Cushing Village                                   Welcome to Cushing Village     PLANNING BOARD PRESENTATION     Mar 13, 2...
Cushing Village                                                                                                           ...
Cushing Village                  Cushing Square                  Overlay District                             3
Cushing Village                  8.3.1 (B) DIMENSIONAL REGULATIONS CSOD                                                   ...
Cushing Village                                                                                                           ...
Cushing Village                                                                                                           ...
Cushing Village                                                             Overviews                      Scale, Height a...
Cushing Village                                           Building Views•     Different massing strategies•     Vertical L...
Cushing Village                                           Building Views•     Different massing strategies•     Vertical L...
Cushing Village                                           Building Views•     Different massing strategies•     Vertical L...
Cushing Village                  The Winslow   Sidewalk Views                                            11
Cushing Village                  The Winslow   Sidewalk Views                                            12
Cushing Village                  The Winslow   Sidewalk Views                                            13
Cushing Village                  The Pomona   Sidewalk Views                                          14
Cushing Village                  The Pomona   Sidewalk Views                                           15
Cushing Village                  The Pomona   Sidewalk Views                                          16
Cushing Village                  The Hyland   Sidewalk Views                                           17
Cushing Village                  The Hyland   Sidewalk Views                                          18
Cushing Village                  The Hyland   Sidewalk Views                                          19
Cushing Village                                                                              Massing at Neighbors         ...
Cushing Village                                                       Massing at Neighbors                                ...
Cushing Village                                                                          Massing at Neighbors             ...
Cushing Village                                                           Massing at Neighbors                            ...
Cushing Village                                                        Massing at Neighbors                               ...
Cushing Village                                                       Massing at Neighbors                                ...
Cushing Village                                                                 Massing at Neighbors                      ...
Cushing Village                                                      Massing at Neighbors                                 ...
Cushing Village        Shadow Study        MARCH/SEPT 21 (EQUINOX)     9AM    12PM   3PM        JUNE 21 (SUMMER SOLSTICE) ...
Cushing Village                                                                          Shadow Study                     ...
Cushing Village                                            Shadow Animation                                            Mar...
Cushing Village                                                                          Shadow Study                     ...
Cushing Village                                            Shadow Animation                                               ...
Cushing Village                                                                           Shadow Study                    ...
Cushing Village                                            Shadow Animation                                              D...
Cushing Village                                                              1. Project Size              Total Area      ...
Cushing Village                  Thank You!                               36
Cushing Village                  Back up to follow                                      37
Cushing Village                                            Key Points to Note                  1. Project Size            ...
Cushing Village                                                                             Key Points to Note            ...
Cushing Village                                        Key Points to Note                                               1....
Cushing Village                                                    Key Points to Note                                     ...
Cushing Village                                                                                      Key Points to Note   ...
Cushing Village                                                                                    Key Points to Note     ...
Cushing Village                                                                                                      Key P...
Cushing Village                                                                                    Key Points to Note     ...
Cushing Village                                                       Key Points to Note                                  ...
Cushing Village                                                                                        Key Points to Note ...
Cushing Village                                                                      Key Points to Note                   ...
Cushing Village                                                                      Key Points to Note                   ...
Cushing Village                                                                                    Key Points to Note     ...
Cushing VillageCushing Village                                                                                       Key P...
Cushing Village                                                                                      Key Points to Note   ...
Cushing Village                                                                                                           ...
Cushing Village                                                                                  Proposal summary         ...
