550 King Street - King Street Common

December 2025: Stormwater Management Permit, Amend Definitive Subdivision & Site Plan Review

Applications to the Planning Board are posted below, along with supporting materials. The Public Hearing opened Dec. 15, 2025 and will continue on Jan. 8, 2026. 

Materials for January 8th Public Hearing

Amendment to Definitive Subdivision

Public Comments

Town Departments & Board Comments

Peer Review Comments


Materials for December 15th Public Hearing 

Site Plan Review & Stormwater Permit Review

Modified Subdivision Materials

Phase 1 Retail Development Materials


Environmental Impact Report: 2025

The FEIR was noticed in the Environmental Monitor on the MEPA website https://eeaonline.eea.state.ma.us/EEA/MEPA-eMonitor/home on October 22nd, and comments were due by November 21, 2025. The State has issued the final Secretary's Certificate dated November 28, 2025, which outlines the State mitigation requirements (see above). 

Materials for October 2, 2025, PB Meeting


Request to Amend Special Permit Decision: September 2025

Parcel Ownership Amendment Decision - September 9, 2025


The Planning Board approved an application from 550 King Street LLC (Lupoli development team) to renew and amend the prior Special Permits for redevelopment of the 550 and 584 King Street site. The Public Hearing opened on April 4, 2024 and was held over the course of several Planning Board meeting dates. The new redevelopment proposal was approved by the Planning Board and includes a 150-key hotel, re-use of the existing "office" buildings onsite, new commercial, retail, new light industrial use, and a up to 804 multifamily housing units.


Update Presentation: January 9, 2025

Master Plan Amendment Final Decision: June 2024

Master Plan Amendment DRAFT Decision: 2024

New Information: April 25, 2024

April 4, 2024 Planning Board Meeting

March 2024 Application: Amend Master Planned Development

Definitive Subdivision for 550 and 584 King Street
April 2, 2024: The Planning Board has received revised materials for the Definitive Subdivision at 550 and 584 King Street, "King Street Commons Mixed-Use Development"

Nov. 16, 2023 PB Meeting The Planning Board endorsed the Definitive Subdivision Plans - legal sheets - and covenant (initial form of security to assure completion of the subdivision) at the Nov. 16 meeting. Meanwhile, the engineering peer review for infrastructure associated with the development at 550 King Street is moving forward, with initial peer review comments posted here. 

Aug. 22, 2023: Definitive Subdivision Plan 

Nov. 6, 2023: The Planning Board's approval of the Definitive Subdivision for 550 King Street "King Street Commons" was filed today with Town Clerk. See Detailed Decision.

PREVIEW - King Street Common Pedestrian Way Rendering Oct. 2023

September 2023: The Planning Board has received a Definitive Subdivision Application for 550 King Street, "King Street Commons Mixed-Use Development". The Public Hearing opened on Thursday, September 7, 2023, and is scheduled to continue on October 12, 2023.

UPDATED Draft Definitive Subdivision Decision

DRAFT Subdivision Covenant for Review

Board of Health Comments
DRAFT Definitive Subdivision Decision

Definitive Subdivision Plans - Legal Sheets
Definitive Subdivision Plans - Legal Sheets with existing conditions landmarks

Updated materials posted 9-26-23:
Overview plan - definitive subdivision layout
Deed for 584 King Street (Former Yangtze Restaurant site)
Updated Definitive Subdivision Plans

Detailed application materials below:
Cover Letter
Site Plans
Application Form C
Fee Calculation
Statement of Deed Restrictions
Littleton Certified Abutters List
Westford Certified Abutters List
Project Narrative
Development Impact Statements
Evidence of Ownership (Deed)
Construction Cost Estimate
Compiled Drainage Report

Uses proposed in this Definitive Subdivision application mirror the prior Planning Board approvals for 780 residential units; 70,000 sf commercial/retail space; 20,000 sf office space; and re-use of the existing 480,000 sf office/R&D (former IBM) buildings.

August 2023 Update: The Planning Board reviewed and approved a Preliminary Subdivision Application for 550 King Street, with discussions on July 20, and August 3, 2023. 

Application Materials:
Application (Form B)
Preliminary Subdivision Plan
Prelim. Findings - Development Impact Statement
UPDATED Preliminary Subdivision Plan

Comments to Date 8-1-23
LELWD Comment Letter 8-3-2023

DRAFT Decision - updated 8-2-23
Planning Board Approval 8-4-23


News from 2022: The Planning Board Public Hearing on the application from 550 King Street LLC for the redevelopment of 550 King Street opened on Thursday, April 7, 2022, and was continued on May 12, June 2, and June 14, 2022. At the Planning Board meeting of June 14, 2022, the Planning Board unanimously approved the Special Permits, with conditions - detailed decision below.

  1. 550 King Street Special Permit Decision (PDF)
  2. May 12, 2022 Master Plan Layout (PDF)
  3. Cover Letter (PDF)
  4. Cover Letter April 4, 2022 (PDF)
  5. Form 1 Special Permit Application (PDF)
  6. Form 1A Aquifer and Water Resource District Application Supplement (PDF)
  7. Form 1A Checklist for Aquifer and Water Resource District (PDF)
  8. Form 1F Inclusionary Housing Application Supplement (PDF)
  9. Public Hearing Notice (PDF)
  10. Updated Form 1F Inclusionary Housing Application Supplement - June 14, 2022 (PDF)

Form 1H Village Common and King Street Common FBC Area Supplement sections are:

Comments

2022 King Street Commons

The Planning board met with 550 King Street LLC for an informal discussion on Thursday, March 31 at 6 pm in Room 103 of the Shattuck Street Town Offices.

August 2021 Update

The Planning Board has received and approved an application for a "Change of Proprietorship" for the 550 King Street site. The Public Hearing was held on Thursday, September 9, 2021, at 6:15 pm in Room 103 of the Shattuck Street Town Offices.

View the Application for 550 King Street Change of Proprietorship (PDF).

March 2021 Information

The property owner at 534 and 550 King Street, LSREF4 Turtle (King Street), LLC has applied to the Planning Board to allow a change of property lines for the so-called "IBM site" at 550 King Street. The Public Hearing opened on Thursday, March 4, 2021, and will continue on April 8, 2021.