FINAL PROJECT IMPACT REPORT Submitted Pursuant to Article 80 of the Boston Zoning Code Jackson Square Master Plan Site III, Phase 3 Submitted to: Boston Redevelopment Authority One City Hall Square, 9th Floor Boston, MA 02201 Submitted by: Jackson Square Partners, LLC c/o Jamaica Plain Neighborhood Development Corporation 31 Germania Street, Jamaica Plain, MA 02130 and The Community Builders, Inc. 95 Berkeley Street, Suite 500 Boston, MA 02116 December 11, 2015 Jackson Square Site III, Phase 3 FPIR December 11, 2015 TABLE OF CONTENTS Contents 1.0 PROJECT BACKGROUND .................................................................................................... 2 1.1 OVERVIEW OF PHASE 3 PROJECT CHANGES ................................................................. 3 1.1.1 Retail ................................................................................................................................ 5 1.1.2 Parking ............................................................................................................................. 5 1.1.3 Screening and Buffering .................................................................................................. 6 1.2 Building Program .................................................................................................................... 6 1.2.1 Building M (25 Amory Street) ........................................................................................... 8 1.2.2 Building N (250 Centre Street) ......................................................................................... 8 1.3 Project Schedule ..................................................................................................................... 8 1.4 Community Input ..................................................................................................................... 9 1.4.1 Community Process ......................................................................................................... 9 1.4.2 Meetings with Local and State Officials ......................................................................... 10 1.5 Renderings and Massing ...................................................................................................... 12 1.7 Project Team ......................................................................................................................... 25 1.7.1 Jamaica Plain Neighborhood Development Corporation- Building M ........................... 25 1.7.2 The Community Builders- Building N ............................................................................. 25 1.7.3 ICON Architecture .......................................................................................................... 26 1.8 Public Benefits ...................................................................................................................... 27 1.8.1 Neighborhood Revitalization .......................................................................................... 27 1.8.2 Affordable Housing ......................................................................................................... 27 1.8.3 Smart Growth/Transit-Oriented Development ............................................................... 27 1.8.4 Sustainable Design/Green Building ............................................................................... 27 1.8.5 Increased Employment .................................................................................................. 28 1.8.6 Open Space ................................................................................................................... 28 1.8.7 Improved Pedestrian Environment ................................................................................ 28 1.8.8 Improved Bicycling Resources to encourage Cycling ................................................... 28 2.0 Transportation ..................................................................................................................... 29 2.1 Project Description ...................................................................................................... 29 2.1.1 Study Area ....................................................................................................... 29 2.1.2 Study Methodology .......................................................................................... 31 2.2 Existing Conditions ...................................................................................................... 31 2.2.1 Existing Traffic Data ......................................................................................... 31 2.2.2 Existing Vehicular Traffic Volumes .................................................................. 32 2.2.3 Existing Bicycle Volumes and Accommodations ............................................. 32 2.2.4 Existing Pedestrian Volumes and Accommodations ....................................... 32 2.2.5 Existing Public Transportation Services .......................................................... 36 2 Jackson Square Site III, Phase 3 FPIR December 11, 2015 2.2.6 Existing (2015) Condition Traffic Operations Analysis .................................... 36 2.3 No-Build (2020) Condition ........................................................................................... 45 2.3.1 Background Traffic Growth .............................................................................. 45 2.3.2 Specific Development Traffic Growth .............................................................. 46 2.3.3 Proposed Infrastructure Improvements ........................................................... 46 2.3.4 No-Build Traffic Volumes ................................................................................. 46 2.3.5 No-Build (2020) Condition Traffic Operations Analysis ................................... 50 2.4 Build (2020) Condition ................................................................................................. 54 2.4.1 Site Access and Vehicle Circulation ................................................................ 54 2.4.2 Parking ............................................................................................................. 57 2.4.3 Loading and Service Accommodations ........................................................... 57 2.4.4 Trip Generation Methodology .......................................................................... 57 2.4.5 Mode Share ...................................................................................................... 58 2.4.6 Project Trip Generation .................................................................................... 59 2.4.7 Trip Generation Comparison ........................................................................... 60 2.4.7 Trip Distribution ................................................................................................ 61 2.4.8 Build Traffic Volumes ....................................................................................... 61 2.4.9 Bicycle Accommodations ................................................................................. 61 2.4.10 Build Condition Traffic Operations Analysis .................................................... 62 2.5 Transportation Demand Management ........................................................................ 90 2.6 Transportation Mitigation Measures ............................................................................ 90 2.7 Evaluation of Short-term Construction Impacts .......................................................... 91 3.0 EVALUATION OF CHANGES – ARTICLE 80 REVIEW ...................................................... 92 3.1 Urban Design ........................................................................................................................ 92 3.1.1 250 Centre Street (Building N) ....................................................................................... 93 3.1.2 (25 Amory St) Building M: .............................................................................................. 94 3.1.3 Building Courtyard: ......................................................................................................... 94 3.2 Public Realm- Open Space .................................................................................................. 94 3.2.1 Streetscape: ................................................................................................................... 94 3.2.2 Plaza: ............................................................................................................................. 95 3.2.3 Linear Park: .................................................................................................................... 95 3.3 Zoning ................................................................................................................................... 95 3.3.1 Zoning Districts .............................................................................................................. 95 3.3.2 Variances for Building M ................................................................................................ 95 3.3.3 Variances for Building N:................................................................................................ 96 3.3.4 Conditional Use Permits................................................................................................. 96 3.4 Public Agency Review ....................................................................................................