City of Malden

RTE. 99/BROADWAY CORRIDOR STUDY

COMMUNITY MEETING
October 23, 2019

Prepared by
Name
Agenda
 Welcome/Introductions
 Route 99/Broadway Corridor Overview
 Constraints and Opportunities
 Break Out Stations (Open House Format)
 Surrounding Community Agreement

…the Project will bring economic development to Malden, create

new jobs for Malden residents and new sources of revenue for the
Malden business community, and as such, Malden desires to enter
into this Agreement with Wynn to address the anticipated impact
on Malden businesses, residents, infrastructure, public safety,
transportation and roadway needs
Route 99/Broadway Corridor

City Boundary
 Corridor Segments
Plaza Residential Commercial
Everett City Line

Melrose City Line

Existing Conditions
 A Largely Built-Out Corridor
― Generally occupied and built out to the street front
 Approximately 74 acres of land
 Less than 3 acres in the corridor are undeveloped
 Handful of vacant (unoccupied) buildings along the corridor
― Average assessed value/acre of $1 million
 Residential uses have the highest average assessed value per
acre.

― Buildings, on average, are in fair condition

 Existing Conditions
 Land Uses*
― More than 50% is commercial and nearly 30% is residential
― Many of the commercial uses are auto-oriented
― No active open space along corridor (though there is nearby)
― Most commercial uses have sufficient parking; less so for
residential uses along the corridor

* Based upon BSC Group field observations and Assessor’s Data

City Boundary
City Boundary
City Boundary
 Existing Conditions
100 Broadway
 Circulation and Parking
― High number of existing curb cuts
― Drive-through restaurants and pharmacies
― Inconsistent on-street parking
― MBTA bus stops – 22 along corridor (108, 109, 411, 430)
― High crash locations*
 Broadway at Eastern Avenue (Route 60) – 41 Crashes
 Broadway at Salem Street/Hunting Street – 28 Crashes
 Broadway at Plainfield Avenue – 14 Crashes 421 Broadway

*Source: Malden Police Department (8/1/2014 – 8/1/2019 Crash Data)

City Boundary
Corridor Segments

Broadway Plaza & Surrounds – Larger commercial/retail plaza

Residential Stretch – Residential neighborhood in the middle

with smaller commercial (personal services)

Commercial near Melrose Line – Larger commercial properties

 Malden Metrics for 2024

 Projected 5% increase in population for a total of 68,270 persons,

exceeding the rate of growth for neighboring communities
― Malden’s 65 and older population cohort is projected to increase by more
than 17%

 Households are projected to increase by about 5% to a total of 26,800

 an increase of 550 ownership units and 650 rental units

 Median household income is projected to increase to $98,400

― Households earning over $75,000 a year are projected to grow by 21%

Source: US Census, EMSI Data Analytics, RKG Associates, Inc.

 Malden Economic Changes (2015 – 2018)
 20% increase in business establishments (slightly more than
230 establishments)

 2.3% increase in employment base

― Shift in jobs from higher-paying industry sectors such as professional
and technical services, finance, and information sectors to lower wage
positions in accommodations, food services, and entertainment

 5.4% increase in average annual wages for workers, from

$48,900 to $51,500
― Although the wage amount increased, the 5.4% rate failed to keep
pace with the rate of inflation
Source: MA Dept. of Labor & Workforce Development, RKG Associates, Inc.
 Projected Employment – 2028

 Projected annual increase of 93 jobs  possibility of supporting

an additional 23,000 square feet of building use per year across
the city, including:
― 3,940 square feet of professional and personal office uses

― 3,240 square feet of selected retail, dining and drinking uses

 Some of which could be captured in the Corridor

Source: MA Dept. of Labor & Workforce Development, RKG Associates, Inc.

 Housing Observations (2010 – 2018)

398 Broadway  Average number of single-family home sales

increased by nearly 35%
― Median single-family sale price increased 81% to a high of
$486,500

 Average number of annual condo sales

increased from 111 to 163
― Median selling price for a Malden condominium doubled
from $174,000 in 2010 to $350,000 – a larger increase than
39 Broadway any of the surrounding communities

Source: The Warren Group, RKG Associates, Inc.

Constraints/Challenges

 Zoning
 Physical Environment
― Ledge
― Parcel sizes
― Built out (density and current land uses)
― Roadway capacity
― Infrastructure capacity
― Pedestrian safety
― Parking
Opportunities

 Public improvements to make the area more aesthetically

pleasing and encourage private investment
 Potential to assemble parcels at key commercial nodes/cross
streets
 Potential to change zoning to allow for a wider range of uses in
Highway Business zone
 Traffic infrastructure upgrades
 Signage and safety improvements
 Northern Strand Community Trail bike path linkages
Next Steps

 Obtain, compile, and analyze feedback

 Prepare recommendations
 Present recommendations
 Package final report
Open House Break Out Stations

 Six (6) Break Out Stations

Focus Areas
1. Broadway Plaza & Surrounds
2. Residential Stretch
3. Commercial near Melrose Line
4. Corridor Economics
5. Public Improvements
6. Overall Corridor
 Open House Break Out Stations
Questions for Each Focus Area
1. What do you like about it?
2. What could be improved?
3. What would the area look like if you had the power to make it any
way you wanted? What uses would you like to see – what’s missing?