Cushing Village                  55
Cushing Village                  56
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Second Planning Board Hearing Cushing Village, Belmont, MA - March 13, 2012

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Second Planning Board Hearing Cushing Village, Belmont, MA - March 13, 2012

  1. 1. Cushing Village Welcome to Cushing Village PLANNING BOARD PRESENTATION Mar 13, 2012 1
  2. 2. Cushing Village Cushing Square Overlay District SECTION 8. CUSHING SQUARE OVERLAY DISTRICT Note: §8 was adopted under Article 3 at the 2006 Special Town Meeting. … 8.1.2 Boundary of Cushing Square Overlay District The CSOD boundary is shown on the Cushing Square Overlay District Map and is generally described as the area surrounding the intersection of Trapelo Road and Common Street including all of the underlying Local Business I Zoning District and also including parcels 12-207 and 12-211A as listed on the Town’s Tax Assessors Map. The CSOD boundaries shall be superimposed on the Town of Belmont Zoning District Map so as to indicate the extent of the CSOD. … 2
  3. 3. Cushing Village Cushing Square Overlay District 3
  4. 4. Cushing Village 8.3.1 (B) DIMENSIONAL REGULATIONS CSOD Cushing Square 1. Setbacks Overlay District i. Front: The maximum front setback shall be zero (0) feet for the front and street side façades. ii. Side: The minimum side setback shall be zero (0) feet. When abutting a residential district, the minimum side setback shall be 20 feet. iii. Rear: Rear yard setbacks shall be 20 feet. The Planning Board may modify all setback requirements if, in its opinion, such waiver will result in improved design. 2. Height of Structures The maximum height of buildings is 28 feet and two stories, above ambient sidewalk grade. A building height of up to 36 feet and three stories, may be allowed by Special Permit from the Planning Board taking into account the criteria provided in Section 4.4 and Section 7.4.3 and subject to Section 8.3. A building height of up to 48 feet and four stories, may be allowed by Special Permit from the Planning Board subject to Section 8.4. Development projects which abut a residential district may be required to reduce building mass by providing additional setbacks on upper stories of buildings to minimize any impact to surrounding residential properties. 3. Floor Area Ratio (FAR) Size of Proposed Site Maximum Allowable Floor Area Ratio • Less than 15,000 square feet Not Applicable • Greater than or equal to 15,000 2.75 for three-story buildings square feet 3.0 for buildings greater than three stories Calculation of floor area ratio shall not include areas contained within the cellar as defined in Section 1.4. 4
  5. 5. Cushing Village Cushing Square Overlay District 8.4 Four Story Development Projects For CSOD development projects that meet the eligibility requirements specified below, the Planning Board may grant a Special Permit to allow an increase in building height and up to 48 feet and 4 stories. 8.4.1 Eligible Development Projects a) The development project shall be located on either a single lot, or on a single premises consisting of an assemblage of lots, whether or not in common ownership having an area of or exceeding 15,000 square feet in size; or b) Development projects including underground parking areas on the site. 8.4.2 Requirements All development projects proposed for a Special Permit under Section 8.4 are subject to the requirements of Section 8.3 with the exception of building heights. a) Building Heights By Special Permit under this Section, the Planning Board may allow the maximum height of buildings in a CSOD development project to be increased up to 48 feet and/or four stories (above ambient sidewalk grade). Said story shall be allowed for residential use only. The Board, in granting a Special Permit, may require that development projects which abut residential property reduce building mass by providing stepped back buildings on the above ground floors, to minimize any impact to surrounding residential property. 8.4.3 Additional Criteria Development projects with Special Permits under this Section shall also be subject to the Special Permit Criteria specified in Section 7.4.3. 5
  6. 6. Cushing Village Cushing Square Overlay District 8.3.3 (B)(5) Preservation of Historic Structures Proposed CSOD development projects shall protect and preserve the historic and cultural character of Cushing Square by promoting the conservation of buildings that have historic significance or are determined by the Planning Board to contribute to the character of Cushing Square. When it deems appropriate, the Planning Board may consult with and request opinions and information from the Belmont Historic District Commission. To preserve and enhance Cushing Square’s historical resources, the Planning Board may consider the following guidelines when reviewing a proposed CSOD development project: i. That proposed new buildings respect adjacent historic structures. ii. Rehabilitation of historic structures shall be done with sensitivity to the historic character of the structure. … 6
  7. 7. Cushing Village Overviews Scale, Height and Density • The buildings as seen from the street. • The buildings as seen from the rear. • Shadows • Summary of area and volume. 7
