Cushing Village   Belmont, MA                                    Welcome to Cushing Village           PLANNING BOARD PRESE...
Cushing Village   Belmont, MA                          Existing parcel data                             Lot area:         ...
Cushing Village   Belmont, MA                                   Existing contextCommon St Commercial Bldgs                ...
Cushing Village   Belmont, MA                                                                   Site Concept              ...
Cushing Village   Belmont, MA                                                     Site Concept                            ...
Cushing Village   Belmont, MA                                   Site Concept                                     Car Circu...
Cushing Village   Belmont, MA                                                     Site Concept                            ...
Cushing Village   Belmont, MA                                      Site Concept                                           ...
Cushing Village   Belmont, MA                                 Landscaping                                  Plantings      ...
Cushing Village   Belmont, MA                                        Landscaping                                       Sit...
Cushing Village   Belmont, MA                                                                                Landscaping  ...
Cushing Village   Belmont, MA                                                                                             ...
Cushing Village   Belmont, MA                                                                Building Design              ...
Cushing Village   Belmont, MA                                                Building Design                              ...
Cushing Village   Belmont, MA                                                                             Building Design ...
Cushing Village   Belmont, MA                                                       Building Interiors                    ...
Cushing Village   Belmont, MA                                                                         Building Interiors  ...
Cushing Village   Belmont, MA                                                                               Street View   ...
Cushing Village   Belmont, MA                             Street View                                Common St Streetscape...
Cushing Village   Belmont, MA                                                                                             ...
Cushing Village   Belmont, MA                                                                                             ...
Cushing Village   Belmont, MA                                                        BUILDING THREE                       ...
Cushing Village   Belmont, MA                                                 Street View                  View from Belmo...
Cushing Village   Belmont, MA                                       Street View                  View at Trapelo Rd       ...
Cushing Village   Belmont, MA                                            Key Points to Note                  1. Project Si...
Cushing Village   Belmont, MA                                                                                Key Points to...
Cushing Village   Belmont, MA                                        Key Points to Note                                   ...
Cushing Village   Belmont, MA                                                                          Key Points to Note ...
Cushing Village   Belmont, MA                                                                                      Key Poi...
Cushing Village   Belmont, MA                                                                                      Key Poi...
Cushing Village   Belmont, MA                                                                                             ...
Cushing Village   Belmont, MA                                                                                    Key Point...
Cushing Village   Belmont, MA                                                       Key Points to Note                    ...
Cushing Village   Belmont, MA                                                                                        Key P...
Cushing Village   Belmont, MA                                                                      Key Points to Note     ...
Cushing Village   Belmont, MA                                                                      Key Points to Note     ...
Cushing Village   Belmont, MA                                                                                    Key Point...
Cushing VillageCushing Village  Belmont, MA  Belmont, MA                                                                  ...
Cushing Village   Belmont, MA                                                                                      Key Poi...
Cushing Village   Belmont, MA                                                                                             ...
Cushing Village   Belmont, MA                                                                                  Proposal su...
Cushing Village   Belmont, MA                       Stay informed and engaged through interactive outreach…               ...
Cushing Village   Belmont, MA                  Experience our vision for Cushing Village first-hand… in Cushing Virtual   ...
Cushing Village   Belmont, MA                        Learn more and get involved through community events…                ...
Upcoming SlideShare
Loading in …5
×

First Cushing Planning Board Hearing, Belmont, MA - Feb. 28, 2012

4,634 views

Published on

Cushing Village is Smith Legacy Partners Series LLC's proposal to transform Belmont, Massachusetts' Cushing Square with a major compact, mixed-use retail/residential village development.

