Engineering Solutions for Massachusetts’ Housing Challenges
The Penstone, formerly known as Cedar Crossing, is a transformative Chapter 40B development shaped in part by Howard Stein Hudson’s civil engineering expertise in South Walpole that highlights how innovative civil engineering and thoughtful site planning can address the Commonwealth’s urgent need for housing. Enabled by Massachusetts’ affordable housing statute, the project is delivering high-quality rental housing options on previously underutilized land near a key transit corridor.
Spanning more than 54 acres along Summer Street, The Penstone is being developed as a connected, environmentally responsible neighborhood. With Howard Stein Hudson (HSH) leading civil engineering design, solutions such as grading, stormwater management, roadway design, and utility planning—play a critical role in integrating the site into the surrounding community and natural landscape. The result is a development that supports the town’s long-term growth and meets the needs of both current and future residents.
A Vision Rooted in Housing Access and Environmental Balance
At its core, The Penstone is about providing more housing choices in a state where demand far outpaces supply. Chapter 40B funding made it possible to overcome traditional zoning barriers and streamline permitting—allowing the project team to focus on delivering rental units while preserving open space and aligning with local character.
HSH’s engineering and permitting strategies helped shape the project vision to align with both Chapter 40B goals and the community’s environmental values.
Key goals for The Penstone include:
- Expanding access to rental housing through the Chapter 40B program
- Integrating new development with natural features and open space
- Connecting the site with surrounding neighborhoods and trail systems
- Designing infrastructure with long-term sustainability in mind
Making It Happen: A Collaborative and Evolving Project
Originally approved in 2021 under Omni Properties, the project has since evolved—thanks to strong community input and the leadership of Fairfield Development. Throughout the project’s evolution, HSH provided critical support in adapting engineering plans to accommodate site reconfiguration, open space goals, and shifting development priorities.—thanks to strong community input and the leadership of Fairfield Development. Today’s final design includes:
- 268 rental units across two reconfigured parcels.
- A mix of apartments and townhouses with shared amenities.
- Nearly 75% and 88% open space preserved on Parcels One and Two, respectively.
- Trail connections to Cedar Swamp Brook and public sidewalks to Summer Street.
- Onsite community areas including a clubhouse, dog park, and walking trails.
Engineering for Affordability, Resilience, and Community Impact
Howard Stein Hudson (HSH) has led civil engineering and permitting efforts for The Penstone, with nearly $1M in engineering work to date. The firm’s approach focused on balancing development needs with environmental responsibility:
- Environmental Permitting and Stream Crossings: HSH designed two stream crossings and guided filings with MEPA, ensuring that local waterways remained protected while enabling access and circulation.
- Sustainable Stormwater Design: Underground stormwater systems reduce runoff and preserve natural hydrology—enhancing resilience for future weather events.
- Integrated Site Planning: From the trail network to utility layouts, every element was designed with long-term operational sustainability and neighborhood cohesion in mind.
A Model for Smart Growth Across the Commonwealth
As Massachusetts continues to face a statewide housing crisis, The Penstone offers a replicable model for how Chapter 40B developments can deliver real impact when combined with practical, community-minded engineering. It reflects the kind of integrated solution that is only possible through thoughtful partnerships—like the one between Fairfield Development and Howard Stein Hudson—that balance housing growth with engineering excellence and community values. Learn more about practical solutions and smart growth funding options: Practical solutions for site improvements across the State.
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The Penstone is one of many HSH-supported projects advancing housing and infrastructure solutions across the state. We partner with developers, municipalities, and stakeholders to navigate complex projects and make housing happen.
