Malden City Council 10-14-25

October 14, 2025
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Meeting Minutes: Malden City Council

Meeting Date: October 14, 2025 Governing Body: Malden City Council Type of Meeting: Regular Meeting Attendees:

  • Councilor Colón Hayes
  • Councilor Condon
  • Councilor Crowe
  • Councilor McDonald
  • Councilor O'Malley
  • Councilor Sica
  • Councilor Simonelli
  • Councilor Spadafora
  • Councilor Taylor
  • Councilor Winslow
  • Council President Linehan
  • Nate Kramer, City Assessor
  • Marie Louise, Special Assistant to the Mayor
  • Alex Pratt, Director of the Office of Strategic Planning and Community Development

Executive Summary: The Malden City Council convened for a regular meeting where the primary discussion revolved around a presentation by City Assessor Nate Kramer regarding the residential exemption option, specifically the potential increase from 30% to 35%. This discussion highlighted the financial implications for homeowners, non-owner-occupied properties, and large apartment complexes, with a focus on how this shift could alleviate tax burdens for lower-valued owner-occupied homes. The Council also addressed public comments, approved a consent agenda with amendments to past meeting minutes, and voted to enter executive session to discuss potential litigation related to grants.

I. Call to Order & Opening Remarks

  • Council President Linehan called the meeting to order.
  • Pledge of Allegiance was recited.
  • A moment of silence was held in honor of veterans, service members, and those who made the ultimate sacrifice.
  • Councilor Taylor requested an additional moment of silence for Elizabeth Thonen (Beth Thonen), a Ward 5 community volunteer at the Warming Center.
  • Council President Linehan read the land acknowledgment in recognition of Indigenous Peoples Day, honoring the Massachusetts, Pennacook, and Pawtucket peoples.

II. Roll Call

  • Clerk called the roll. All Councilors were present.

III. Open Meeting Law Notification

  • UMA Urban Media Arts was announced to be recording the evening's meeting (audio and video).

IV. Presentation: Residential Exemption Option (30% to 35%)

  • Presenter: Nate Kramer, City Assessor.
  • Key Discussion Points:
    • The residential exemption aims to make homeownership more affordable in Malden due to a high number of absentee landlords.
    • The exemption shifts value within the residential class, not affecting commercial or industrial real estate.
    • Increasing the exemption from 30% to 35% would increase the residential tax rate.
    • Financial Impact (Fiscal 25 ballpark numbers):
      • Owner-Occupied Properties:
        • A $500,000 home: Savings increase from $2,003 (30%) to $2,442 (35%).
        • A $1,000,000 home: Savings increase from $1,353 (30%) to $1,667 (35%).
        • Properties around $1.5 million: Pay more, increasing from $1,619 (30%) to $1,837 (35%).
        • Properties around $2.0 million: Pay more, increasing from $2,040 (30%) to $2,325 (35%).
        • Approximately eight single-family homes fell above the break-even threshold in Fiscal 25.
      • Non-Owner Occupied Properties:
        • A $500,000 house: Pays $680 more (30%) and $775 more (35%).
      • High-Value Properties (e.g., apartment complexes):
        • A $25 million property: Pays $35,000 more (30%) and approximately $40,000-$50,000 more (35%).
        • A $100 million property: Tax bill increases from $1.14 million (30%) to $1.16 million (35%).
    • Clarification on Tax Rate: Without any exemption, the residential rate would be $10.08. With 30% exemption, it's $11.44. With 35% exemption, it's $11.64.
    • Impact on Renters: Councilor Simonelli expressed concern that increasing the tax burden on large apartment complexes could lead to increased rents, making housing less affordable. Assessor Kramer stated that market forces would likely prevent landlords from passing on the full cost, as it could lead to tenant loss.
    • Auditing of Exemptions: Councilor Simonelli inquired about the process for verifying owner-occupancy. Assessor Kramer confirmed that the Assessor's office conducts approximately 500 reviews annually, removing exemptions for properties placed in trusts or when owners move. The City Clerk's office cross-references applications with census data.
    • Other Exemptions: Assessor Kramer noted that while other statutory exemptions exist (e.g., senior, veteran), the residential exemption is the most impactful. He highlighted the onerous paperwork for some senior exemptions, making them less utilized.
    • Impact of Large Residential Properties: Councilor O'Malley noted that large apartment buildings, despite sometimes being "vilified," contribute to increasing the average residential value, which in turn increases the benefit of the residential exemption for owner-occupied properties.
    • Timeline for Revaluation: Assessor Kramer will return on October 28th for the classification hearing to set the tax rate for Fiscal 26 and decide on the residential exemption percentage.
    • Mayor's Office Support: Marie Louise, Special Assistant to the Mayor, confirmed the Mayor's office fully supports increasing the residential exemption to 35%.
    • Potential Override Impact: Assessor Kramer suggested that for lower-valued properties, increasing the exemption to 35% might offset the cost of a potential override.
    • Motion to Revisit Fees: Councilor McDonald suggested revisiting the fees for weights and measures inspections in a year to ensure they capture staff time.

