Engineering Solutions for Housing in Massachusetts
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, The Penstone is being developed as a connected, environmentally responsible neighborhood. Led by Howard Stein Hudson (HSH), civil engineering solutions, including grading, stormwater management, roadway design, and utility planning—were essential 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, 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. Today’s final design includes:
- 268 rental units located on a single reconfigured parcel.
- A mix of apartments and townhouses with shared amenities.
- Nearly 81% of the site preserved as open space.
- Trail connections linking to the existing network along 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
HSH has led civil engineering and permitting efforts for The Penstone, supporting the project from early visioning through design and approvals. 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.
Want to Learn More?
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.
Meet Our Team
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Katie Enright, P.E.
Associate Principal, Manager of Civil Engineering
Katie is a Senior Civil Engineer with 20 years of experience in Site/Civil design. She plays a key role in business development and expanding HSH services in suburban communities outside of Boston. Katie also serves on the Board of the Middlesex 3 Coalition, an economic development driver for the Route 3 corridor, including communities from Tyngsboro to Burlington. She has a broad knowledge of the technical and procedural aspects of engineering projects, and is responsible for the oversight and design of a variety of land development projects, and permitting through local boards and commissions, public hearings, and construction. |
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Patrick Bogle, P.E. Associate, Senior Civil Engineer Patrick is a Professional Civil Engineer licensed in both Massachusetts and New Hampshire. Patrick has both management and design experience on a number of site development projects throughout the state of Massachusetts and southern New Hampshire working out of HSH’s Chelmsford Office. Working with Omni Properties, Patrick led Chelmsford’s largest project to date, the design and permitting process for 52 townhouses, 192 apartments, and 56 single family houses on a 56-acre lot. Patrick has valuable industry experience permitting large and small scale residential and commercial projects. Patrick graduated from the University of New Hampshire with a Bachelor of Science in Civil Engineering. |
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Jessica Kenny Environmental Services Leader Jessica has more than 20 years of experience in environmental permitting, compliance, contract management, and program management for civil engineering transportation projects. She brings extensive expertise in Design/Build and Design/Bid/Build environmental permitting, as well as permit implementation and post-construction environmental compliance. Jessica oversees environmental permitting activities in alignment with federal, state, and local laws and regulations, ensuring timely compliance approvals that facilitate the construction of critical transportation projects. These projects not only address infrastructure capacity and safety challenges but also foster environmental stewardship, promote smart growth, and drive economic development across the Commonwealth. |
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