  8. 8. Cushing Village Building Views• Different massing strategies• Vertical Layering View from Trapelo Rd• Change of materials• Set back of building mass• Central Entries• Rhythm of vertical & horizontal 8
  9. 9. Cushing Village Building Views• Different massing strategies• Vertical Layering View from Common st• Change of materials• Set back of building mass• Central Entries• Rhythm of vertical & horizontal 9
  10. 10. Cushing Village Building Views• Different massing strategies• Vertical Layering View from Common st• Change of materials• Set back of building mass• Central Entries• Rhythm of vertical & horizontal 10
  11. 11. Cushing Village The Winslow Sidewalk Views 11
  12. 12. Cushing Village The Winslow Sidewalk Views 12
  13. 13. Cushing Village The Winslow Sidewalk Views 13
  14. 14. Cushing Village The Pomona Sidewalk Views 14
  15. 15. Cushing Village The Pomona Sidewalk Views 15
  16. 16. Cushing Village The Pomona Sidewalk Views 16
  17. 17. Cushing Village The Hyland Sidewalk Views 17
  18. 18. Cushing Village The Hyland Sidewalk Views 18
  19. 19. Cushing Village The Hyland Sidewalk Views 19
  20. 20. Cushing Village Massing at Neighbors 19 Horne Rd. View From Williston/Horne Corner View From Williston/Trapelo Corner Municipal Parking Lot 19 Horne Rd. 20
  21. 21. Cushing Village Massing at Neighbors 19 Horne Rd. Partial Site Plan Locus 32.5’ – 59.5’ 31’ Site Section 21
  22. 22. Cushing Village Massing at Neighbors 13 Horne Rd. View at Horne Rd. Restriction View From Horne Rd. 19 Horne Rd. 13 Horne Rd. Laundry 22
  23. 23. Cushing Village Massing at Neighbors 13 Horne Rd. Site Plan Detail Locus 45.5’ to 55.5’ PL Site Section 23
  24. 24. Cushing Village Massing at Neighbors 16 Horne Rd. View From Horne Rd. View From Rear Parking Former CVS 16 Horne Rd. 24
  25. 25. Cushing Village Massing at Neighbors 16 Horne Rd. Site Plan Detail Locus 30’ 29’-34’ Site Section 25
  26. 26. Cushing Village Massing at Neighbors 582 Belmont St. View From Belmont St. View From Belmont St. 582 Belmont St. Former CVS 26
  27. 27. Cushing Village Massing at Neighbors 582 Belmont St. 20’ 12’ 12’ Site Plan Detail Locus 20’ 12’12’ Site Section 27
  28. 28. Cushing Village Shadow Study MARCH/SEPT 21 (EQUINOX) 9AM 12PM 3PM JUNE 21 (SUMMER SOLSTICE) 9AM 12PM 3PM DEC 21 (WINTER SOLSTICE) 10AM 12PM 2PM 28
  29. 29. Cushing Village Shadow Study March/September 21 9:00 AM : EXISTING 12:00 PM : EXISTING 3:00 PM : EXISTING 9:00 AM : PROPOSED 12:00 PM : PROPOSED 3:00 PM : PROPOSED 29
  30. 30. Cushing Village Shadow Animation March/September 21 THE WINSLOW THE POMONA THE HYLAND 30
  31. 31. Cushing Village Shadow Study June 21 9:00 AM : EXISTING 12:00 PM : EXISTING 3:00 PM : EXISTING 9:00 AM : PROPOSED 12:00 PM : PROPOSED 3:00 PM : PROPOSED 31
  32. 32. Cushing Village Shadow Animation June 21 THE WINSLOW THE POMONA THE HYLAND 32
  33. 33. Cushing Village Shadow Study December 21 10:00 AM : EXISTING 12:00 PM : EXISTING 2:00 PM : EXISTING 10:00 AM : PROPOSED 12:00 PM : PROPOSED 2:00 PM : PROPOSED 33
  34. 34. Cushing Village Shadow Animation December 21 THE WINSLOW THE POMONA THE HYLAND 34
  35. 35. Cushing Village 1. Project Size Total Area 257,500 225,000 203,000 178,604, 184,025 (SF) FAR (Lot Area= 86,073- SF) 3.00 2.6 2.37 2.05, 2.11 Building Volume 3,231,000 2,375,538 2,096,738 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 35
  36. 36. Cushing Village Thank You! 36
  37. 37. Cushing Village Back up to follow 37
  38. 38. Cushing Village Key Points to Note 1. Project Size 2. Parking 3. Traffic 4. Residential Setbacks 5. Building Height 6. Community Benefits 38
  39. 39. Cushing Village 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. 39
  40. 40. Cushing Village Key Points to Note 1. Project Size 2012 Proposed FAR 2.05 2010 FAR 2.37 zoning Allowable FAR 3.0 40
  41. 41. Cushing Village Key Points to Note 1. Project Size 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 41
  42. 42. Cushing Village 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. 42
  43. 43. Cushing Village 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 43
  44. 44. Cushing Village 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 44
  45. 45. Cushing Village 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. 45
  46. 46. Cushing Village Key Points to Note 3. Traffic Negligible Project – related increases in Delay at peak hour No Build versus Build 46
  47. 47. Cushing Village 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. 47
  48. 48. Cushing Village 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 48
  49. 49. Cushing Village 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 49
  50. 50. Cushing Village 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). 50
  51. 51. Cushing VillageCushing Village 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 Hyland @BELMONT ST @COMMON ST 51
  52. 52. Cushing Village 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. 52
  53. 53. Cushing Village 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 53
  54. 54. Cushing Village 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. 54
  55. 55. Cushing Village 55
  56. 56. Cushing Village 56

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