55 Summer Street Project - Cedar Crossing Apartments and Cedar Edge Condominiums
Cedar Edge Condominiums and Cedar Crossing Apartments - 51, 53, and 55 Summer Street
- Project Name Cedar Edge Condominiums / Cedar Crossing Apartments
- Address 55 Summer Street
- Applicant Omni Development LLC
- Applicant web page: https://cedarprojectswalpole.com/
ORIGINAL SUBMISSION INFORMATION
- Initial Proposal 240 rental units " Cedar Crossing Apartments"; 60 owner units "Cedar Edge Condominiums"
- Notice of Public hearing: Legal Advertisement (3/4/20); Legal Re-Advertisement (7/27/20)
- Decision, granted on 4/14/21, filed w. the Town Clerk on 4/27/21
- Revised Decision, issued by the Housing Appeals Committee on 8/20/21, filed w. the Town Clerk on 8/20/21
- Appeal of Comprehensive Permit by Applicant: 5/12/21 (Appeal Materials Below)
- Appeal of HAC Decision on 9/17/21
Contact Patrick Deschenes, with any questions at: pdeschenes@walpole-ma.gov or 508-660-7352
APPLICANT SUBMISSIONS: (Comprehensive Permit Public Hearing Process)
- 40B Application 55 Summer Street submitted 1/15/2020
- Applicants Presentation: 3/4/2020 ZBA Hearing
Exhibit 1 | Exhibit 6 | Exhibit 11 |
Exhibit 2 | Exhibit 7 |
Exhibit 12 |
Exhibit 3 | Exhibit 8 | Exhibit 13 |
Exhibit 4 | Exhibit 9 | Exhibit 14 |
Exhibit 5 | Exhibit 10 | Hearing Presentation to ZBA: 3/4/2020
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March 2020 Submissions:
- Revised Plans 3/4/20: Model Floor Plans & Elevations
- Supplemental Memo, from Bayside Engineerig, dated 3/10/20 Re: Pedestrian Crossings
- Revisions: Plan & Letter: 3/16/20 re: Single Family Homes
May 4, 2020 Submissions:
June 2020 Submissions:
- Letter from the Applicant to ZBA, dated: June 11, 2020
July 2020 Submissions:
- Letter to ZBA, dated 7/8/20, Re: Grading & Drainage Plan revisions (pgs 1 & 2 rev. date 6/29/20)
- Grading & Draingage Plan revisions, pgs. 1 & 2, rev. date 6/29/20
September 2020 Submissions:
Letter to ZBA, dated 9/15/20, Re: Revised Site Plan | Reply to Memorandum, re: Applicant responses to Davis Sq. Architects peer review (8/13/20), dated 9/14/20 |
Revised Site Plan, dated 9/14/20, by Howard Stein Hudson | Rendering: Birds eye & entry view, dated 9/14/20, by Maugel Architects, Inc. |
Overall Site Plan, dated 9/14/20, by Howard Stein Hudson | Rendering: Multi-family: 120-Unit, dated 9/14/20, by Maugel Architects, Inc. |
Presentation Plan, dated 9/14/20, by Howard Stein Hudson | Rendering: Multi-family: 70 Unit, dated 9/11/20, by Maugel Architects, Inc. |
- Memorandum: From Bayside Engineering, dated 9-28-20, RE: Response to 9-11-20 working group session (Traffic- Railroad Crossing Assessment)
October 2020 Submissions:
Cover Letter, dated 10/21/20, Re: Revision Submissions | Duplex Model "F" re: Plan & Elevation, dated 10/16/20, by HPA Design Architects |
List of Waivers (Rental), dated 10/20/20 | Duplex Model "G" re: Plan & Elevation, dated 10/16/20, by HPA Design Architects |
Presentation Plan, dated 10/14/20, by Howard Stein Hudson | Multi-Family Building 1, dated 10/20/20, by Maugel Architects |
Site Plan w. Revisions highlighted, dated 10/14/20, by Howard Stein Hudson | Multi-Family Building 2, dated 10/20/20, by Maugel Architects |
Revised Renderings: Birds eye & entry view, dated 10/20/20, by Maugel Architects |
- Memorandum: From Bayside Engineering, dated 10-16-2020, RE: Response to 9-11-20 working group session (Traffic- Triangle Intersection Signalization Assessment)
November 2020 Submissions:
- Memorandum: From Oxbow Associates, dated 11/9/20, RE: Summer Street Wetlands Crossings
- Applicant Response, dated 11/9/20, re: Police Dept. letter, dated 10/30/20
- Applicant Response, (Attachment- Bayside Engineering, dated 11/6/20) dated 11/9/20, re: DPW/ Eng. letter, dated 11/2/20
- Applicant Response, dated 11/9/20, re: Davis Square Memorandum Annotations, dated 11/4/20
- Applicant Response, dated 11/9/20, re: Sewer & Water Letter, dated 11/5/20
- Revised Waivers: re: Lot 1 Rental, dated 11/9/20; Lot 2 Ownership, dated 11/9/20; Revised Waiver Plan, dated 11/9/20
- Fire Truck Turning Plan, rev. 10/14/20, by Howard Stein Hudson
- Memorandum, From Weston & Sampson, 11/30/20 re: Cedar Crossing Capacity Study (addressed to Public Works and Water & Sewer Dept.)
