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Third Planning Board Hearing Cushing Village Belmont, MA
1. Cushing Village
Belmont, MA
Welcome to Cushing Village
PLANNING BOARD PRESENTATION III
Mar 27, 2012
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2. Cushing Village
Belmont, MA
Planning Board Presentation
27 MAR 2012
Revised Residential Setbacks
• We increased the stepping away from the residential district at the upper levels.
• We deleted the highest level of the Hyland.
• We will redesign the Hyland to respond better to abutting residential district.
• We propose to make changes to the Pomona and the Winslow to reduce their
visual mass.
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3. Cushing Village
Belmont, MA
Building Mass and Setback
The Hyland at Belmont St.
Issues
Too high; gives perception of five stories.
Stepping back not sufficient;
too much mass.
Too much of a flat wall.
Disliked aesthetics of the Hyland.-
We will redesign using neighborhood
forms and reduced massing.
#569 Belmont St. 3
4. Cushing Village
Belmont, MA
Massing at Neighbors
50’
569 Belmont St.
28’
20’
SB
PL
Site Section - Proposed
20’ 12’ 12’
SB
PL
Site Section - Previous
Locus
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5. Cushing Village
Belmont, MA
Massing at Neighbors
16 Horne Rd.
20’ 12’
12’
Rear Setbacks – Previous
Rear Setbacks – Proposed
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6. Cushing Village
Belmont, MA
Building Mass and Setback
The Hyland on Horne Rd.
Issues
Remove highest level
Insufficient Stepping
#16 Horne Rd. 6
7. Cushing Village
Belmont, MA
Massing at Neighbors
16 Horne Rd.
61’
47’
26’
20’
PL
Site Section - Proposed
30’ 29’-34’
PL
Site Section - Previous
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8. Cushing Village
Belmont, MA
Massing at Neighbors
16 Horne Rd.
Rear Setbacks – Previous
Rear Setbacks – Proposed
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9. Cushing Village
Belmont, MA
Building Mass and Setback
The Pomona on Horne Rd.
Issue
Insufficient stepping at the 4th floor.
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10. Cushing Village
Belmont, MA
Massing at Neighbors
13 Horne Rd.
50’ to 60’
20’
SB
PL
Site Section - Proposed
45.5’ to 55.5’
20’
SB
PL
Site Section - Previous Locus
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11. Cushing Village
Belmont, MA
Massing at Neighbors
13 Horne Rd.
50’ 60’
Site Plan Detail – Proposed
45’ 55’
Site Plan Detail – Previous
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12. Cushing Village
Belmont, MA
Building Mass and Setback
The Pomona
Redesign or remove tower.
Lower parapet by approx. min 5’
Proposed Common St Elevation
Issues
Dislike tower. Too tall.
Building too imposing.
Previous Common St Elevation
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13. Cushing Village
Belmont, MA
Building Mass and Setback
The Winslow at Williston Rd.
Issues
4th story at gable ends.
Resolve awkward geometries and open
flat roof.
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14. Cushing Village
Belmont, MA
Building Mass and Setback
The Winslow
11.5’
MIN
PL
Lower gable and reduce mass
(both ends).
Proposed Trapelo Rd Elevation
7.5’
MIN Issue
PL
No step down at gable end.
(both ends)
Previous Trapelo Rd Elevation
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15. Cushing Village
Belmont, MA
Key Points to Note
Steps ahead
• Go through each building design to comply with setbacks proposed.
• Revise the buildings aesthetically, especially the Hyland.
• Revise the site plan to correspond to the revised buildings with an eye to
delineating more civic space.
• More on the Hyland…
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