fourth planning board hearing cushing village, belmont, ma - april 17, 2012
TRANSCRIPT
![Page 1: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/1.jpg)
Cushing VillageBelmont, MA
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Presentation to Planning Board No 4
Revisions to Size, Scale, and Mass
• Hyland – New design, rear setbacks and massing, shadow impact
• Pomona – Revised design, rear setbacks and massing, shadow impact
• Winslow – Revised design, rear setbacks and massing, shadow impact
• Street Views with revised designs
• Fourth Floor Ratio
• Summary
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Cushing VillageBelmont, MA
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Massing at Residential Boundary
Building Height By-Right
Site Section – Allowed By-right
20’
28’
32’ H
20’ Minimum Setback
8’ 4’
PL
By-Right Height = 28’ Max
Special Permit Height = 32’
RESIDENTIALDISTRICT
LB-I DISTRICT
By-Rig
ht Set
back
Specia
l Per
mit
0’ AVE GRADE45 deg
Footnote 9 - Adjacent to Residential District, no less than building height or 20 feet, whichever is greater. [28-ft is allowed by right, 32’ by ZBA Special Permit]
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Cushing VillageBelmont, MA
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RESIDENTIALDISTRICT
LB-I DISTRICT
Previous
WINSLOW
4th story at gable ends.
Resolve awkward geometries and openflat roof.
The Winslow at Williston Rd.
Issues
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Cushing VillageBelmont, MA
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WINSLOWProposed
The Winslow at Williston Rd.
Reduced prominence of gable ends
Push back projection away from Williston St
Delete awkward angles
![Page 5: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/5.jpg)
Cushing VillageBelmont, MA
5Previous
WINSLOW
Reduced height of gable ends
Push back projection away from Williston St
Trapelo Rd Elevations
Proposed
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Cushing VillageBelmont, MA
6Previous
Proposed
Deleted awkward angles
Reduced Mass at the peak
Pushed back projection away from Williston St
WINSLOWTrapelo Rd Elevations
![Page 7: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/7.jpg)
Cushing VillageBelmont, MA
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Site Section - Proposed
PL
31.75’
41’
Locus
RESIDENTIALDISTRICT LB-I DISTRICT
Specia
l Per
mit
By-Rig
ht19 Horne Rd
20’ Minimum Setback
45 deg
Massing at Neighbors@ 19 Horne Rd
(Midpoint)
WINSLOW
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Cushing VillageBelmont, MA
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Winslow Setbacks
4th Floor Plan1st Floor Plan
20’
41’
SB
31.75’
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Cushing VillageBelmont, MA
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Winslow Shadow Study
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Cushing VillageBelmont, MA
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Winslow Shadow Study
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Cushing VillageBelmont, MA
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Winslow Shadow Study
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Cushing VillageBelmont, MA
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Previous
The Pomona on Horne Rd.
POMONA
Insufficient stepping at the 4th floor.
Issues
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Cushing VillageBelmont, MA
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Proposed
POMONA
The Pomona on Horne Rd.
Step back @ fourth floor
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Cushing VillageBelmont, MA
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POMONA
Proposed
Previous
Lowered Parapet Lowered TowerCommon St
Elevation
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Cushing VillageBelmont, MA
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Proposed
Previous
POMONA
Lowered Parapet
Lowered TowerTrapelo RdElevation
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Cushing VillageBelmont, MA
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Proposed
Previous
POMONALowered parapet and gable roof
Reduced mass & increased setbackInterior Driveway
Elevation
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Cushing VillageBelmont, MA
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Proposed
Previous
POMONA
Lowered parapetand gable roof
Horne Rd Elevation
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Cushing VillageBelmont, MA
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Site Section - Proposed
PL
45’-55’
50’ – 60’
13 Horne Rd
Locus
RESIDENTIALDISTRICT
LB-I DISTRICT
Specia
l Per
mit
By-Rig
ht
Closest distance shown
45 deg
20’ Minimum Setback
0’ AVE GRADE
Massing at Neighbors@ 13 Horne Rd
POMONA
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Cushing VillageBelmont, MA
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4th Floor Plan1st Floor Plan
20’
50’
Pomona Setbacks
45’
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Cushing VillageBelmont, MA
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Pomona Shadow Study
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Cushing VillageBelmont, MA
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Pomona Shadow Study
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Cushing VillageBelmont, MA
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Pomona Shadow Study
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Cushing VillageBelmont, MA
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Previous
HYLAND
#569 Belmont St.
