This is part 1 of a 2-part story about how downtown Walpole is seeing steady investment as it continues to attract developers, homebuyers and renters alike. This story explores what’s driving this development and the influx of new residents. Next week part 2 will provide an update on the latest development projects in downtown Walpole.
Downtown (also known as the CBD or Central Business District) is generally defined as a designated area characterized by concentrated commercial activity and a higher density of residential units and businesses compared to surrounding neighborhoods. Development is regulated through town and state zoning bylaws. Like many municipalities, Walpole utilizes zoning bylaws to establish permissible dimensional regulations, land uses and building types. While comprehensive plans and related planning documents articulate long-term visions for the community, zoning bylaws can serve as the legal framework for implementing some of those objectives.
Why is Walpole So Desirable?
The current housing crisis, felt acutely in Massachusetts and across the nation, has underscored the need for more residential construction. In this context, Walpole has emerged as a highly desirable location for new homes. Building more housing serves as a key mitigator against rising prices driven by high demand and limited availability.
Walpole is in a unique situation being a suburban community to not only Boston, but the Providence area as well. Proximity to these cities and major routes like Rt 1, I-95, I-495, and Rt 128 are key for both developers and potential residents. Walpole is on the MBTA Franklin commuter train line linking downtown Walpole to downtown Boston. This is a huge and important selling point for those desiring mass transit into Boston.
The town has evolved into a growing community with a stable mix of commercial and industrial land uses. The average home in Walpole is now valued at $790,000. Walpole has seen plentiful and much-needed growth with a mix of new housing created, particularly in the downtown area. Boston magazine recently featured Walpole as one of the “6 most popular Boston suburbs for homebuyers” and Niche.com proclaimed Walpole as “one of the best places to live in Mass.” Walpole has highly rated schools and is known as an ideal place to raise a family.
As of 2023, Walpole’s median household income (MHI) ranked quite high at $159,720 when compared to the state of Massachusetts’ MHI of $104,828. For comparison purposes the MHI of some nearby towns are: Foxborough-$108,559, Norwood-$97,110 and Needham-$212,241.
Community Concerns and the Town’s Role in Development
Many residents have expressed concerns regarding the level of development and the resulting increase in traffic within Walpole. This growth, however, is primarily a response to the rising needs and interests of the community rather than a direct initiative led by the Town itself.
Private property owners and developers can build on their land as long as they follow the zoning bylaws and other local rules and regulations. Walpole zoning bylaws seek to ensure that new projects fit cohesively with the surrounding neighborhood and nearby developments.
Generally, all development must adhere to the requirements of the bylaws, which include restrictions on certain uses, and dimensional regulations based on the location of the proposed development. Relief can be sought for certain regulations, either through a Variance or Special Permit process, but in either case relief sought is further reviewed in a public hearing held by a Town Board, and must meet specific criteria to justify that relief. Massachusetts 40B law allows certain qualified projects with a required portion deemed affordable, to bypass some aspects of local zoning bylaw regulations. These projects go through a streamlined, comprehensive permit process with town staff and the Zoning Board of Appeals. A project or development allowed by right can go through the permitting process with the town without needing a Special Permit or Variance.
Through the permitting review process, the Town frequently requires changes to proposed development plans in order to better adhere to zoning and other Town regulations, incorporate community or project amenities, and ensure compatibility with neighborhood character and infrastructure.
Natural Limitations to Development
Walpole has done a wonderful job acquiring open spaces for both recreational amenities and environmental preservation. This emphasis on open space and recreation makes our growing town a very desirable place to live. Walpole’s commitment to preserving open space through publicly owned land and acquisitions such as Adams Farm, the Walpole Town Forest and Jarvis Farm has been essential in shaping its desirable community character.
Our town has many ponds, streams, and wetlands, including the 400-acre Cedar Swamp. Most wetland areas are part of the Neponset River watershed, which can restrict development. Have you noticed that Walpole has dozens of neighborhood streets that are dead-ends or have no outlet because of nearby wetlands? When considering all publicly and privately owned wetlands, streams, parks, town forests, cemeteries, and school properties, the town encompasses approximately 4,000 acres with various levels of protection from development (from Town of Walpole Open Space and Recreation Plan; Sept, 2020).
Walpole's reputation as a community with excellent schools, robust government services, strategic accessibility, and abundant open space creates significant incentives for property acquisition and residential development in the town. Developers prefer properties near the end of their lifespan that are primed for redevelopment with access to public infrastructure. Land fitting this definition, along with other factors such as access to public transportation, commercial activity, and compliant zoning is located in downtown Walpole.
Complying with State Regulations
According to the Open Space and Recreation Plan (noted above), residential activity in the town has shifted to the production of primarily multifamily dwelling units. This shift is consistent with broader trends across the region.
Walpole is one of 177 municipalities in Massachusetts required by law to comply with the MBTA Communities Act, legally known as Massachusetts General Law, Chapter 40A, Section 3A. This legislation requires municipalities to establish zoning that allows for multi-family housing by-right typically in areas served by public transit, unless otherwise stated within the regulations. Walpole met its obligation with the law by approving the MBTA Communities Multifamily Overlay District at the 2024 Spring Town Meeting. Currently, a Toll Brothers Inc. project is the first development firm to apply under this new zoning for a proposed townhouse style development located in the area of 919 East Street (more on this new project in part 2 of this story).
Contributed by Rick Ward.
To stay abreast of all things happening in downtown Walpole, check out our website at wwww.walpoledowntown.org. If you have any questions or would like more information, send us an email at: hello@walpoledowntown.org .
