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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Existing parcel data

Lot area: +/- 2-Acres

Frontage: 980-LF

Grade change: 26-FT

26-FT

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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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Three Separate Buildings

Site Concept


1. Reduce the massing

2. Allow free-flow of circulation

3. Provide opportunity for varied design

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Main Vehicular

route

Vehicular Circulation

Site Concept

Horned Rd Access closed except for emergency

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Ramp Access to underground

parking

Car Circulation

Site Concept

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Main Vehicular

route

Parking & Loading

Parking at grade: 96 Spaces

Site Concept

Direct Access to Municipal Lot

Covered Loading Dock

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Pedestrian Routes

Pedestrian

Site Concept

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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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Planters Benches & Seating areas

Site Amenities

Landscaping

Bike parking racks

156 – spaces total

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Landscaping

Good-Neighbor fence Board fencing with Trellis topper

Fencing and Screening

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BUILDING ONE

TheWinslow

BUILDING TWO

The Pomona BUILDING THREE

The Hyland

Building Design


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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BUILDING ONE

Winslow

Building Design


TRAPELO RD VIEW

THE WINSLOW – WILLISTON VIEW

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Retail - 10,600-SF Apartments-28


BUILDING TWO

Pomona

Building Design


TRAPELO RD VIEW COMMON ST VIEW

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Retail - 21,600-SF Apartments -66


BUILDING THREE

Hyland

Building Design


COMMON ST VIEW BELMONT ST VIEW

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Apartments - 48 Fitness – 3,600-sf


Ground Floor: Commercial

Retail

Retail food store Starbucks

Restaurant

Fitness club

Parking

Building Interiors

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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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Street View

Trapelo Rd Streetscape

Winters hardware Common St The Pomona The Winslow Williston Rd

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Street View

Belmont St Horne Rd Trapelo Rd

Common St Streetscape

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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


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


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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Street View

View from Belmont and Common 23


Street View

View at Trapelo Rd

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Key Points to Note

1. Project Size

2. Parking

3. Traffic

4. Residential Setbacks

5. Building Height

6. Community Benefits

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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


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


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


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

3. Traffic

Key Points to Note

Negligible


• 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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BUILDING ONE

TheWinslow

BUILDING TWO


The Hyland

4. Building Setbacks

Key Points to Note

First floor set back 20’-0” to 55’-6”


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BUILDING ONE

TheWinslow

BUILDING TWO


The Hyland

4. Building Setbacks

Second floor setback 20’-0” to 59’-6”

Key Points to Note


• 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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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


• 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.


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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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Key Points to Note


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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Electronic Newsletter Signup being passed around the room


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First Cushing Planning Board Hearing, Belmont, MA - Feb. 28, 2012