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

Cushing Village

Welcome to Cushing Village

PLANNING BOARD PRESENTATION Mar 13, 2012

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Cushing Village

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. …

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Cushing Square Overlay District

Cushing Village

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Cushing Village

8.3.1 (B) DIMENSIONAL REGULATIONS CSOD

1. Setbacks 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)

Calculation of floor area ratio shall not include areas contained within the cellar as defined in Section 1.4.

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Size of Proposed Site Maximum Allowable Floor Area Ratio

• Less than 15,000 square feet • Greater than or equal to 15,000

square feet

Not Applicable 2.75 for three-story buildings 3.0 for buildings greater than three stories


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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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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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Cushing Village

• The buildings as seen from the street.

• The buildings as seen from the rear.

• Summary of area and volume.

• Shadows

Scale, Height and Density

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Overviews

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Building Views

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View from Trapelo Rd

• Different massing strategies

• Vertical Layering

• Set back of building mass

• Central Entries

• Rhythm of vertical & horizontal

• Change of materials

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Building Views

View from Common st • Different massing strategies



• Central Entries



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View from Common st

Building Views

• Different massing strategies



• Central Entries



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Sidewalk Views

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The Winslow

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The Winslow Sidewalk Views

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The Winslow Sidewalk Views

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The Pomona Sidewalk Views

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The Hyland Sidewalk Views

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Massing at Neighbors

19 Horne Rd.

View From Williston/Horne Corner

Municipal Parking Lot 19 Horne Rd.

View From Williston/Trapelo Corner

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19 Horne Rd.

Partial Site Plan Locus

Site Section

31’

32.5’ – 59.5’

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13 Horne Rd.

View at Horne Rd. Restriction View From Horne Rd.

19 Horne Rd. 13 Horne Rd. Laundry

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13 Horne Rd.

Site Plan Detail Locus

Site Section

45.5’ to 55.5’

PL

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16 Horne Rd.

View From Horne Rd. View From Rear Parking

Former CVS 16 Horne Rd.

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16 Horne Rd.


Site Section

30’ 29’-34’

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582 Belmont St.

582 Belmont St. Former CVS

View From Belmont St. View From Belmont St.

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582 Belmont St.

Site Section

20’ 12’ 12’


20’ 12’ 12’

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Shadow Study

MARCH/SEPT 21 (EQUINOX) 9AM 12PM 3PM

JUNE 21 (SUMMER SOLSTICE) 9AM 12PM 3PM

DEC 21 (WINTER SOLSTICE) 10AM 12PM 2PM

Cushing Village

9:00 AM : EXISTING

9:00 AM : PROPOSED

12:00 PM : EXISTING

12:00 PM : PROPOSED

3:00 PM : EXISTING

3:00 PM : PROPOSED

Shadow Study

March/September 21

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Shadow Animation

March/September 21

THE WINSLOW

THE POMONA

THE HYLAND

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Shadow Study

June 21

3:00 PM : EXISTING

3:00 PM : PROPOSED

9:00 AM : EXISTING

9:00 AM : PROPOSED

12:00 PM : EXISTING

12:00 PM : PROPOSED

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Shadow Animation

June 21

THE WINSLOW

THE POMONA

THE HYLAND

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Shadow Study

December 21

12:00 PM : EXISTING

12:00 PM : PROPOSED

10:00 AM : EXISTING

10:00 AM : PROPOSED

2:00 PM : EXISTING

2:00 PM : PROPOSED

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Shadow Animation

December 21

THE WINSLOW

THE POMONA

THE HYLAND

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1. Project Size

Total Area (SF)

257,500

FAR (Lot Area= 86,073- SF)

3.00

Building Volume 3,231,000

1-Bedrm units

2-Bedrm units

3-Bedrm units

Residential units

Total Bedrooms

Total Residential

Area

225,000

2.6

50

85

15

150

265

180,000

203,000

2.37

2,375,538

40

80

3

123

209

145,410

178,604, 184,025

2.05, 2.11

2,096,738

82

60

0

142

202

141,346 35

Cushing Village

Thank You!

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Back up to follow

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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

Cushing Village

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

1. Project Size

Total Area (SF)

257,500

FAR 3.00

1-Bedrm units

2-Bedrm units

3-Bedrm units

Residential units

Total Bedrooms

Total Residential

Area

225,000

2.6

50

85

15

150

265

180,000

203,000

2.37

40

80

3

123

209

145,410

178,604

2.05

82

60

0

142

202

141,346

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Key Points to Note

Cushing Village

• 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

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

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

• 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

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

3. Traffic

Key Points to Note

Negligible

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• 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 Pomona BUILDING THREE

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 Pomona BUILDING THREE

The Hyland

4. Building Setbacks

Second floor setback 20’-0” to 59’-6”

Key Points to Note

Cushing Village

• 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

Cushing Village

BUILDING THREE

Hyland @BELMONT ST

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

• 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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Cushing Village

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

Cushing Village

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.

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