First Cushing Planning Board Hearing, Belmont, MA - Feb. 28, 2012
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Transcript of First Cushing Planning Board Hearing, Belmont, MA - Feb. 28, 2012
Cushing Village Belmont, MA
Welcome to Cushing Village
PLANNING BOARD PRESENTATION Feb 28, 2012
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Cushing Village Belmont, MA
Existing parcel data
Lot area: +/- 2-Acres
Frontage: 980-LF
Grade change: 26-FT
26-FT
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Cushing Village Belmont, MA
Existing context
533 Belmont St +/- 44’ h
125 Trapelo Rd +/- 62’/74’ h
Common St Commercial Bldgs
Winters hardware/Belmont Savings
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Cushing Village Belmont, MA
Three Separate Buildings
Site Concept
Three Separate Buildings
1. Reduce the massing
2. Allow free-flow of circulation
3. Provide opportunity for varied design
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Cushing Village Belmont, MA
Main Vehicular
route
Vehicular Circulation
Site Concept
Horned Rd Access closed except for emergency
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Cushing Village Belmont, MA
Ramp Access to underground
parking
Car Circulation
Site Concept
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Cushing Village Belmont, MA
Main Vehicular
route
Parking & Loading
Parking at grade: 96 Spaces
Site Concept
Direct Access to Municipal Lot
Covered Loading Dock
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Cushing Village Belmont, MA
Pedestrian Routes
Pedestrian
Site Concept
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Cushing Village Belmont, MA
Plantings
Landscaping
Densely planted walkway
Planting and planter beds throughout
Plantings between buildings and property line
Interface w/Trapelo/ Common Road changes
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Cushing Village Belmont, MA
Planters Benches & Seating areas
Site Amenities
Landscaping
Bike parking racks
156 – spaces total
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Cushing Village Belmont, MA
Landscaping
Good-Neighbor fence Board fencing with Trellis topper
Fencing and Screening
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Cushing Village Belmont, MA
BUILDING ONE
TheWinslow
BUILDING TWO
The Pomona BUILDING THREE
The Hyland
Building Design
Three Separate Buildings
1. To create visual interest
2. To respond to different residential needs
3. To provide a high sense of identity
Three different designs:
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Cushing Village Belmont, MA
BUILDING ONE
Winslow
Building Design
Three Separate Buildings
TRAPELO RD VIEW
THE WINSLOW – WILLISTON VIEW
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Retail - 10,600-SF Apartments-28
Cushing Village Belmont, MA
BUILDING TWO
Pomona
Building Design
Three Separate Buildings
TRAPELO RD VIEW COMMON ST VIEW
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Retail - 21,600-SF Apartments -66
Cushing Village Belmont, MA
BUILDING THREE
Hyland
Building Design
Three Separate Buildings
COMMON ST VIEW BELMONT ST VIEW
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Apartments - 48 Fitness – 3,600-sf
Cushing Village Belmont, MA
Ground Floor: Commercial
Retail
Retail food store Starbucks
Restaurant
Fitness club
Parking
Building Interiors
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Cushing Village Belmont, MA
Typical Residential Level
Building Interiors
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
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Cushing Village Belmont, MA
Street View
Trapelo Rd Streetscape
Winters hardware Common St The Pomona The Winslow Williston Rd
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Cushing Village Belmont, MA
Street View
Belmont St Horne Rd Trapelo Rd
Common St Streetscape
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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
Traditional Window Styles
Wood details on porch
‘Cylinder’ Room w/decorative brick
20 Decorative brick work
Brackets and metal roof
Cushing Village Belmont, MA
BUILDING TWO
The Pomona
Decorative entries
Rustic stone base Metal trimmed bay window On stone tile face
Clock tower with murals
Decorative window
Recessed balconies
Craft and Detailing
Naturalistic Detailing
Stone and Stucco
Decorative Metal Work
Juliet balcony ‘Twig” balusters
Decorative Metal Work 21
Cushing Village Belmont, MA
BUILDING THREE
The Hyland
Decorative cornices
Cast stone detailing and Juliet balcony
Cast stone entry arch Brick and steel trellis
Decorative façade pattern
Decorative Cornices
Craft and Detailing
Hillside Village:
Brick, Stucco, Decorative Metalwork
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Cushing Village Belmont, MA
Street View
View from Belmont and Common 23
Cushing Village Belmont, MA
Street View
View at Trapelo Rd
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Cushing Village Belmont, MA
Key Points to Note
1. Project Size
2. Parking
3. Traffic
4. Residential Setbacks
5. Building Height
6. Community Benefits
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Cushing Village Belmont, MA
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• 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.
