part of the revitalization of downtown,” he said.

Malden Redevelopment Authority Project Manager Deborah Burke read a letter signed by Mayor Richard Howard and Authority Director Steve Wishoski offering support, provided some conditions were met. These include a full traffic study of the area and an assessment of the residential housing market around the center.

The letter also expressed concern that converting too many lots in Malden Center from commercial to residential use would hurt the economic viability of the two city-owned garages.

Nearly a dozen residents stood in opposition to certain aspects of the zone and the Mal’s site proposal, though none came out totally against either.

Patrick Mayfield outlined several points of concern about the project, saying the inclusion of retail space would go a long way toward reactivating Exchange Street as a pedestrian-friendly destination.

“Just because you can’t put a Barnes and Noble in the area doesn’t mean you couldn’t put a coffee shop in the first floor of a building,” he said. “Exchange Street is so lacking in retail that I feel some retail would be warranted in this area.”

Paul Tetta, another resident and member of CARDMalden, said small retail is essential, along with more residents, in the area.

“I’m tired of going to Melrose to go to Starbucks. I’m tired of going to Arlington to see a show,” said Tetta.

The lengthy meeting gave residents and stakeholders a share their thoughts abut the overlay with the Planning Board and Ordinance Committee. Throughout the night, there were several points where both supporters and opponents of the overlay agreed.

Both sides agreed they’d like to remove the Bank of America building (at the corner of Commercial and Exchange Street) and 350 Main Street from the boundaries of the overlay zone. Several speakers said they were worried a developer would knock down the Bank of America building and build upwards of 600 residential units on the lot.

Nestor asked the Planning Board to remove the two parcels from the zone. Several supporters and opponents alike echoed that thought.