Published in: Business, Technology
0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total views
4,634
On SlideShare
0
From Embeds
0
Number of Embeds
2,954
Actions
Shares
0
Downloads
10
Comments
0
Likes
0
Embeds 0
No embeds

No notes for slide

First Cushing Planning Board Hearing, Belmont, MA - Feb. 28, 2012

  1. 1. Cushing Village Belmont, MA Welcome to Cushing Village PLANNING BOARD PRESENTATION Feb 28, 2012 1
  2. 2. Cushing Village Belmont, MA Existing parcel data Lot area: +/- 2-Acres Frontage: 980-LF 26-FT Grade change: 26-FT 2
  3. 3. Cushing Village Belmont, MA Existing contextCommon St Commercial Bldgs 533 Belmont St +/- 44’ hWinters hardware/Belmont Savings 125 Trapelo Rd +/- 62’/74’ h 3
  4. 4. Cushing Village Belmont, MA Site Concept Three Separate Buildings Three Separate Buildings 1. Reduce the massing 2. Allow free-flow of circulation 3. Provide opportunity for varied design 4
  5. 5. Cushing Village Belmont, MA Site Concept Vehicular Circulation Horned Rd Access closed except for emergency Main Vehicular route 5
  6. 6. Cushing Village Belmont, MA Site Concept Car Circulation Ramp Access to underground parking 6
  7. 7. Cushing Village Belmont, MA Site Concept Parking & Loading Direct Access to Municipal Lot Parking at grade: 96 Spaces Covered Loading Dock Main Vehicular route 7
  8. 8. Cushing Village Belmont, MA Site Concept Pedestrian Pedestrian Routes 8
  9. 9. Cushing Village Belmont, MA Landscaping Plantings Densely planted walkway Interface Planting and w/Trapelo/ planter beds Common throughout Road changes Plantings between buildings and property line 9
  10. 10. Cushing Village Belmont, MA Landscaping Site Amenities Planters Benches & Seating areas Bike parking racks 156 – spaces total 10
  11. 11. Cushing Village Belmont, MA Landscaping Fencing and Screening Good-Neighbor fence Board fencing with Trellis topper 11
  12. 12. Cushing Village Belmont, MA Building Design Three Separate Buildings Three different designs: 1. To create visual interest 2. To respond to different residential needs 3. To provide a high sense of identity BUILDING ONE TheWinslow BUILDING THREE BUILDING TWO The Hyland The Pomona 12
  13. 13. Cushing Village Belmont, MA Building Design Three Separate Buildings BUILDING ONE Retail - 10,600-SF Winslow Apartments-28 TRAPELO RD VIEW THE WINSLOW – WILLISTON VIEW 13
  14. 14. Cushing Village Belmont, MA Building Design Three Separate Buildings COMMON ST VIEW TRAPELO RD VIEW BUILDING TWO Retail - 21,600-SF Pomona Apartments -66 14
  15. 15. Cushing Village Belmont, MA Building Design Three Separate Buildings BELMONT ST VIEW COMMON ST VIEWApartments - 48 BUILDING THREEFitness – 3,600-sf Hyland 15
  16. 16. Cushing Village Belmont, MA Building Interiors Ground Floor: Commercial Retail Fitness club Parking Restaurant Retail food store Starbucks 16
  17. 17. Cushing Village Belmont, MA Building Interiors Typical Residential Level Apartments – All one and two bedrooms Many units have balconies or bays Each building had is own entry Each building has direct access to parking garage 17
  18. 18. Cushing Village Belmont, MA Street View Trapelo Rd Streetscape Winters hardware Common St The Pomona The Winslow Williston Rd 18
  19. 19. Cushing Village Belmont, MA Street View Common St Streetscape Belmont St Horne Rd Trapelo Rd 19
  20. 20. Cushing Village Belmont, MA Craft and Detailing BUILDING ONE The Winslow Arts and Crafts Style Brick, Shingles, Clapboard, Wood Details, Traditional Windows, Metal Roof Decorative detailing Brackets and metal roof Traditional Window Styles ‘Cylinder’ Room w/decorative brick Wood details on porch Decorative brick work 20