Key Points to Note
1. Project Size
Cushing Village Belmont, MA
2012 Proposed FAR 2.05
2010 FAR 2.37
zoning Allowable FAR 3.0
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1. Project Size
Key Points to Note
Cushing Village Belmont, MA
1. Project Size
Allowable
by Zoning
Total Area (SF)
257,500
FAR 3.00
1-Bedrm units
2-Bedrm units
3-Bedrm units
Residential units
Total Bedrooms
Total Residential
Area
2008
225,000
2.6
50
85
15
150
265
180,000
2010
203,000
2.37
40
80
3
123
209
145,410
2012
178,604
2.05
82
60
0
142
202
141,346
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Key Points to Note
Cushing Village Belmont, MA
• 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
2. Parking
• In comparison to the 2010 design, we have added about 25 more on-grade spaces.
Key Points to Note
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Cushing Village Belmont, MA
Parking Below Grade
181 Spaces
DEDICATED
RESIDENTIAL LOT
MUNICIPAL LOT
(50 SPACES) DIRECT ACCESS
TO
STREET LEVEL
Parking At Street Grade
96 spaces
STRUCTURED
PARKING
DIRECT ACCESS
TO MUNICIPAL
PARKING
RES ACCESS
TO WINSLOW
DIRECT
ACCESS TO
POMONA
DIRECT
ACCESS TO
HYLAND
2. Parking
Key Points to Note
Total Parking Spaces 277
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Cushing Village Belmont, MA
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
spaces
One Space /4 seats 30
Parking Requirement for Cushing Village 227
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
Parking – What is required (per CSOD)? By-Law Required
Residential One space / unit 142
2. Parking Compliance
Key Points to Note
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Cushing Village Belmont, MA
• 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.
Key Points to Note
3. Traffic
• Cushing Village will have minimal impact on traffic patterns in the area.
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Cushing Village Belmont, MA
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Project – related increases in Delay at peak hour No Build versus Build
3. Traffic
Key Points to Note
Negligible
Cushing Village Belmont, MA
• 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.
Key Points to Note
4. Residential Setbacks
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Cushing Village Belmont, MA
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BUILDING ONE
TheWinslow
BUILDING TWO
The Pomona BUILDING THREE
The Hyland
4. Building Setbacks
Key Points to Note
First floor set back 20’-0” to 55’-6”
Cushing Village Belmont, MA
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BUILDING ONE
TheWinslow
BUILDING TWO
The Pomona BUILDING THREE
The Hyland
4. Building Setbacks
Second floor setback 20’-0” to 59’-6”
Key Points to Note
Cushing Village Belmont, MA
• 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).
Key Points to Note
5. Building height
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Cushing Village Belmont, MA
Cushing Village Belmont, MA
BUILDING THREE
Hyland @BELMONT ST
+/-43.0’ 4-stories
+/-46.5’ 4-stories
BUILDING THREE
Hyland @COMMON ST
Average grade @Belmont St
Average grade @Common St
Submerged Level
48’Allowable
48’Allowable
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5. Building Height
Key Points to Note
Cushing Village Belmont, MA
• 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.
Key Points to Note
• New permanent jobs will be created.
6. Community Benefits
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Cushing Village Belmont, MA
One-Time Municipal Revenue Municipal Parking Lot Purchase $ 850,000 Permitting Fees $ 400,000 _____________________________________________ Total $1,250,000
One-Time Municipal Revenues
Based upon total project costs of $50M ($40M Construction Costs & $10M Soft Costs) and $13.35/$1,000 tax rate
Annual Municipal Revenues
Annual Revenues Less Schooling Costs Property Taxes $ 670,000/year* Excise Taxes $ 40,000/year Less Schooling Costs ( $120,000/year) _____________________________________________ Total $ 590,000/year
$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.)
Construction Project
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6. Community Benefits
Key Points to Note
Cushing Village Belmont, MA
Proposal summary
• 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.
Cushing Village
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Cushing Village Belmont, MA
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Stay informed and engaged through interactive outreach…
Second Life Virtual Model
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Blog/RSS Feed Twitter - @CushingVillage
Website – www.cushingvillage.com
Electronic Newsletter Signup being passed around the room
Cushing Village Belmont, MA
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Cushing Village Belmont, MA
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Community Outreach Reception
Next Event to Launch Cushing Virtual (Our 3D Interactive Version of Cushing Square)