Planning Board approves 35‑unit affordable homeownership project at 245 Bryant Street

The Malden Planning Board voted June 25 to grant a special permit allowing Asian Community Development Corporation (ACDC) to build a three‑story, 35‑unit inclusionary homeownership development at 245 Bryant Street, the former Agudas Hakim Israel congregation site.

The project, presented by ACDC real‑estate director Mugia Ndemir, proposes 35 affordable homeownership units (one‑, two‑ and three‑bedroom units, primarily two‑bedrooms), 36 on‑site parking spaces, indoor bike storage and new publicly accessible landscaping at the Bryant/Bridal/Grape Street corner. ACDC said it owns the site and will apply for funding only after obtaining the special permit and historic‑commission approvals. "We are happy to present today on our project at 245 Bryant Street," Ndemir said at the hearing.

Why it matters: the proposal uses Malden's inclusionary zoning rules and the Commonwealth Builder (MassHousing) homeownership program to produce 35 affordable ownership units with a strong city resident preference. That funding program sets an affordability term the developers and city described as effectively capped at 15 years under current state program rules — a point that prompted thorough questions from board members and neighbors at the hearing.

Design, preservation and public‑realm commitments ACDC's design team, led by Janice Mamayak of ICON Architecture, said the new building reflects massing and masonry cues from the existing temple facade and incorporates a front plaza with interpretive signage coordinated with the Malden Historical Commission. Mamayak said: "We use the articulation with the brick ... Bryant Street stands as a really proud, kind of civic facade with a central entrance." The applicant told the board it will archive appropriate artifacts from the existing congregation and continue monthly coordination with the Historical Commission on materials and final facade details.

Historic‑commission and demolition delay status The project was reviewed under Malden's demolition/alteration delay process. Planning staff read the commission's minutes noting that the Historical Commission reviewed the modified design and "indicated support of the proposed modified plan and proposed current design" and asked that the planning board require compliance with the commission's determination. The planning report recommends a permit condition requiring that exterior work comply with the Historical Commission determination dated March 26, 2025.

Traffic, sight lines and peer‑review recommendations Vanasse & Associates traffic engineer Derek Roche presented the traffic report and peer‑review responses. Roche said the project's traffic impact at the nearby intersection is negligible: "It was a 1.2 second increase in the AM, and a 0.2 second increase in the PM," he said. The city's peer reviewer (BSC Group) recommended improving sight lines on Grape Street, implementing the proposed curb cuts and parking geometry, adopting transportation‑demand measures (welcome packets, transit schedules and bike/ped information) and preparing a report examining contributing factors to crashes at Eastern Avenue and Bryant Street. The planning staff recommended the board require that report as a condition but removed a requirement that applicants implement every recommended safety improvement immediately, noting some mitigation could be the city's responsibility or require larger capital work.

Parking, trash and screening The project proposes 36 spaces (one per unit plus one) and indoor bicycle storage; the religious use previously on the site had far more pre‑existing on‑site parking. The proposal closes several curb cuts and adds street parking in other locations, which the applicant said results in a net gain of roughly one on‑street space. The proposed trash/recycling enclosure sits near the northern corner of the lot and does not meet the 20‑foot setback from the property line; the applicant requested relief via the special permit and said it would screen the enclosure and is willing to change the proposed chain‑link screening to a privacy fence. Planning staff flagged the trash siting and recommended the board either require relocation or accept it as part of the permit only if the board finds the nonconformity "will not be more detrimental to the neighborhood."

Inclusionary zoning, affordability term and administration Planning staff and the city's Office of Strategic Planning and Community Development (OSPCD) confirmed the project triggers inclusionary zoning and that the ACDC memorandum of understanding with the city addresses lottery, marketing and legal instruments. Alex Pratt, OSPCD director, said, "Commonwealth Builder is the only statewide program for affordable homeownership in Massachusetts," and explained the program's standard affordability term is 15 years. ACDC staff and city officials said the units will be sold under deed restrictions required by the funder and that the city may have the option to re‑subsidize units at the end of the state term to extend affordability, but there is no guarantee that will happen.

Public comment and neighborhood concerns Two neighbors spoke in opposition. William Cook of 54 Newton Street urged the board to delay approval, saying the project as presented was "incomplete" on issues including HVAC, trash, traffic and notification of neighbors. Three homeowners from Hazelwood Street also registered opposition by email and in person. Support letters from Mayor Gary Christiansen and Councilor Chris Simonelli were read into the record in favor of granting the permit.

Board action and conditions Planning board member Patrick Hayes moved to grant the petition; Ken Antonucci seconded. The board recorded affirmative votes and approved the special permit with conditions. The primary conditions the board added or accepted from staff are that: (1) the site be developed as shown on submitted plans except as modified by permit conditions; (2) the maximum number of dwelling units is 35 and the maximum number of bedrooms is 72; (3) the units shall be homeownership units and remain affordable to the designated income group "for as long as legally permissible"; (4) the developer shall implement traffic and safety mitigations (curb cuts, parking layout and signage, transportation‑demand measures, and a city‑submitted report about crash contributing factors/safety measures); (5) the applicant shall install and maintain landscaping and the publicly accessible open space shown on plans; (6) privacy fencing or equivalent screening shall be installed to protect adjacent residences; (7) compliance with the Malden Historical Commission determination (exterior/facade plans may be modified to comply with that determination); (8) the special permit shall expire June 30, 2027 unless substantial construction has commenced; and (9) rooftop mechanical equipment shall be screened visually and acoustically. The board removed language that would have required the applicant to implement every peer‑review safety recommendation immediately, instead requiring study and coordination with the city.

Next steps ACDC said it will not apply for Commonwealth Builder or other funding until it holds the special permit and the needed historic approvals. The applicant estimated best case construction start in Q2 2026 and an 18‑month build timeframe once funding and a general contractor are secured. The board set standard follow‑up and implementation conditions; several members and staff said they expect further coordination between the developer, OSPCD and the city engineer on sight lines and signal timing work.

Votes at a glance: petition to develop 245 Bryant Street - Motion: Grant special permit for residential conversion of a preexisting nonconforming property, and related inclusionary zoning relief; mover: Patrick Hayes; second: Ken Antonucci; outcome: approved (board recorded affirmative votes).