1. Cushing Village
Belmont, MA
Presentation to Planning Board No 4
Revisions to Size, Scale, and Mass
• Winslow – Revised design, rear setbacks and massing, shadow impact
• Pomona – Revised design, rear setbacks and massing, shadow impact
• Hyland – New design, rear setbacks and massing, shadow impact
• Street Views with revised designs
• Fourth Floor Ratio
• Summary
1

2. Cushing Village
Belmont, MA
Building Height By-Right
Massing at Residential Boundary
PL
20’ 8’ 4’
Minimum Special Permit Height
Setback = 32’
32’ H
28’
20’
By-Right Height
= 28’ Max
45 deg
0’ AVE GRADE
RESIDENTIAL LB-I DISTRICT
DISTRICT
Site Section – Allowed By-right
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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3. Cushing Village
Belmont, MA
WINSLOW
Previous
The Winslow at Williston Rd.
Issues
4th story at gable ends.
Resolve awkward geometries and open
flat roof.
RESIDENTIAL LB-I DISTRICT
DISTRICT
3

4. Cushing Village
Belmont, MA
WINSLOW
Proposed
The Winslow at Williston Rd.
Reduced prominence of gable
ends
Delete awkward angles
Push back projection
away from Williston St
4

5. Cushing Village
Belmont, MA
WINSLOW
Trapelo Rd Elevations
Reduced height of gable
ends
Push back projection
away from Williston St
Proposed
Previous 5

6. Cushing Village
Belmont, MA
WINSLOW
Trapelo Rd Elevations
Reduced Mass at the peak
Pushed back projection
away from Williston St
Deleted awkward angles
Proposed
Previous 6

7. Cushing Village
Belmont, MA
WINSLOW
Massing at Neighbors
@ 19 Horne Rd (Midpoint)
PL
41’
31.75’
20’
Minimum
Setback
19 Horne Rd
45 deg
RESIDENTIAL
DISTRICT LB-I DISTRICT
Site Section - Proposed Locus
7

8. Cushing Village
Belmont, MA
Winslow Setbacks
1st Floor Plan 4th Floor Plan
8

9. Cushing Village
Belmont, MA
Winslow Shadow Study
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10. Cushing Village
Belmont, MA
Winslow Shadow Study
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11. Cushing Village
Belmont, MA
Winslow Shadow Study
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12. Cushing Village
Belmont, MA
POMONA
Previous
The Pomona on Horne Rd.
Issues
Insufficient stepping at the 4th floor.
12

13. Cushing Village
Belmont, MA
POMONA
Proposed
The Pomona on Horne Rd.
Step back @ fourth floor
13

14. Cushing Village
Belmont, MA
Lowered Tower
POMONA
Lowered Parapet
Common St
Elevation
Proposed
Previous 14

15. Cushing Village
Belmont, MA
Lowered Tower
POMONA
Trapelo Rd
Elevation
Lowered Parapet
Proposed
Previous 15

16. Cushing Village
Belmont, MA
POMONA
Lowered parapet and gable roof
Interior Driveway
Reduced mass & increased setback Elevation
Proposed
Previous 16

17. Cushing Village
Belmont, MA
POMONA
Horne Rd
Elevation
Lowered parapet
and gable roof
Proposed
Previous 17

18. Cushing Village
Belmont, MA
POMONA
Massing at Neighbors
@ 13 Horne Rd
PL
50’ – 60’
45’-55’
Closest distance shown
20’
Minimum
Setback
13 Horne Rd
45 deg
0’ AVE GRADE
RESIDENTIAL LB-I
DISTRICT DISTRICT
Site Section - Proposed Locus
18

19. Cushing Village
Belmont, MA
Pomona Setbacks
1st Floor Plan 4th Floor Plan
19

20. Cushing Village
Belmont, MA
Pomona Shadow Study
20

21. Cushing Village
Belmont, MA
Pomona Shadow Study
21

22. Cushing Village
Belmont, MA
Pomona Shadow Study
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23. Cushing Village
Belmont, MA
HYLAND
Previous
The Hyland on 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.
23

24. Cushing Village
Belmont, MA
HYLAND
Proposed
The Hyland on Belmont St
Remove highest level
Step back from
residences
Vary wall planes
#569 Belmont St.
24

25. Cushing Village
Belmont, MA
HYLAND
Previous
The Hyland on Horne Rd.
Issues
Remove highest level
Insufficient Stepping
RESIDENTIAL LB-I DISTRICT
DISTRICT
#16 Horne Rd. 25

26. Cushing Village
Belmont, MA
HYLAND
Proposed
The Hyland on Horne Rd.
Remove added level
Step back @ residences
26

27. Cushing Village
Belmont, MA
HYLAND
Belmont Street Elevation
27
Common Street Elevation

28. Cushing Village
Belmont, MA
HYLAND
Horne Road Elevation
West Elevation 28

29. Cushing Village
Belmont, MA
Hyland Floor Plans
1st Floor Plan 2nd Floor Plan
3rd Floor Plan 4th Floor Plan
29

30. Cushing Village
Belmont, MA
HYLAND
Massing at Neighbors
@ 569 Belmont St
PL 38’
27’
24’
20’
Minimum
Setback
569 Belmont St 45 deg
0’ AVE GRADE
RESIDENTIAL LB-I
DISTRICT DISTRICT
Site Section - Proposed Locus
30

31. Cushing Village
Belmont, MA
HYLAND
Massing at Neighbors
@ 16 Horne Rd
PL
42’
30’
22’
20’
Minimum
Setback
16
Horne Rd
16 Horne Rd
45 deg
0’ AVE GRADE
LB-I RESIDENTIAL
DISTRICT DISTRICT
Site Section - Proposed Locus
31

32. Cushing Village
Belmont, MA
Hyland Setbacks
1st Floor Plan 4th Floor Plan
32

33. Cushing Village
Belmont, MA
Hyland Shadow Study
33

34. Cushing Village
Belmont, MA
Hyland Shadow Study
34

35. Cushing Village
Belmont, MA
Hyland Shadow Study
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36. Cushing Village
Belmont, MA
Building Area
4th Floor Ratio
Lot Area 86,073 –SF
4th Floor 35,441–SF 41% of Lot Area
4th Floor as a ratio of Building Area = 19%
Revised Plan
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37. Cushing Village
Belmont, MA
Streetscape
Common Street
Proposed
Previous
37

38. Cushing Village
Belmont, MA
Streetscape
Trapelo Road
Proposed
Previous
38

39. Cushing Village
Belmont, MA
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.
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