December 2020 Submissions:
- Revised Overall Site Plan, dated 12/10/20, by Howard Stein Hudson
- Memorandum, dated 12/16/20, re: 55 Summer St. Water System Design Considerations, by Susan Hunnewell, P.E.
- Memorandum, dated 12/17/20, From Onsite Engineering, re: Preliminary Design of Sewage Collection System (addressed to Water & Sewer Dept.)
January 2021 Submissions:
- Colored Intersection Plan: Exhibit C, dated 12/10/20, by Bayside Engineering
- Revised Overall Site Plan, dated 1/4/21, by Howard Stein Hudson
- Letter to ZBA, re: submission & info. on additional parking spaces, dated 1/13/21
- Applicants Responses, dated 1/11/21, re: Tetra Tech peer review letter, dated 11/16/20
- Letter to DPU, dated 11/30/20, re: grated RR Crossings ; Confirmation Receipt from DPU re: Letter dated 11/30/20
- Signaled Intersection plan, dated 12/10/20, by Bayside Engineering
- Updated Site Plan, re: updated visitor parking, dated 1/8/21, by Howard Stein Hudson
- Fire Access Plan, re: Building #1, dated 1/6/21, by Maugel Architects
- Fire Access Plan, re: Building #2, dated 1/7/21, by Maguel Architects
- Memorandum, re: Water System Design Considerations, dated 12/16/20, to Applicant, from Onsite Engineering, Inc.
- Memorandum, re: Prelim. Design of Sewage Collection System Servicing, dated 12/17/20, to DPW, from Onsite Engineering, Inc.
- ENSTRAT: (Submitted 1/19/21)
Phase I Environmental Assessment, dated 6/10/19 |
Phase I Environmental Assessment Recommendations Letter, dated 6/10/19 |
Subsurface Investigation, dated 9/20/19 |
Drainage & Grading Submission (Submitted 1/22/21)
Submission Letter, re: Stormwater, dated 1/22/21 |
Drainage & SWM, rev. date 1/22/21, by Howard Stein Hudson |
Grading Plan, rev. date 1/22/21, by Howard Stein Hudson |
Supplemental Data Report, dated January 2021, by Howard Stein Hudson |
Rev. Site Plan Submission (Submitted 1/27/21)
Submission Letter, re: Rev. Site Plan Submission, dated 1/27/21 |
Drainage & SWM, rev. date 1/22/21, by Howard Stein Hudson |
Site Plan, rev. date 1/27/21, by Howard Stein Hudson |
Supplemental Data Report, dated January 2021, by Howard Stein Hudson |
- Easement Sketch, rev. date of 2/2/21, by Howard Stein Hudson
- Stamped Cover Sheet, rev. date of 1/27/21, by Howard Stein Hudson
February 2021 Submissions:
- Updated List of Waivers 2/22/21
- Driveway B Turning, rev. date of 2/22/21, by Howard Stein Hudson
- Special Permit Letter, dated 2/24/21, by Howard Stein Hudson; Site Plan rev. 1/27/21; Drainage & SWM rev. 1/22/21; Supplemental Data Report- Jan. 2021
March 2021 Submissions:
- Overall Setback Plan, rev. date of 3/3/21, by Howard Stein Hudson
- Height and Lot Line, by Howard Stein Hudson
APPLICANT SUBMISSIONS: Pre-Construction/Pre-Building Permit Process
- Recorded Comprehensive Permit: 3/31/2022
- Recorded Order of Conditions: 7/22/2021
- Recorded Easement Deed: 2/5/21
- Recorded Easement Plan: 2/5/21
- Project Description Walpole CMP
- Condensed Safety Manual Walpole
- Architectural Plans
- Final Site Plan