Disliked aesthetics of the Hyland.-We will redesign using neighborhoodforms and reduced massing.
Too high; gives perception of five stories.
Stepping back not sufficient;too much mass.
Too much of a flat wall.
The Hyland on Belmont St
Issues
![Page 24: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/24.jpg)
Cushing VillageBelmont, MA
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HYLAND
#569 Belmont St.
Proposed
Remove highest level
Step back from residences
Vary wall planes
The Hyland on Belmont St
![Page 25: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/25.jpg)
Cushing VillageBelmont, MA
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RESIDENTIALDISTRICT
LB-I DISTRICT
Previous
HYLAND
#16 Horne Rd.
Remove highest level
Insufficient Stepping
The Hyland on Horne Rd.
Issues
![Page 26: Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012](https://reader038.vdocument.in/reader038/viewer/2022110308/5581a636d8b42afd4c8b4c45/html5/thumbnails/26.jpg)
Cushing VillageBelmont, MA
The Hyland on Horne Rd.
26
Proposed
HYLAND
Remove added level
Step back @ residences
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Cushing VillageBelmont, MA
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Belmont Street Elevation
Common Street Elevation
HYLAND
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Cushing VillageBelmont, MA
28West Elevation
Horne Road Elevation
HYLAND
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Cushing VillageBelmont, MA
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Hyland Floor Plans
2nd Floor Plan 1st Floor Plan
3rd Floor Plan 4th Floor Plan
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Cushing VillageBelmont, MA
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Site Section - Proposed
PL
27’
38’
569 Belmont St
Specia
l Per
mit
By-Rig
ht
RESIDENTIALDISTRICT
LB-I DISTRICT
Locus
CSOD24’
20’ Minimum Setback
45 deg
0’ AVE GRADE
Massing at Neighbors@ 569 Belmont St
HYLAND
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Cushing VillageBelmont, MA
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Site Section - Proposed
PL
22’
42’
16 Horne Rd
16 Horne Rd
Locus
RESIDENTIALDISTRICT
LB-I DISTRICT
By-Right
30’
45 deg
20’ Minimum Setback
0’ AVE GRADE
Massing at Neighbors@ 16 Horne Rd
HYLAND
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Cushing VillageBelmont, MA
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4th Floor Plan1st Floor Plan
24’38’
Hyland Setbacks
20’ 22’
20’
42’
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Cushing VillageBelmont, MA
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Hyland Shadow Study
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Cushing VillageBelmont, MA
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Hyland Shadow Study
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Cushing VillageBelmont, MA
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Hyland Shadow Study
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Cushing VillageBelmont, MA
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Building Area
Revised Plan
4th Floor 35,441–SF 41% of Lot Area
Lot Area 86,073 –SF
4th Floor Ratio
4th Floor as a ratio of Building Area = 19%
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Cushing VillageBelmont, MA
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Streetscape
Previous
Proposed
Common Street
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Cushing VillageBelmont, MA
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Previous
Proposed
StreetscapeTrapelo Road
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Cushing VillageBelmont, MA
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Summary
Size, Scale & Mass
• We have provided a contextual basis for determining the impact on neighboring properties for size, scale, and mass.
• The By-Right view and light angle provides a means of evaluating whether the size, scale, and mass adversely impacts the neighbors.
• Site sections along with the shadow studies show that the impact on the revised proposal is comparable to the By-Right impact.
• The Fourth Floor has been reduced so as to have minimal impact on neighboring properties.
• The Hyland is designed to transition to neighborhood scale and to provide a complement to the other Cushing Village buildings.