  21. 21. Cushing Village Belmont, MA Craft and Detailing BUILDING TWO The Pomona Naturalistic Detailing Stone and Stucco Decorative Metal Work Decorative window Recessed balconies Juliet balcony ‘Twig” balusters Clock tower with murals Decorative entries Rustic stone base Metal trimmed bay window Decorative Metal Work On stone tile face 21
  22. 22. Cushing Village Belmont, MA BUILDING THREE Craft and Detailing The Hyland Hillside Village: Brick, Stucco, Decorative Metalwork Decorative cornices Decorative Cornices Cast stone detailing and Juliet balcony Decorative façade pattern Cast stone entry arch Brick and steel trellis 22
  23. 23. Cushing Village Belmont, MA Street View View from Belmont and Common 23
  24. 24. Cushing Village Belmont, MA Street View View at Trapelo Rd 24
  25. 25. Cushing Village Belmont, MA Key Points to Note 1. Project Size 2. Parking 3. Traffic 4. Residential Setbacks 5. Building Height 6. Community Benefits 25
  26. 26. Cushing Village Belmont, MA Key Points to Note 1. Project Size • With each proposal for Cushing Village the building overall area has decreased. • The total residential area has decreased. • There are fewer large units and more one-bedrooms. • Commercial use is on ground floor only. 26
  27. 27. Cushing Village Belmont, MA Key Points to Note 1. Project Size 2012 Proposed FAR 2.05 2010 FAR 2.37 zoning Allowable FAR 3.0 27
  28. 28. Cushing Village Belmont, MA Key Points to Note 1. Project Size Allowable by Zoning 2008 2010 2012 Total Area 257,500 225,000 203,000 178,604 (SF) FAR 3.00 2.6 2.37 2.05 1-Bedrm units 50 40 82 2-Bedrm units 85 80 60 3-Bedrm units 15 3 0 Residential units 150 123 142 Total Bedrooms 265 209 202 Total Residential Area 180,000 145,410 141,346 28
  29. 29. Cushing Village Belmont, MA Key Points to Note 2. Parking • Parking provided completely meets the By-Law requirement. • Cushing Village is not seeking a reduction in parking required. • Parking provided anticipates highest intensity use, such as a quality restaurant. • Municipal parking is directly below the current location with direct elevator access to the street • In addition to the Municipal Lot, there is plentiful commercial parking that will benefit businesses in the Square • In comparison to the 2010 design, we have added about 25 more on-grade spaces. 29
  30. 30. Cushing Village Belmont, MA Key Points to Note 2. Parking Parking Parking Below Grade At Street Grade 181 Spaces 96 spaces RES ACCESS TO WINSLOW MUNICIPAL LOT DIRECT ACCESS (50 SPACES) DIRECT ACCESS TO MUNICIPAL TO STRUCTURED PARKING DEDICATED STREET LEVEL PARKING RESIDENTIAL LOT DIRECT ACCESS TO DIRECT HYLAND ACCESS TO POMONA Total Parking Spaces 277 30
  31. 31. Cushing Village Belmont, MA Key Points to Note 2. Parking Compliance Parking – What is required (per CSOD)? By-Law Required  Residential One space / unit 142  Commercial - Ground floor retail One space / 550-SF 55  Commercial – 120 seats Starbucks and Restaurant Equivalent requirement for retail only would be 7,000-SF X 1/550-SF = 13 One Space /4 seats 30 spaces 227 Parking Requirement for Cushing Village Municipal Lot Relocation – Per agreement with BOS 50 Total Parking Requirement 277 Potential Reductions per CSOD By-laws that an Applicant may be entitled to:  Project Location within 250-ft of Municipal Garage 20% reduction (55)  Within 200-ft of Public Transportation 10% reduction (28) NET REQUIREMENT Potential Reduction of 83 Spaces 194 31
  32. 32. Cushing Village Belmont, MA Key Points to Note 3. Traffic • Cushing Village will have minimal impact on traffic patterns in the area. • Cut-through traffic on Horne and Williston Roads will be eliminated. • Even under peak hour times, traffic delay is not expected to exceed a few seconds more. • Smart Growth redevelopment encourages walking, bicycles, and the T. • Development of mixed-use communities discourages the use of automobiles. 32