- Summer Street-Hydraulics Water Memo Final
- Supplemental Date Report
- SWPPP
- Construction Schedule
- Sewer Memorandum
Public Hearings: (oldest-most recent)
- Opening Hearing: 3/4/20: (Introduction of Project): Agenda; Legal Advert; Meeting recording, accepted minutes, Applicant Presentation
- 4/15/20: Agenda, continued without testimony, accepted minutes, Meeting recording
- 5/20/20: Agenda, continued without testimony, accepted minutes, Meeting recording
- 6/17/20: Agenda, no substantive testimony taken, accepted minutes, Meeting recording
- 7/27/20: Agenda, Topics: ZBA charge for working group(s), accepted minutes, Meeting recording unavailable
- 8/17/20: Agenda, Topics: Update ZBA on 9/11/20 working group session, accepted minutes, Meeting recording
- 8/26/20: Agenda, Topics: no substantive testimony taken, accepted minutes, Meeting recording
- 9/21/20: Agenda, Topics: Design & Engineering Peer Review, accepted minutes, Meeting recording
- 10/5/20: Agenda, Topics: Public input only re:revised plans dated 9/15/20, accepted minutes, Meeting recording
- 11/2/20: Agenda, Topics: Applicant to present revised plans, accepted minutes, Meeting recording, Applicant Presentation
- 11/5/20: Agenda, Topics: 1. Presentation by Cliff Boehmer of Davis Sq. Architects; 2. Public input re: revised plans presented on 11/2/20, accepted minutes, Meeting recording
- 11/9/20: Agenda, Topics: comments from Department heads re: revised proposal, accepted minutes, Meeting recording
- 11/30/20: Agenda, Topics: Applicant requsting to continue to provide time to address Dept. & Bd. comments/ concerns, accepted minutes, Meeting recording
- 1/6/21: Agenda, Topics: Applicant to address Dept. & Bd. comments/ concerns, accepted minutes, Meeting recording
- 2/10/21: Agenda, Topics: review of official planset submission, comments from Town Depts. & peer review, accepted minutes, Meeting recording
- 2/22/21: Agenda, Topics: Updated List of Waivers, revised Tetra Tech scope, Tetra Tech peer review, accepted minutes, Meeting recording
- 3/1/21: Agenda, Topics: Waiver discussion, next steps going forward, accepted minutes, Meeting recording
- 3/15/21: Agenda, Topics: Draft Decision discussion & review, address any outstanding materials, accepted minutes, Meeting recording
- 3/29/21: Agenda, Topics: Draft Decision (3/19/21), accepted minutes, Meeting recording
- 4/5/21: Agenda, CLOSED HEARING: Deliberation by Board only, accepted minutes, meeting recording
- 4/14/21: Agenda, CLOSED HEARING: Deliberation by Board Only, Draft Decision, accepted minutes, meeting recording
TOWN DEPARTMENT & BOARD SUBMISSIONS: (most recent-oldest)
- Fire 3/26/21
- Conservation 3/22/21
- Select Board 2/24/21
- Fire 2/22/21
- Community Development 11/9/20
- Conservation 11/9/20
- Fire Dept. 11/9/20
- Sewer & Water 11/5/20
- D.P.W./ Engineering 11-2-20; re: Bayside Engineering Letter, dated 10/16/20
- Police Dept. 10/30/20; re: Bayside Engineering Letter, dated 10/16/20
- D.P.W./ Engineering 10/27/20; re: Conservation only
- Conservation 4/27/20
