Kowloon Site Redevelopment in Boston: Apartments and Smaller Restaurant

This post examines the proposed redevelopment of Kowloon, the longtime 75-year-old restaurant on Route One in Saugus, Massachusetts.

It summarizes the family’s plan to replace the current site with two mixed-use apartment buildings and explains the phased construction approach designed to keep the restaurant operating.

The article also offers an architect-engineer perspective on what the project could mean for the building, staff, neighbors, and local planning process.

Table of Contents

What the Kowloon redevelopment plan proposes

The Wong family, which has operated Kowloon for decades, submitted renderings to the Saugus Planning Board showing two new buildings totaling 198 apartment units along with retail and restaurant space.

The current restaurant footprint—nearly 60,000 square feet—will be replaced in phases so the restaurant can continue to operate and most of the business’s nearly 200 employees can be retained.

According to the site plans, one building will be split between retail and under-building parking.

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The second building’s ground floor will be entirely retail and commercial.

The family hopes, if approved by the city, to break ground as early as next year.

Why phased construction matters and how it could work

Phased construction is a practical strategy when a legacy business needs to remain open during redevelopment.

In Kowloon’s case, the proposal calls for the restaurant to temporarily relocate into space in the first new building while the old structure is demolished and the second building is constructed on the original site.

This sequencing preserves operations and jobs, but it also adds complexity to design and execution.

Key design, engineering, and operational considerations

From an architectural and engineering standpoint, several technical and community issues need careful attention before approvals and construction begin.

Structural design: Under-building parking increases structural demands and requires robust foundations and load transfer systems to keep residential floors independent of garage loads.

MEP and kitchen systems: Maintaining a working commercial kitchen through a move requires coordinated mechanical, exhaust, and grease-management strategies to meet code and maintain food-service quality.

Acoustics and vibration control: Separation between restaurant operations and residential units is critical for occupant comfort—acoustic insulation, vibration isolation, and careful placement of HVAC equipment are essential.

Phasing logistics: Temporary utilities, site access, and safety during demolition must be planned to minimize disruption for staff and customers.

Traffic and parking: Route One is a busy corridor; a traffic impact study and thoughtful parking strategy—perhaps shared parking or timed deliveries—will be required.

Community, workforce, and regulatory implications

The human dimension is central to this redevelopment.

The owners emphasize preserving jobs for longtime staff, some with decades of service.

The Planning Board will likely consider neighborhood impacts, traffic, parking, public realm improvements, and community benefits as part of its review.

There may also be opportunities to incorporate sustainability measures, accessibility upgrades, and signage or display areas that preserve Kowloon’s history within the new development.

Moving forward: recommendations from experience

For a successful transition, coordinate early with town planners and neighbors. Prepare detailed phasing drawings and a strong construction management plan that focuses on keeping employees.

Engage a multidisciplinary team—structural, civil, MEP, and code consultants—early to spot risks and improve schedules. Document and preserve key elements of Kowloon’s identity to keep community support.

Here is the source article for this story: Kowloon to redevelop property into apartment buildings, smaller restaurant – Boston News, Weather, Sports