Cushing Village is Smith Legacy Partners Series LLC's proposal to transform Belmont, Massachusetts' Cushing Square with a major compact, mixed-use retail/residential village development.

1. Cushing Village
Belmont, MA
Welcome to Cushing Village
PLANNING BOARD PRESENTATION
Feb 28, 2012
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2. Cushing Village
Belmont, MA
Existing parcel data
Lot area:
+/- 2-Acres
Frontage:
980-LF
26-FT
Grade change:
26-FT
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3. Cushing Village
Belmont, MA
Existing context
Common St Commercial Bldgs
533 Belmont St +/- 44’ h
Winters hardware/Belmont Savings
125 Trapelo Rd +/- 62’/74’ h
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4. Cushing Village
Belmont, MA
Site Concept
Three Separate Buildings
Three Separate Buildings
1. Reduce the massing
2. Allow free-flow of circulation
3. Provide opportunity for varied design
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5. Cushing Village
Belmont, MA
Site Concept
Vehicular Circulation
Horned Rd Access
closed except
for emergency
Main
Vehicular
route
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6. Cushing Village
Belmont, MA
Site Concept
Car Circulation
Ramp Access to
underground
parking
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7. Cushing Village
Belmont, MA
Site Concept
Parking & Loading
Direct Access to
Municipal Lot
Parking at grade:
96 Spaces
Covered
Loading
Dock
Main
Vehicular
route
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8. Cushing Village
Belmont, MA
Site Concept
Pedestrian
Pedestrian Routes
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9. Cushing Village
Belmont, MA
Landscaping
Plantings
Densely
planted
walkway
Interface
Planting and w/Trapelo/
planter beds Common
throughout Road changes
Plantings
between
buildings
and property
line
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10. Cushing Village
Belmont, MA
Landscaping
Site Amenities
Planters Benches & Seating areas
Bike parking racks
156 – spaces total
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11. Cushing Village
Belmont, MA
Landscaping
Fencing and Screening
Good-Neighbor fence Board fencing with Trellis topper
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12. Cushing Village
Belmont, MA
Building Design
Three Separate Buildings
Three different designs:
1. To create visual interest
2. To respond to different residential needs
3. To provide a high sense of identity BUILDING ONE
TheWinslow
BUILDING THREE BUILDING TWO
The Hyland The Pomona
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13. Cushing Village
Belmont, MA
Building Design
Three Separate Buildings
BUILDING ONE Retail - 10,600-SF
Winslow Apartments-28
TRAPELO RD VIEW
THE WINSLOW – WILLISTON VIEW
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14. Cushing Village
Belmont, MA
Building Design
Three Separate Buildings
COMMON ST VIEW TRAPELO RD VIEW
BUILDING TWO Retail - 21,600-SF
Pomona Apartments -66
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15. Cushing Village
Belmont, MA
Building Design
Three Separate Buildings
BELMONT ST VIEW COMMON ST VIEW
Apartments - 48 BUILDING THREE
Fitness – 3,600-sf
Hyland
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16. Cushing Village
Belmont, MA
Building Interiors
Ground Floor: Commercial
Retail
Fitness club
Parking Restaurant
Retail food store Starbucks
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17. Cushing Village
Belmont, MA
Building Interiors
Typical Residential Level
Apartments – All one and two bedrooms
Many units have balconies or bays
Each building had is own entry
Each building has direct access to parking garage
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18. Cushing Village
Belmont, MA
Street View
Trapelo Rd Streetscape
Winters hardware Common St The Pomona The Winslow Williston Rd
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19. Cushing Village
Belmont, MA
Street View
Common St Streetscape
Belmont St Horne Rd Trapelo Rd
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20. Cushing Village
Belmont, MA
Craft and Detailing
BUILDING ONE
The Winslow
Arts and Crafts Style
Brick, Shingles, Clapboard, Wood Details,
Traditional Windows, Metal Roof
Decorative detailing
Brackets and metal roof
Traditional Window Styles
‘Cylinder’ Room w/decorative brick
Wood details on porch Decorative brick work
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21. Cushing Village
Belmont, MA
Craft and Detailing
BUILDING TWO
The Pomona
Naturalistic Detailing
Stone and Stucco
Decorative Metal Work
Decorative window
Recessed balconies
Juliet balcony
‘Twig” balusters
Clock tower with murals
Decorative entries
Rustic stone base Metal trimmed bay window Decorative Metal Work
On stone tile face 21

22. Cushing Village
Belmont, MA
BUILDING THREE Craft and Detailing
The Hyland
Hillside Village:
Brick, Stucco, Decorative Metalwork
Decorative cornices
Decorative Cornices
Cast stone detailing
and Juliet balcony
Decorative façade pattern
Cast stone entry arch Brick and steel trellis 22