- Police Dept. re: Tetra-Tech 4/23/20
- Board of Health 4/10/20
- Sewer & Water 4/2/20
- Select Board 3/10/20
- Police Dept. 2/28/20
- D.P.W. / Engineering 2/21/20
- Fire Dept. 2/20/20
- Sewer & Water 2/20/20
- Conservation 2/14/20
- Planning Bd. 1/22/20
PEER REVIEW SUBMISSIONS: (most recent- oldest)
- Peer Review Report, by Tetra Tech, dated 2/18/21
- Peer Review Report, by Tetra Tech, dated 11/16/20
- Peer Review Report, by Davis Square Architects, dated 11/10/20
- Davis Square Architects Memorandum, re: Annotated Working Group, dated 11/4/20
- Stormwater Peer Review Letter, by BETA Group, dated 10/6/20 (Conservation only)
- Davis Square Architects Memorandum, dated 8/13/20
- Stormwater Report, by BETA Group, dated 8/10/20 (Conservation Only)
- Site Sketch, by Davis Square Architects, dated 7/19/20
- Review Letter, by Tetra Tech, dated 4/10/20
PUBLIC SUBMISSIONS: (most recent-oldest)
- Jean Thompson 3/29/21
- Phil Michaels:SWUMC 3/29/21, attachment
- Becky Litvak 3/25/21
- Erica Burdon 3/25/21 1, 2, 3
- Bill Hamilton 3/25/21
- Michael Freiberger 3/24/21
- Joanne Mulligan 3/21/21
- Toby Decker 3/21/21
- Bill Hamilton 3/20/21
- Bill Hamilton 3/19/21 1, 2, 3
- Bill Hamilton 3/19/21
- Erica Burdon 3/19/21
- Bill Hamilton 3/18/21
- Bill Hamilton 3/18/21
- Frank & Joanne Piscitello 3/18/21
- Victor & Brenda Muller 3/16/21
- Marissa Falcone 3/16/21
- Kevin Twomey 3/16/21
- Joe DeSisto 3/16/21
- Mark Major 3/16/21
- Justin Burdon 3/16/21
- Sharon McCarthy 3/15/21
- Bill Hamilton 3/15/21
- Erica Burdon 3/15/21 1, 2
- Bill Hamilton 3/15/21
- Dawn Freiberger 3/14/21
- Brenda & Victor Muller 3/13/21
- Brenda Muller 3/12/21
- Justin Burdon 3/8/21
- Dave Mackey 3/8/21
- Mary Anne & Bob McCaffery 3-7-21
- Fergal Gildea 3/5/21
- Brenda Muller 3/4/21
- Kevin & Mary Nelson 3/3/21
- Meghan Touhey 3/3/21
- Kendall Manzo 3/3/21
- Brian Bain 3/3/21
- Bill Montieth 3/3/21
- Brendan Fullum 3/3/21
- Maura Clow 3/3/21
- John Kaselis 3/3/21
- Becky Litvak 3/3/21
- Marissa Falcone 3/3/21
- Erica Burdon 3/3/21
- Bill Hamilton 3/2/21
- Brenda & Victor Muller letter, pic 1, pic 2, pic 3 2/28/21
- Bill Hamilton, letter, letter 2, PDF 2/28/21
- Bill Hamilton letter, PDF 2/27/21
- Sharon McCarthy letter, pic 2/25/21
- Erica Burdon 2/25/21
- Bill Hamilton letter 1, letter 2 2/25/21
- Erica Burdon 2/23/21
- Bill Hamilton 2/23/21
- Bill Hamilton letter, PDF 2/23/21
- Bill Hamilton 2/21/21 letter; attachment
- Bill Hamilton 2/15/21
- Bill Hamilton 2/10/21
- Becky Litvak 2/8/21
- Frank & Joanne Piscitello; attachment 2/7/21
- Kait Fargo 2/7/21
- Robert Belcher 1/16/21
- Erica Burdon 1/15/21, #1, #2
- Becky Litvak 1/12/21
- JoAnne Mulligan 1/10/21
- Rosemarie Pileski 1/8/21: 1, 2, 3, 4
- Amanda LaFleur 1/7/21
- Erica Burdon 1/7/21
- Becky Litvak 12/29/20
- Bill Hamilton 12/6/20
- Joanne & Frank Piscitello 11/18/20 attachments: 1, 2, 3
- Bill Hamilton 11/15/20
- Robyn Link 11-14-20
- Erica Burdon 11/13/20
- Erica Burdon 11-9-20
- Becky Litvak 11/9/20
- Sharon McCarthy 11/9/20
- Sam Pappas 11/9/20
- Mark Melisi 11/9/20
