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Cushing Village




                                   Welcome to Cushing Village




     PLANNING BOARD PRESENTATION
     Mar 13, 2012



                                                                1
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
Cushing Village
                  Cushing Square
                  Overlay District




                             3
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
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
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
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
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
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
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
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
                                                                                          19 Horne Rd.




                  View From Williston/Horne Corner   View From Williston/Trapelo Corner




                         Municipal Parking Lot                 19 Horne Rd.

                                                                                                   20
Cushing Village


                                                       Massing at Neighbors
                                                              19 Horne Rd.




                  Partial Site Plan                   Locus

                                      32.5’ – 59.5’
                                             31’




                   Site Section
                                                                        21
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
Cushing Village


                                                           Massing at Neighbors
                                                                    13 Horne Rd.




                  Site Plan Detail                     Locus

                                      45.5’ to 55.5’


                                     PL




                  Site Section
                                                                            23
Cushing Village


                                                        Massing at Neighbors
                                                                 16 Horne Rd.




                  View From Horne Rd.   View From Rear Parking




                         Former CVS              16 Horne Rd.
                                                                        24
Cushing Village


                                                       Massing at Neighbors
                                                                16 Horne Rd.




                  Site Plan Detail                   Locus



                                     30’   29’-34’




                   Site Section
                                                                        25
Cushing Village


                                                                 Massing at Neighbors
                                                                        582 Belmont St.




                  View From Belmont St.       View From Belmont St.




                     582 Belmont St.      Former CVS
                                                                                 26
Cushing Village


                                                      Massing at Neighbors
                                                             582 Belmont St.
                                     20’ 12’
                                             12’




                  Site Plan Detail                 Locus
                                     20’ 12’12’




                   Site Section
                                                                       27
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
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
Cushing Village
                                            Shadow Animation
                                            March/September 21




                   THE WINSLOW




                               THE POMONA




                  THE HYLAND




                                                          30
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
Cushing Village
                                            Shadow Animation
                                                 June 21




                   THE WINSLOW




                               THE POMONA




                  THE HYLAND




                                                           32
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
Cushing Village
                                            Shadow Animation
                                              December 21




                   THE WINSLOW




                               THE POMONA




                  THE HYLAND




                                                            34
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
Cushing Village




                  Thank You!




                               36
Cushing Village




                  Back up to follow




                                      37
Cushing Village
                                            Key Points to Note




                  1. Project Size

                  2. Parking

                  3. Traffic

                  4. Residential Setbacks

                  5. Building Height

                  6. Community Benefits


                                                                 38
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
Cushing Village
                                        Key Points to Note
                                               1. Project Size


                               2012
                             Proposed
                             FAR 2.05



                    2010
                  FAR 2.37

      zoning
     Allowable
      FAR 3.0




                                                             40
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
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
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
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
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
Cushing Village
                                                       Key Points to Note
                                                                    3. Traffic




                  Negligible




                               Project – related increases in Delay at peak hour
                               No Build versus Build                             46
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
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
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
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
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




                                                                                                                           51
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
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
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
Cushing Village




                  55
Cushing Village




                  56

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

  • 1. Cushing Village Welcome to Cushing Village PLANNING BOARD PRESENTATION Mar 13, 2012 1
  • 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. Cushing Village Cushing Square Overlay District 3
  • 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. 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. 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. 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. 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. 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. 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. Cushing Village The Winslow Sidewalk Views 11
  • 12. Cushing Village The Winslow Sidewalk Views 12
  • 13. Cushing Village The Winslow Sidewalk Views 13
  • 14. Cushing Village The Pomona Sidewalk Views 14
  • 15. Cushing Village The Pomona Sidewalk Views 15
  • 16. Cushing Village The Pomona Sidewalk Views 16
  • 17. Cushing Village The Hyland Sidewalk Views 17
  • 18. Cushing Village The Hyland Sidewalk Views 18
  • 19. Cushing Village The Hyland Sidewalk Views 19
  • 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. Cushing Village Massing at Neighbors 19 Horne Rd. Partial Site Plan Locus 32.5’ – 59.5’ 31’ Site Section 21
  • 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. Cushing Village Massing at Neighbors 13 Horne Rd. Site Plan Detail Locus 45.5’ to 55.5’ PL Site Section 23
  • 24. Cushing Village Massing at Neighbors 16 Horne Rd. View From Horne Rd. View From Rear Parking Former CVS 16 Horne Rd. 24
  • 25. Cushing Village Massing at Neighbors 16 Horne Rd. Site Plan Detail Locus 30’ 29’-34’ Site Section 25
  • 26. Cushing Village Massing at Neighbors 582 Belmont St. View From Belmont St. View From Belmont St. 582 Belmont St. Former CVS 26
  • 27. Cushing Village Massing at Neighbors 582 Belmont St. 20’ 12’ 12’ Site Plan Detail Locus 20’ 12’12’ Site Section 27
  • 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. 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. Cushing Village Shadow Animation March/September 21 THE WINSLOW THE POMONA THE HYLAND 30
  • 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. Cushing Village Shadow Animation June 21 THE WINSLOW THE POMONA THE HYLAND 32
  • 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. Cushing Village Shadow Animation December 21 THE WINSLOW THE POMONA THE HYLAND 34
  • 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. Cushing Village Thank You! 36
  • 37. Cushing Village Back up to follow 37
  • 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. 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. 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. 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. 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. 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. 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. 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. 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. 47
  • 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. 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. 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. 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 51
  • 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. 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. 54