V. Public Comment

  • No individuals signed up for public comment, either in person or via email.

VI. Consent Agenda

  • Items: Meeting minutes, one appointment to Personnel and Appointments, four petitions to License Committee.
  • Motion: Councilor O'Malley moved to remove the minutes from the consent agenda for further discussion.
  • Motion: Councilor Sica moved to approve the remaining items on the consent agenda, seconded by Councilor Taylor.
    • Vote: All in favor. Motion carried.

VII. Paper 368-25: Minutes from the Meeting of September 30th, 2025

  • Discussion: Councilor O'Malley questioned the summary of Paper 363.25, noting it lacked specific details of councilor discussions regarding the override. The Clerk clarified that minutes are summaries, not transcripts.
  • Motion: Councilor O'Malley moved to amend the minutes to reflect that Councilor Spadafora, Councilor McDonald, and Councilor Winslow made a strong appeal to the public and state delegation (particularly Senator Lewis) to fix the Chapter 70 formula. Seconded by Councilor Colón Hayes.
    • Vote: All in favor. Motion carried.
  • Motion: Councilor O'Malley moved to approve the minutes as amended, seconded by Councilor Winslow.
    • Vote: All in favor. Motion carried.

VIII. Paper 294-25: Weights and Measures Fees

  • Motion: Councilor Winslow moved to take Paper 294-25 (amendment to Malden Code 16.12.0602, Sale of Goods by Weight, Measure, or Volume) off the table, seconded by Councilor O'Malley.
    • Vote: All in favor. Motion carried.
  • Discussion: Councilor Winslow explained that the paper had been favorably referred out of the Rules and Orders Committee. Inspector Miller confirmed that man-hour costs per inspection exceed proposed fees, and documentation supports the new rates.
  • Motion: Councilor Winslow moved to enroll Paper 294-25, seconded by Councilor McDonald.
    • Discussion: Councilor O'Malley requested the documentation be shared with the Council. Councilor McDonald suggested revisiting the fees in a year to ensure they capture staff time.
    • Vote: All in favor. Motion carried.

IX. Personal Privilege

  • Councilor Crowe: Announced the annual Trunk or Treat event on Saturday, October 25th, from 3-5 p.m. on the bike path on Canal Street.
  • Councilor Taylor: Announced the Haunted Forest at Pine Banks on Saturday, October 18th, at 5:30 p.m. (geared towards older kids/adults) and a younger Halloween event at Forest Hill School on Sunday, October 26th, from 3-5 p.m. The Maplewood Association will also host an event at Salem Wood on October 26th from 12-3 p.m.
  • Councilor Winslow: Congratulated Eagle Scouts Scott and James Gage and Stephen Lawrence, who will be commended at an Eagle Ceremony.
  • Councilor McDonald: Provided an update on the Finance Committee's ongoing discussion regarding a potential override and the city's financial situation, including strategies for economic development. Encouraged tuning into the next Finance Committee meeting and the second candidate forum on Thursday at 7 p.m. on UMA.
  • Councilor Spadafora: Thanked the Malden Public Safety, Fire Department, Police Department, and DPW for the successful Public Safety Day, noting it was well-attended.

X. Paper 374-25: Executive Session

  • Motion: Councilor Spadafora moved to enter executive session with legal counsel for the city, citing Exemption 3, Massachusetts General Law, Chapter 30A, Section 21A3, to discuss strategy as to possible future litigation related to grants. The discussion in open meeting may have a detrimental effect on the litigation position of the city. Marie Louise, Special Assistant to the Mayor, and Alex Pratt, Director of the Office of Strategic Planning and Community Development, were allowed to attend. Seconded by Councilor McDonald.
  • Roll Call Vote:
    • Councilor Colón Hayes: Yes
    • Councilor Condon: Yes
    • Councilor Crowe: Yes
    • Councilor McDonald: Yes
    • Councilor O'Malley: No
    • Councilor Sica: Yes
    • Councilor Simonelli: No
    • Councilor Spadafora: Yes
    • Councilor Taylor: Yes
    • Councilor Winslow: Yes
    • Council President Linehan: Yes
    • Outcome: Motion adopted (9-2).

XI. Adjournment

  • The Council entered executive session and would not reconvene for any further business, adjourning directly from the executive session.

Last updated: Nov 11, 2025

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