- Glen Maffei 11/9/20
- Bill Hamilton 11/9/20
- Michael Freiberger 11/8/20
- JoAnne Mulligan 11/8/20 (1)
- JoAnne Mulligan 11/8/20 (2)
- Rosemarie Pileski 11/7/20
- Bill Hamilton 11/7/20
- Erica Burdon 11/5/20
- Becky Litvak 11/5/20
- Lori Falter 11/5/20
- Bill & Aimee Monteith 11/5/20
- Kate Murphy 11/5/20
- Bill Hamilton 11/5/20, attachment
- Rosemarie Pileski 11/5/20
- Mike Kemple 11/4/20
- Sharon McCarthy 11/4/20
- Maurice & Michelle Lamarque 11/4/20
- Rebecca Joyce 11/4/20
- JoAnne Mulligan 11/4/20
- Cindy Thomas 11/4/20
- Fergal Gildea 11/4/20
- Tina Shaughnessy 11/4/20
- Susan Naughton 11/4/20
- Kellie Senic 11/4/20
- Rolly Cunniff 11/4/20
- Kevin Twomey 11/4/20
- Mark Major 11/4/20
- Lori Falter 11/3/20
- Erica Burdon 11/3/20
- Becky Litvak 11/2/20
- Rosemarie Pileski 11/1/20
- Becky Litvak 10/31/20
- Erica Burdon 10/30/20
- JoAnne Mulligan 10/30/20
- Rosemarie Pileski, 10/24/20 "P.I.P. re: Bird Machine 2/24/06"
- Bill Hamilton 10-8-20
- Bill Hamilton 10/7/20
- Bill Hamilton 10/5/20
- Bill Hamilton 10/5/20 (picture attachment)
- Kathleen Cleary, Part 1; Part 2; Part 3 10/5/20
- Mark Major 10/5/20
- Sharon McCarthy 10/5/20
- H. Raval 10/4/20
- Gildea Family 10/3/20
- William Abbott 10/2/20
- Erica Burdon 10/2/20
- Kendall Manzo 10/1/20
- JoAnne Mulligan 10/1/20
- Becky Litvak 9/30/20
- Paul & Marissa Falcone 9/29/20
- Kevin Twomey 9/29/20
- Erica Burdon 9/29/20
- Bill Hamilton 9/21/20
- Toby Decker 5/20/20
- Toby Decker 3/18/20
- Erica Burdon 3/5/20
- Jeanne Nickola 3/1/20 (Franklin)
- Patricia LeVangie 3/1/20
- Janice Connors 2/12/20
- Octobra Rogers 2/11/20 (Canton)
- Stephanie Hardmon 2/10/20
- Erotina Arghur 2/8/20 (Brockton)
- Jasmine Macenat 2/6/20 (Dedham)
- Dixi Saunders 2/3/20 (Malden)
- Aixa Miranda 2/1/20 (Hyde Park)
- Kristen Blake 2/1/20 (Norwood)
- Rodney Wynn 1/30/20
ELIGIBILITY PHASE:
- September 9, 2019 The Applicant submitted their Site Approval Application to MassHousing.
Updated materials include additional parcel:
- Project Description
- Cedar Edge Condo Application (60 units) click here (large file)
- Cedar Edge Condo plans only (smaller file)
- Cedar Ridge Apartment Application (240 units) click here (large file)
- Cedar Ridge Apartment plans only (smaller file)
- 9/20/2019 Environmental Report
October 2, 2019: The Applicant hosted an informational meeting at Boyden School. Presentation here (PDF). A video of the presentation is availabe here.
October 11, 2019: Town Administrator, Jim Johnson, provided the BOS a memo on the Cedar Project.
October 15, 2019: The Select Board voted to send a recommendation to the ZBA to deny a request from Omni properties to waive the towns “Large Project safe Harbor”. Agenda here. Letter in response to Omni here.
November 6, 2019 Town's response sent to MassHousing
- The Select Board approved letter to MassHousing
- Department Comments attached here
- Public Comment letters sent attached here
- Additional Public Comment letter from Ellen Curran
January 13, 2020 Project Eligibility Letter Issued by MassHousing