Staff Report

A significant transformation is on the horizon for the East Boston waterfront along Chelsea Creek. Horizon/McClellan LLC and CV 580 Chelsea LLC—affiliates of Cargo Ventures LLC—have officially filed an Expanded Project Notification Form (PNF) with the Boston Planning Department (formerly known as the BPDA). The filing initiates the Article 80B Large Project Review process for a comprehensive redevelopment of 160 William F. McClellan Highway, located immediately adjacent to the existing CubeSmart facility.

The proposed project aims to demolish the site’s existing, outdated structures to construct a state-of-the-art Central Receiving and Distribution Center (CRDC) dedicated entirely to servicing Boston Logan International Airport’s terminal concessions.

Expanding Operations and Modernizing Logistics

Currently, the 3.33-acre site houses an approximately 21,144-square-foot, one-story warehouse alongside a surface parking lot. The developers plan to clear the parcel to make way for a modern, two-story facility comprising approximately 152,500 square feet of gross floor area. The new building, which will reach a height of approximately 55 feet, is slated to include 143,125 square feet of warehouse and distribution space, complemented by 9,375 square feet of accessory office space.

Driven by a lease agreement with Marketplace Development—the company responsible for managing terminal concessions at Logan Airport—the new CRDC will consolidate sub-operators that currently occupy separate facilities scattered along the McClellan Highway corridor. The existing concessions distribution facility, located less than a mile north at 290 McClellan Highway, will be replaced by this new centralized hub.

To handle the logistical demands of airport concessions, the facility’s design incorporates a highly specialized loading infrastructure. The project will feature:

• A total of 24 loading docks designed to streamline vendor deliveries and airport transfers.

• Eight secure, outbound docks equipped with dedicated truck chargers to support a fully electric fleet for all airport transfers.

• Ten inbound docks tailored for traditional tractor-trailers and smaller box trucks.

• Six additional inbound “swing” docks designed specifically for delivery vans, located near the adjacent Massachusetts Water Resources Authority (MWRA) Pump Building.

• Off-street surface parking limited to approximately 10 vehicles.

To reduce local traffic congestion, employee parking will not be accommodated on-site; instead, employees will utilize the nearby Chelsea Logan Airport Garage, located less than a half-mile away.

Traffic Mitigation and the Coughlin Bypass Extension

A cornerstone of the 160 McClellan Highway proposal is its approach to traffic mitigation, specifically keeping heavy commercial trucks off local East Boston streets.

The project includes the construction of a limited-access extension to the Martin A. Coughlin Bypass Road. This roadway will be extended approximately 1,070 feet across a Massachusetts Department of Transportation (MassDOT) easement, providing trucks with a direct, secure route from the facility’s outbound docks straight into the airport. By funneling airport-bound traffic through the bypass, the project aims to drastically reduce truck activity on local and regional highways, including Chelsea Street and McClellan Highway.

Furthermore, the site’s redesign will improve the local pedestrian experience by consolidating existing driveways, resulting in a net reduction of approximately 50 feet of curb cuts along Chelsea Street. The proponents have also proposed contributing funds toward the design of a new traffic signal at the intersection of Chelsea Street and Curtis Street to enhance safety and intersection operations.

Setting a New Standard for Sustainability

The development team has stated that the new facility will be a leader in environmental sustainability, aiming to achieve LEED Platinum certification. If successful, it would become the first industrial building in New England to reach this green building standard.

The most profound environmental benefit stems from the commitment to an all-electric outbound truck fleet. Currently, diesel trucks deliver materials to multiple locations along Chelsea Creek, creating a web of overlapping, high-emission trips. By consolidating these vendors into a single building and replacing diesel transfers with electric trucks, the project will achieve dramatic emissions reductions.

Environmental highlights of the project include:

• An estimated reduction of 68 tons of carbon dioxide (CO2) emissions per year—a 98% decrease compared to current operations.

• A reduction in volatile organic compounds (VOCs) by 2.98 tons annually (78% reduction) and a drop in diesel particulate matter (DPM) by 85%.

• The elimination of truck trips between multiple facilities will result in an additional decrease of approximately 6.5 tons of (CO2) emissions annually.

• To combat climate change and sea-level rise, the building’s ground floor will be elevated to 23.5 feet Boston City Base (BCB), placing it at least two feet above the design flood elevation.

• The facility will feature a “cool roof” with high albedo materials to mitigate the urban heat island effect, with 20% to 30% of the available roof area reserved for a future solar photovoltaic (PV) array.

Construction Timeline and Community Impact

While the proposal represents a massive upgrade to airport logistics, developers have been in dialogue with the community since mid-2019. Over the past several years, the development team has held visioning sessions and presentations with local groups, including Air, Inc., the Jeffries Point Neighborhood Association (JPNA), the Harbor View Neighborhood Association (HVNA), GreenRoots, and The Harborkeepers.

If approved, construction is anticipated to begin in the first quarter of 2027 and will last approximately 18 months. The developer has committed to strict noise and dust mitigation plans during this period. Standard construction hours will be from 7:00 a.m. to 6:00 p.m., Monday through Friday, with no substantial sound-generating activity permitted before 7:00 a.m.

The project is also expected to be an economic driver. The proponent has committed to making good-faith efforts to ensure that at least 51% of total employee work hours are completed by Boston residents, 50% by minorities, and 12% by women.

The Boston Planning Department is currently reviewing the project. The public comment period for the 160 McClellan Highway project remains open until Tuesday, August 18, 2026. To view full application documents or submit a comment online, visit the Planning Department Project Page at bostonplans.org/projects/development-projects/160-william-f-mcclellan-highway?