23. Cushing Village
Belmont, MA
Street View
View from Belmont and Common
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24. Cushing Village
Belmont, MA
Street View
View at Trapelo Rd
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25. Cushing Village
Belmont, MA
Key Points to Note
1. Project Size
2. Parking
3. Traffic
4. Residential Setbacks
5. Building Height
6. Community Benefits
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26. Cushing Village
Belmont, MA
Key Points to Note
1. Project Size
• 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.
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27. Cushing Village
Belmont, MA
Key Points to Note
1. Project Size
2012
Proposed
FAR 2.05
2010
FAR 2.37
zoning
Allowable
FAR 3.0
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28. Cushing Village
Belmont, MA
Key Points to Note
1. Project Size
Allowable
by Zoning 2008 2010 2012
Total Area
257,500 225,000 203,000 178,604
(SF)
FAR 3.00 2.6 2.37 2.05
1-Bedrm units 50 40 82
2-Bedrm units 85 80 60
3-Bedrm units 15 3 0
Residential units 150 123 142
Total Bedrooms 265 209 202
Total
Residential
Area 180,000 145,410 141,346
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29. Cushing Village
Belmont, MA
Key Points to Note
2. Parking
• 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
• In comparison to the 2010 design, we have added about 25 more on-grade spaces.
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30. Cushing Village
Belmont, MA
Key Points to Note
2. Parking
Parking Parking
Below Grade At Street Grade
181 Spaces 96 spaces RES ACCESS
TO WINSLOW
MUNICIPAL LOT DIRECT ACCESS
(50 SPACES)
DIRECT ACCESS TO MUNICIPAL
TO STRUCTURED PARKING
DEDICATED
STREET LEVEL PARKING
RESIDENTIAL LOT
DIRECT
ACCESS TO DIRECT
HYLAND ACCESS TO
POMONA
Total Parking Spaces 277
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31. Cushing Village
Belmont, MA
Key Points to Note
2. Parking Compliance
Parking – What is required (per CSOD)? By-Law Required
 Residential One space / unit 142
 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 One Space /4 seats 30
spaces
227
Parking Requirement for Cushing Village
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
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32. Cushing Village
Belmont, MA
Key Points to Note
3. Traffic
• Cushing Village will have minimal impact on traffic patterns in the area.
• 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.
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33. Cushing Village
Belmont, MA
Key Points to Note
3. Traffic
Negligible
Project – related increases in Delay at peak hour
No Build versus Build 33

34. Cushing Village
Belmont, MA
Key Points to Note
4. Residential Setbacks
• 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.
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35. Cushing Village
Belmont, MA
Key Points to Note
4. Building Setbacks
First floor set back
20’-0” to 55’-6”
BUILDING ONE
TheWinslow
BUILDING THREE BUILDING TWO
The Hyland The Pomona
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36. Cushing Village
Belmont, MA
Key Points to Note
4. Building Setbacks
Second floor setback
20’-0” to 59’-6”
BUILDING ONE
TheWinslow
BUILDING THREE BUILDING TWO
The Hyland The Pomona
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37. Cushing Village
Belmont, MA
Key Points to Note
5. Building height
• 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).
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38. Cushing Village
Cushing Village
Belmont, MA
Belmont, MA
Key Points to Note
5. Building Height
48’Allowable
48’Allowable
Submerged
Level Average grade
@Belmont St
Average grade
@Common St
BUILDING THREE BUILDING THREE
Hyland +/-46.5’ Hyland +/-43.0’
@BELMONT ST 4-stories @COMMON ST 4-stories
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39. Cushing Village
Belmont, MA
Key Points to Note
6. Community Benefits
• 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.
• New permanent jobs will be created.
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40. Cushing Village
Belmont, MA
Key Points to Note
6. Community Benefits
One-Time Municipal Revenues Annual Municipal Revenues
One-Time Municipal Revenue Annual Revenues Less Schooling Costs
Municipal Parking Lot Purchase $ 850,000 Property Taxes $ 670,000/year*
Permitting Fees $ 400,000 Excise Taxes $ 40,000/year
_____________________________________________ Less Schooling Costs ( $120,000/year)
Total $1,250,000 _____________________________________________
Total $ 590,000/year
Construction Project
$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.)
Based upon total project costs of $50M ($40M Construction Costs & $10M Soft Costs) and $13.35/$1,000 tax rate 40

41. Cushing Village
Belmont, MA
Proposal summary
Cushing Village
• 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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42. Cushing Village
Belmont, MA
Stay informed and engaged through interactive outreach…
E-mail Newsletters
Twitter - @CushingVillage
Blog/RSS Feed
Second Life Virtual Model Website – www.cushingvillage.com
Electronic Newsletter Signup
being passed around the room
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43. Cushing Village
Belmont, MA
Experience our vision for Cushing Village first-hand… in Cushing Virtual
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44. Cushing Village
Belmont, MA
Learn more and get involved through community events…
Community Outreach Reception
Next Event to Launch Cushing Virtual (Our 3D Interactive Version of Cushing Square)
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