Download - 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


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]


3

RESIDENTIALDISTRICT

LB-I DISTRICT

Previous

WINSLOW

4th story at gable ends.

Resolve awkward geometries and openflat roof.

The Winslow at Williston Rd.

Issues


4

WINSLOWProposed

The Winslow at Williston Rd.

Reduced prominence of gable ends

Push back projection away from Williston St

Delete awkward angles


5Previous

WINSLOW

Reduced height of gable ends

Push back projection away from Williston St

Trapelo Rd Elevations

Proposed


6Previous

Proposed

Deleted awkward angles

Reduced Mass at the peak

Pushed back projection away from Williston St

WINSLOWTrapelo Rd Elevations


7

Site Section - Proposed

PL

31.75’

41’

Locus

RESIDENTIALDISTRICT LB-I DISTRICT

Specia

l Per

mit

By-Rig

ht19 Horne Rd


45 deg

Massing at Neighbors@ 19 Horne Rd

(Midpoint)

WINSLOW


8

Winslow Setbacks

4th Floor Plan1st Floor Plan

20’

41’

SB

31.75’


9

Winslow Shadow Study


10



11



12

Previous

The Pomona on Horne Rd.

POMONA

Insufficient stepping at the 4th floor.

Issues


13

Proposed

POMONA

The Pomona on Horne Rd.

Step back @ fourth floor


14

POMONA

Proposed

Previous

Lowered Parapet Lowered TowerCommon St

Elevation


15

Proposed

Previous

POMONA

Lowered Parapet

Lowered TowerTrapelo RdElevation


16

Proposed

Previous

POMONALowered parapet and gable roof

Reduced mass & increased setbackInterior Driveway

Elevation


17

Proposed

Previous

POMONA

Lowered parapetand gable roof

Horne Rd Elevation


18


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


0’ AVE GRADE


POMONA


19


20’

50’

Pomona Setbacks

45’


20

Pomona Shadow Study


21

Pomona Shadow Study


22

Pomona Shadow Study


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


24

HYLAND

#569 Belmont St.

Proposed

Remove highest level

Step back from residences

Vary wall planes

The Hyland on Belmont St


25

RESIDENTIALDISTRICT

LB-I DISTRICT

Previous

HYLAND

#16 Horne Rd.

Remove highest level

Insufficient Stepping

The Hyland on Horne Rd.

Issues


The Hyland on Horne Rd.

26

Proposed

HYLAND

Remove added level

Step back @ residences


27

Belmont Street Elevation

Common Street Elevation

HYLAND


28West Elevation

Horne Road Elevation

HYLAND


29

Hyland Floor Plans

2nd Floor Plan 1st Floor Plan

3rd Floor Plan 4th Floor Plan


30


PL

27’

38’

569 Belmont St

Specia

l Per

mit

By-Rig

ht

RESIDENTIALDISTRICT

LB-I DISTRICT

Locus

CSOD24’


45 deg

0’ AVE GRADE

Massing at Neighbors@ 569 Belmont St

HYLAND


31


PL

22’

42’

16 Horne Rd

16 Horne Rd

Locus

RESIDENTIALDISTRICT

LB-I DISTRICT

By-Right

30’

45 deg


0’ AVE GRADE


HYLAND


32


24’38’

Hyland Setbacks

20’ 22’

20’

42’


33

Hyland Shadow Study


34

Hyland Shadow Study


35

Hyland Shadow Study


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%


37

Streetscape

Previous

Proposed

Common Street


38

Previous

Proposed

StreetscapeTrapelo Road


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.

Download - Fourth Planning Board Hearing Cushing Village, Belmont, MA - April 17, 2012

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