Cushing Village  Belmont, MA                                Presentation to Planning Board No 4                           ...
Cushing Village  Belmont, MA                                                                                              ...
Cushing Village  Belmont, MA                                                                                        WINSLO...
Cushing Village  Belmont, MA                                                                             WINSLOW          ...
Cushing Village  Belmont, MA                                    WINSLOW                                Trapelo Rd Elevatio...
Cushing Village  Belmont, MA                                             WINSLOW                                         T...
Cushing Village  Belmont, MA                                                                                      WINSLOW ...
Cushing Village  Belmont, MA                                           Winslow Setbacks                  1st Floor Plan   ...
Cushing Village  Belmont, MA                  Winslow Shadow Study                                   9
Cushing Village  Belmont, MA                  Winslow Shadow Study                                  10
Cushing Village  Belmont, MA                  Winslow Shadow Study                                  11
Cushing Village  Belmont, MA                                                                              POMONA          ...
Cushing Village  Belmont, MA                                                                     POMONA                   ...
Cushing Village  Belmont, MA                         Lowered Tower                                                     POM...
Cushing Village  Belmont, MA                             Lowered Tower                                               POMON...
Cushing Village  Belmont, MA                                                                 POMONA                  Lower...
Cushing Village  Belmont, MA                                               POMONA                                         ...
Cushing Village  Belmont, MA                                                                                              ...
Cushing Village  Belmont, MA                                            Pomona Setbacks                  1st Floor Plan   ...
Cushing Village  Belmont, MA                  Pomona Shadow Study                                 20
Cushing Village  Belmont, MA                  Pomona Shadow Study                                 21
Cushing Village  Belmont, MA                  Pomona Shadow Study                                 22
Cushing Village  Belmont, MA                                                                      HYLAND                  ...
Cushing Village  Belmont, MA                                                             HYLAND                           ...
Cushing Village  Belmont, MA                                                                                           HYL...
Cushing Village  Belmont, MA                                                           HYLAND                             ...
Cushing Village  Belmont, MA                                             HYLAND                  Belmont Street Elevation ...
Cushing Village  Belmont, MA                                                          HYLAND                  Horne Road E...
Cushing Village  Belmont, MA                                                    Hyland Floor Plans                  1st Fl...
Cushing Village  Belmont, MA                                                                                   HYLAND     ...
Cushing Village  Belmont, MA                                                                                  HYLAND      ...
Cushing Village  Belmont, MA                                            Hyland Setbacks                  1st Floor Plan   ...
Cushing Village  Belmont, MA                  Hyland Shadow Study                                  33
Cushing Village  Belmont, MA                  Hyland Shadow Study                                 34
Cushing Village  Belmont, MA                  Hyland Shadow Study                                  35
Cushing Village  Belmont, MA                                                                       Building Area          ...
Cushing Village  Belmont, MA                  Streetscape                  Common Street                   Proposed       ...
Cushing Village  Belmont, MA                             Streetscape                             Trapelo Road             ...
Cushing Village  Belmont, MA                                                                                              ...
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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

    1. 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. 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. 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. 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. 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. 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. 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. 8. Cushing Village Belmont, MA Winslow Setbacks 1st Floor Plan 4th Floor Plan 8
    9. 9. Cushing Village Belmont, MA Winslow Shadow Study 9
    10. 10. Cushing Village Belmont, MA Winslow Shadow Study 10
    11. 11. Cushing Village Belmont, MA Winslow Shadow Study 11
    12. 12. Cushing Village Belmont, MA POMONA Previous The Pomona on Horne Rd. Issues Insufficient stepping at the 4th floor. 12
    13. 13. Cushing Village Belmont, MA POMONA Proposed The Pomona on Horne Rd. Step back @ fourth floor 13
    14. 14. Cushing Village Belmont, MA Lowered Tower POMONA Lowered Parapet Common St Elevation Proposed Previous 14
    15. 15. Cushing Village Belmont, MA Lowered Tower POMONA Trapelo Rd Elevation Lowered Parapet Proposed Previous 15
    16. 16. Cushing Village Belmont, MA POMONA Lowered parapet and gable roof Interior Driveway Reduced mass & increased setback Elevation Proposed Previous 16
    17. 17. Cushing Village Belmont, MA POMONA Horne Rd Elevation Lowered parapet and gable roof Proposed Previous 17
    18. 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. 19. Cushing Village Belmont, MA Pomona Setbacks 1st Floor Plan 4th Floor Plan 19
    20. 20. Cushing Village Belmont, MA Pomona Shadow Study 20
    21. 21. Cushing Village Belmont, MA Pomona Shadow Study 21
    22. 22. Cushing Village Belmont, MA Pomona Shadow Study 22
    23. 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. 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. 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. 26. Cushing Village Belmont, MA HYLAND Proposed The Hyland on Horne Rd. Remove added level Step back @ residences 26
    27. 27. Cushing Village Belmont, MA HYLAND Belmont Street Elevation 27 Common Street Elevation
    28. 28. Cushing Village Belmont, MA HYLAND Horne Road Elevation West Elevation 28
    29. 29. Cushing Village Belmont, MA Hyland Floor Plans 1st Floor Plan 2nd Floor Plan 3rd Floor Plan 4th Floor Plan 29
    30. 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. 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. 32. Cushing Village Belmont, MA Hyland Setbacks 1st Floor Plan 4th Floor Plan 32
    33. 33. Cushing Village Belmont, MA Hyland Shadow Study 33
    34. 34. Cushing Village Belmont, MA Hyland Shadow Study 34
    35. 35. Cushing Village Belmont, MA Hyland Shadow Study 35
    36. 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. 37. Cushing Village Belmont, MA Streetscape Common Street Proposed Previous 37
    38. 38. Cushing Village Belmont, MA Streetscape Trapelo Road Proposed Previous 38
    39. 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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