Developer wins conditional flexibility after National Grid says substation needs $16M upgrade

The proponent for the 93 Kendall Road business park asked the planning board for a minor modification after a distribution study from National Grid showed the substation serving the area lacks the capacity for the previously approved Phase 2 program.

"National Grid has told us substation 211 doesn't have the capacity and requires upgrades estimated at about $16 million and several years to implement," said Danielle Blake, speaking for the applicant. She said the developer and the town submitted a MassWorks grant application to seek funding for related upgrades and reliability improvements.

Because of the electrical constraint and changing market demand, the applicant asked the board to preserve the previously approved right to build a 275,000‑square‑foot Phase 2 building while also allowing an alternative program: construct a 125,000‑square‑foot building now and reserve the remainder of the approved footprint for a future building when utility capacity exists. The applicant also proposed allowing up to 7.5 acres of accessory outdoor storage or trailer parking tied to building leases, with the storage use to terminate when the lease ends.

Board members supported the idea of flexibility but asked the applicant to return with detailed plans and conditions, including stormwater routing, lighting, landscape screening and lease conditions that would prevent the outdoor storage from becoming permanent. Several members stressed that any storage must be professionally maintained and screened so the site retains a Class‑A industrial character.

"We're looking for flexibility while ensuring adequate screening, lighting, clear lease limits and town review before any temporary outdoor storage is used," a board member said during deliberations.

The board voted to approve a minor modification that preserves the right to build the originally approved 275,000‑square‑foot structure while permitting the developer to alternatively construct a 125,000‑square‑foot Phase 2 building and to use accessory outdoor storage/trailer parking subject to conditions, engineering review and that the accessory storage be tied to leases and terminate at lease expiration.

Next steps: the applicant will collaborate with town staff on detailed plans for any alternative building or temporary storage arrangement, submit required stormwater and lighting designs for board and engineering review, and return to the board with specific tenant proposals as they arise.