  33. 33. Cushing Village Belmont, MA Key Points to Note 3. Traffic Negligible Project – related increases in Delay at peak hour No Build versus Build 33
  34. 34. Cushing Village Belmont, MA Key Points to Note 4. Residential Setbacks • The buildings meet all the setback requirements. • All the higher parts of the buildings are massed toward the commercial streets. • The first floor setbacks are from 20-ft to 40ft and average about 30-ft • The upper levels either step back as they rise or are set back 30-ft to 50-ft. 34
  35. 35. Cushing Village Belmont, MA Key Points to Note 4. Building Setbacks First floor set back 20’-0” to 55’-6” BUILDING ONE TheWinslow BUILDING THREE BUILDING TWO The Hyland The Pomona 35
  36. 36. Cushing Village Belmont, MA Key Points to Note 4. Building Setbacks Second floor setback 20’-0” to 59’-6” BUILDING ONE TheWinslow BUILDING THREE BUILDING TWO The Hyland The Pomona 36
  37. 37. Cushing Village Belmont, MA Key Points to Note 5. Building height • All the buildings are under 48-ft and four stories or less. • The two-story grade difference in the site contours means that there has to be some stepping to accommodate the site. • The Hyland site alone accounts for 15-ft of the site grade. We comply with the height requirement by stepping each side of the building (Common and Belmont). 37
  38. 38. Cushing VillageCushing Village Belmont, MA Belmont, MA Key Points to Note 5. Building Height 48’Allowable 48’Allowable Submerged Level Average grade @Belmont St Average grade @Common St BUILDING THREE BUILDING THREE Hyland +/-46.5’ Hyland +/-43.0’ @BELMONT ST 4-stories @COMMON ST 4-stories 38
  39. 39. Cushing Village Belmont, MA Key Points to Note 6. Community Benefits • There are large one time cash benefits to the Town before construction begins. • There are long term direct net benefits from real estate and excise taxes (after subtracting for education costs). • There are huge multiplier effects of bringing in new economic activity from a mixed-use development. • New permanent jobs will be created. 39
  40. 40. Cushing Village Belmont, MA Key Points to Note 6. Community Benefits One-Time Municipal Revenues Annual Municipal Revenues One-Time Municipal Revenue Annual Revenues Less Schooling Costs Municipal Parking Lot Purchase $ 850,000 Property Taxes $ 670,000/year* Permitting Fees $ 400,000 Excise Taxes $ 40,000/year _____________________________________________ Less Schooling Costs ( $120,000/year) Total $1,250,000 _____________________________________________ Total $ 590,000/year Construction Project $40M Projected Hard Costs In discussions with Belmont firms to consider for a significant portion of the budget Estimated 227 Jobs to Be Created During Construction (~2 Yrs.) Based upon total project costs of $50M ($40M Construction Costs & $10M Soft Costs) and $13.35/$1,000 tax rate 40
  41. 41. Cushing Village Belmont, MA Proposal summary Cushing Village • Is a Mixed-Use brownfield redevelopment, which will bring added vitality to Cushing Square. • Will bring significant economic benefit to Belmont. • Greatly increases parking for commercial uses. • Conforms to the Zoning By-Law. • Has been designed to create a rich and varied architectural character. 41
  42. 42. Cushing Village Belmont, MA Stay informed and engaged through interactive outreach… E-mail Newsletters Twitter - @CushingVillage Blog/RSS Feed Second Life Virtual Model Website – www.cushingvillage.com Electronic Newsletter Signup being passed around the room 42
  43. 43. Cushing Village Belmont, MA Experience our vision for Cushing Village first-hand… in Cushing Virtual 43
  44. 44. Cushing Village Belmont, MA Learn more and get involved through community events… Community Outreach Reception Next Event to Launch Cushing Virtual (Our 3D Interactive Version of Cushing Square) 44

×