AMAZON SELLER VIRTUAL ASSISTANT PRODUCT RESEARCH .pdf
Second Planning Board Hearing Cushing Village, Belmont, MA - March 13, 2012
1. Cushing Village
Welcome to Cushing Village
PLANNING BOARD PRESENTATION
Mar 13, 2012
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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.
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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.
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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.
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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.
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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.
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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.
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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
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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
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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
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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.
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21. Cushing Village
Massing at Neighbors
19 Horne Rd.
Partial Site Plan Locus
32.5’ – 59.5’
31’
Site Section
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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
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23. Cushing Village
Massing at Neighbors
13 Horne Rd.
Site Plan Detail Locus
45.5’ to 55.5’
PL
Site Section
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24. Cushing Village
Massing at Neighbors
16 Horne Rd.
View From Horne Rd. View From Rear Parking
Former CVS 16 Horne Rd.
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25. Cushing Village
Massing at Neighbors
16 Horne Rd.
Site Plan Detail Locus
30’ 29’-34’
Site Section
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26. Cushing Village
Massing at Neighbors
582 Belmont St.
View From Belmont St. View From Belmont St.
582 Belmont St. Former CVS
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27. Cushing Village
Massing at Neighbors
582 Belmont St.
20’ 12’
12’
Site Plan Detail Locus
20’ 12’12’
Site Section
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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
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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
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30. Cushing Village
Shadow Animation
March/September 21
THE WINSLOW
THE POMONA
THE HYLAND
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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
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32. Cushing Village
Shadow Animation
June 21
THE WINSLOW
THE POMONA
THE HYLAND
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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
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34. Cushing Village
Shadow Animation
December 21
THE WINSLOW
THE POMONA
THE HYLAND
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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
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38. Cushing Village
Key Points to Note
1. Project Size
2. Parking
3. Traffic
4. Residential Setbacks
5. Building Height
6. Community Benefits
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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.
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40. Cushing Village
Key Points to Note
1. Project Size
2012
Proposed
FAR 2.05
2010
FAR 2.37
zoning
Allowable
FAR 3.0
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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
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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.
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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
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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
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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
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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.
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46. Cushing Village
Key Points to Note
3. Traffic
Negligible
Project – related increases in Delay at peak hour
No Build versus Build 46
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.
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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
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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
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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).
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51. Cushing Village
Cushing 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
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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.
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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. 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.
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