Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012
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Transcript of Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012
Cushing VillageBelmont, MA
1
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
Cushing VillageBelmont, MA
2
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]
Cushing VillageBelmont, MA
3
RESIDENTIALDISTRICT
LB-I DISTRICT
Previous
WINSLOW
4th story at gable ends.
Resolve awkward geometries and openflat roof.
The Winslow at Williston Rd.
Issues
Cushing VillageBelmont, MA
4
WINSLOWProposed
The Winslow at Williston Rd.
Reduced prominence of gable ends
Push back projection away from Williston St
Delete awkward angles
Cushing VillageBelmont, MA
5Previous
WINSLOW
Reduced height of gable ends
Push back projection away from Williston St
Trapelo Rd Elevations
Proposed
Cushing VillageBelmont, MA
6Previous
Proposed
Deleted awkward angles
Reduced Mass at the peak
Pushed back projection away from Williston St
WINSLOWTrapelo Rd Elevations
Cushing VillageBelmont, MA
7
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
Cushing VillageBelmont, MA
8
Winslow Setbacks
4th Floor Plan1st Floor Plan
20’
41’
SB
31.75’
Cushing VillageBelmont, MA
9
Winslow Shadow Study
Cushing VillageBelmont, MA
10
Winslow Shadow Study
Cushing VillageBelmont, MA
11
Winslow Shadow Study
Cushing VillageBelmont, MA
12
Previous
The Pomona on Horne Rd.
POMONA
Insufficient stepping at the 4th floor.
Issues
Cushing VillageBelmont, MA
13
Proposed
POMONA
The Pomona on Horne Rd.
Step back @ fourth floor
Cushing VillageBelmont, MA
14
POMONA
Proposed
Previous
Lowered Parapet Lowered TowerCommon St
Elevation
Cushing VillageBelmont, MA
15
Proposed
Previous
POMONA
Lowered Parapet
Lowered TowerTrapelo RdElevation
Cushing VillageBelmont, MA
16
Proposed
Previous
POMONALowered parapet and gable roof
Reduced mass & increased setbackInterior Driveway
Elevation
Cushing VillageBelmont, MA
17
Proposed
Previous
POMONA
Lowered parapetand gable roof
Horne Rd Elevation
Cushing VillageBelmont, MA
18
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
Cushing VillageBelmont, MA
19
4th Floor Plan1st Floor Plan
20’
50’
Pomona Setbacks
45’
Cushing VillageBelmont, MA
20
Pomona Shadow Study
Cushing VillageBelmont, MA
21
Pomona Shadow Study
Cushing VillageBelmont, MA
22
Pomona Shadow Study
Cushing VillageBelmont, MA
23
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
Cushing VillageBelmont, MA
24
HYLAND
#569 Belmont St.
Proposed
Remove highest level
Step back from residences
Vary wall planes
The Hyland on Belmont St
Cushing VillageBelmont, MA
25
RESIDENTIALDISTRICT
LB-I DISTRICT
Previous
HYLAND
#16 Horne Rd.
Remove highest level
Insufficient Stepping
The Hyland on Horne Rd.
Issues
Cushing VillageBelmont, MA
The Hyland on Horne Rd.
26
Proposed
HYLAND
Remove added level
Step back @ residences
Cushing VillageBelmont, MA
27
Belmont Street Elevation
Common Street Elevation
HYLAND
Cushing VillageBelmont, MA
28West Elevation
Horne Road Elevation
HYLAND
Cushing VillageBelmont, MA
29
Hyland Floor Plans
2nd Floor Plan 1st Floor Plan
3rd Floor Plan 4th Floor Plan
Cushing VillageBelmont, MA
30
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
Cushing VillageBelmont, MA
31
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
Cushing VillageBelmont, MA
32
4th Floor Plan1st Floor Plan
24’38’
Hyland Setbacks
20’ 22’
20’
42’
Cushing VillageBelmont, MA
33
Hyland Shadow Study
Cushing VillageBelmont, MA
34
Hyland Shadow Study
Cushing VillageBelmont, MA
35
Hyland Shadow Study
Cushing VillageBelmont, MA
36
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%
Cushing VillageBelmont, MA
37
Streetscape
Previous
Proposed
Common Street
Cushing VillageBelmont, MA
38
Previous
Proposed
StreetscapeTrapelo Road
Cushing VillageBelmont, MA
39
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.