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Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012
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Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012

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    • 1. Cushing Village Belmont, MA Presentation to Planning Board No 4 Revisions to Size, Scale, and Mass • Winslow – Revised design, rear setbacks and massing, shadow impact • Pomona – Revised design, rear setbacks and massing, shadow impact • Hyland – New design, rear setbacks and massing, shadow impact • Street Views with revised designs • Fourth Floor Ratio • Summary 1
    • 2. Cushing Village Belmont, MA Building Height By-Right Massing at Residential Boundary PL 20’ 8’ 4’ Minimum Special Permit Height Setback = 32’ 32’ H 28’ 20’ By-Right Height = 28’ Max 45 deg 0’ AVE GRADE RESIDENTIAL LB-I DISTRICT DISTRICT Site Section – Allowed By-right Footnote 9 - Adjacent to Residential District, no less than building height or 20 feet, whichever is greater. [28-ft is allowed by right, 32’ by ZBA Special Permit] 2
    • 3. Cushing Village Belmont, MA WINSLOW Previous The Winslow at Williston Rd. Issues 4th story at gable ends. Resolve awkward geometries and open flat roof. RESIDENTIAL LB-I DISTRICT DISTRICT 3
    • 4. Cushing Village Belmont, MA WINSLOW Proposed The Winslow at Williston Rd. Reduced prominence of gable ends Delete awkward angles Push back projection away from Williston St 4
    • 5. Cushing Village Belmont, MA WINSLOW Trapelo Rd Elevations Reduced height of gable ends Push back projection away from Williston St Proposed Previous 5
    • 6. Cushing Village Belmont, MA WINSLOW Trapelo Rd Elevations Reduced Mass at the peak Pushed back projection away from Williston St Deleted awkward angles Proposed Previous 6
    • 7. Cushing Village Belmont, MA WINSLOW Massing at Neighbors @ 19 Horne Rd (Midpoint) PL 41’ 31.75’ 20’ Minimum Setback 19 Horne Rd 45 deg RESIDENTIAL DISTRICT LB-I DISTRICT Site Section - Proposed Locus 7
    • 8. Cushing Village Belmont, MA Winslow Setbacks 1st Floor Plan 4th Floor Plan 8
    • 9. Cushing Village Belmont, MA Winslow Shadow Study 9
    • 10. Cushing Village Belmont, MA Winslow Shadow Study 10
    • 11. Cushing Village Belmont, MA Winslow Shadow Study 11
    • 12. Cushing Village Belmont, MA POMONA Previous The Pomona on Horne Rd. Issues Insufficient stepping at the 4th floor. 12
    • 13. Cushing Village Belmont, MA POMONA Proposed The Pomona on Horne Rd. Step back @ fourth floor 13
    • 14. Cushing Village Belmont, MA Lowered Tower POMONA Lowered Parapet Common St Elevation Proposed Previous 14
    • 15. Cushing Village Belmont, MA Lowered Tower POMONA Trapelo Rd Elevation Lowered Parapet Proposed Previous 15
    • 16. Cushing Village Belmont, MA POMONA Lowered parapet and gable roof Interior Driveway Reduced mass & increased setback Elevation Proposed Previous 16
    • 17. Cushing Village Belmont, MA POMONA Horne Rd Elevation Lowered parapet and gable roof Proposed Previous 17
    • 18. Cushing Village Belmont, MA POMONA Massing at Neighbors @ 13 Horne Rd PL 50’ – 60’ 45’-55’ Closest distance shown 20’ Minimum Setback 13 Horne Rd 45 deg 0’ AVE GRADE RESIDENTIAL LB-I DISTRICT DISTRICT Site Section - Proposed Locus 18
    • 19. Cushing Village Belmont, MA Pomona Setbacks 1st Floor Plan 4th Floor Plan 19
    • 20. Cushing Village Belmont, MA Pomona Shadow Study 20
    • 21. Cushing Village Belmont, MA Pomona Shadow Study 21
    • 22. Cushing Village Belmont, MA Pomona Shadow Study 22
    • 23. Cushing Village Belmont, MA HYLAND Previous The Hyland on Belmont St Issues Too high; gives perception of five stories. Stepping back not sufficient; too much mass. Too much of a flat wall. Disliked aesthetics of the Hyland.- We will redesign using neighborhood forms and reduced massing. #569 Belmont St. 23
    • 24. Cushing Village Belmont, MA HYLAND Proposed The Hyland on Belmont St Remove highest level Step back from residences Vary wall planes #569 Belmont St. 24
    • 25. Cushing Village Belmont, MA HYLAND Previous The Hyland on Horne Rd. Issues Remove highest level Insufficient Stepping RESIDENTIAL LB-I DISTRICT DISTRICT #16 Horne Rd. 25
    • 26. Cushing Village Belmont, MA HYLAND Proposed The Hyland on Horne Rd. Remove added level Step back @ residences 26
    • 27. Cushing Village Belmont, MA HYLAND Belmont Street Elevation 27 Common Street Elevation
    • 28. Cushing Village Belmont, MA HYLAND Horne Road Elevation West Elevation 28
    • 29. Cushing Village Belmont, MA Hyland Floor Plans 1st Floor Plan 2nd Floor Plan 3rd Floor Plan 4th Floor Plan 29
    • 30. Cushing Village Belmont, MA HYLAND Massing at Neighbors @ 569 Belmont St PL 38’ 27’ 24’ 20’ Minimum Setback 569 Belmont St 45 deg 0’ AVE GRADE RESIDENTIAL LB-I DISTRICT DISTRICT Site Section - Proposed Locus 30
    • 31. Cushing Village Belmont, MA HYLAND Massing at Neighbors @ 16 Horne Rd PL 42’ 30’ 22’ 20’ Minimum Setback 16 Horne Rd 16 Horne Rd 45 deg 0’ AVE GRADE LB-I RESIDENTIAL DISTRICT DISTRICT Site Section - Proposed Locus 31
    • 32. Cushing Village Belmont, MA Hyland Setbacks 1st Floor Plan 4th Floor Plan 32
    • 33. Cushing Village Belmont, MA Hyland Shadow Study 33
    • 34. Cushing Village Belmont, MA Hyland Shadow Study 34
    • 35. Cushing Village Belmont, MA Hyland Shadow Study 35
    • 36. Cushing Village Belmont, MA Building Area 4th Floor Ratio Lot Area 86,073 –SF 4th Floor 35,441–SF 41% of Lot Area 4th Floor as a ratio of Building Area = 19% Revised Plan 36
    • 37. Cushing Village Belmont, MA Streetscape Common Street Proposed Previous 37
    • 38. Cushing Village Belmont, MA Streetscape Trapelo Road Proposed Previous 38
    • 39. Cushing Village Belmont, MA Summary Size, Scale & Mass • We have provided a contextual basis for determining the impact on neighboring properties for size, scale, and mass. • The By-Right view and light angle provides a means of evaluating whether the size, scale, and mass adversely impacts the neighbors. • Site sections along with the shadow studies show that the impact on the revised proposal is comparable to the By-Right impact. • The Fourth Floor has been reduced so as to have minimal impact on neighboring properties. • The Hyland is designed to transition to neighborhood scale and to provide a complement to the other Cushing Village buildings. 39

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