“Framework explores growth, housing transitions, and limits on large retail in 100‑acre district plan“
The Community Planning and Development Commission (CPDC) held an extended discussion on the future of the Eastern Gateway and Walkers Brook corridor during its May 11th meeting, examining a draft zoning framework that could guide redevelopment of roughly 100 acres of land spanning both sides of the commuter rail line.
Led by Community Development Director Andrew MacNichol and planning consultant Michael Wang of Form & Place, the presentation outlined evolving concepts for a mixed-use district that balances economic development with neighborhood compatibility.
A Vision for Mixed-Use, Walkable Development
The proposed framework builds on years of planning efforts and community feedback emphasizing compact, transit-oriented development with a mix of residential, commercial, and public spaces.
Consultants highlighted consistent themes from public workshops, including support for walkability, accessible open space, and “missing middle” housing, such as townhomes and small multi-family buildings that bridge the gap between single-family homes and larger apartment complexes.
The goal, Wang explained, is to create a district that feels connected and active while remaining sensitive to the scale and character of nearby neighborhoods.
Debate Over Expansion to Ash Street
One of the most consequential elements discussed was whether the zoning framework should extend toward Ash Street, a predominantly residential corridor bordering the district.
Concept plans showed an expanded study area paired with “buffer zones” designed to gradually transition from more intensive mixed-use development to lower-density housing. Under this approach, smaller residential-scale options, including two- or three-family homes, could be allowed on existing Ash Street parcels, while larger mixed-use development would remain limited to bigger, consolidated sites.
Commissioners expressed mixed views. Some members supported the expansion as a way to give property owners long-term flexibility and improve connections throughout the district. Others raised concerns about neighborhood impacts, particularly the perception that new roads or higher-density development could encroach on established residential areas.
Officials emphasized that any zoning changes would be optional for property owners and subject to further public input before adoption.
Connectivity and Infrastructure Concerns
The discussion also explored potential connections between Walkers Brook Drive and Ash Street, though officials acknowledged significant challenges.
While some members argued that additional connections could improve access and unlock development potential, others cautioned that introducing new roadways through residential areas could prompt public opposition and complicate the broader planning process.
Several commissioners suggested keeping those concepts preliminary as the town prepares for wider community engagement.
Limiting Large Retail, Supporting Anchors
Another key topic was how to accommodate commercial “anchor” tenants, such as grocery stores, without allowing the district to become dominated by large-scale retail.
Board members generally agreed on placing limits on the size and number of large retail spaces, with discussion centering on caps around the 40,000 to 50,000 square foot range. The approach aims to attract essential anchors while maintaining a more walkable, mixed-use environment.
Some members also supported limiting the number of such tenants across the district, favoring a balanced mix of smaller storefronts and destination businesses rather than multiple large-format stores.
Rethinking Ground-Floor Commercial Requirements
Officials also revisited how much commercial space should be required in mixed-use buildings. Previous bylaws mandating fixed percentages, such as 25 percent, were described as difficult to achieve and sometimes leading to underutilized space.
Alternatives discussed included linking requirements to active street frontage rather than total square footage, a shift intended to prioritize vibrant, pedestrian-friendly streets while giving developers greater flexibility.
Next Steps
The commission agreed that further refinement will depend on continued outreach, particularly with residents along Ash Street and surrounding neighborhoods.
Future discussions and focus groups are expected to shape how the zoning framework evolves, as officials work to balance growth, flexibility, and neighborhood preservation.
The Eastern Gateway proposal remains under development, with additional revisions anticipated before any formal zoning changes are brought forward.
