WHAT IS THIS REPORT?

FREQUENCY

STAKEHOLDER ACTIVITIES

2000 SCHEDULE & MILESTONES REACHED

RECENT PROGRESS

ENVIRONMENTAL PERFORMANCE PROGRESS

INTENTION PROGRESS

CONTACT INFORMATION

WHAT IS THIS REPORT?

This summary report of the Atlantic Steel redevelopment Project XL is required under section VIII.H (Project Implementation-Reporting) of the Final Project Agreement (FPA) signed September 7, 1999 by EPA and Jacoby Development, Inc. It is an annual report in which Jacoby will provide a summary of environmental performance data and describes the progress toward completing the Atlantic Steel redevelopment as described in the Final Project Agreement. The report will describe progress on all of the enforceable and voluntary commitments contained in section VII.B. of the FPA as well as information on the status of the schedule goals in section VII.D. Other reports produced as part of the project which address these subjects (such as TMA reports) may be used as appropriate. An annual public meeting will be scheduled during the month of February of each year beginning February 2000. Jacoby or its representative will present the report to the stakeholders at the public meeting.

FREQUENCY

For the duration of this Agreement, Jacoby will provide an annual summary report to EPA and, upon request, to stakeholders. Jacoby will make all backup data and reports available to stakeholders on request. Jacoby will also post the annual reports on its Internet web site at http://www.crbrealty.com. All future annual reports (2002 +) will be posted on the development website: http://www.atlanticstation.com .The first annual report will be due February 15th of the year following the signing of this Agreement. Succeeding annual reports will be due February 15th of each year during the life of the Agreement.

STAKEHOLDER ACTIVITIES

With the dawn of the new millennium the Atlantic Steel Redevelopment continued its tradition of extensive stakeholder involvement. In early 2000, the team met with the Home Park Community Improvement Association and a contingent from the State of North Carolina led by then-Governor Jim Hunt. In coordination with the Georgia Department of Transportation, Midtown Alliance, City of Atlanta the Atlantic Steel team met monthly regarding the 17th Street Bridge design, alignment and cross-section. On April 18th the development team hosted with EPA and the State Department of Transportation, held a National Environmental Policy Act (NEPA) Stakeholder outreach meeting at the Georgia Center for Advanced Telecommunication Technology (GCATT) on 14th St. in the Home Park neighborhood. GCATT served as the site of the NEPA public information meeting also co-hosted with EPA and GDOT on September 12, 2000. Over 500 people attended these 2 stakeholder meetings.

In addition to these formal meetings, a number of meetings were held with representatives from the Arthritis Foundation, TBS, Coca-Cola, Woodruff Arts Center, Loring Heights Neighborhood, Ansley Park Neighborhood, the Georgia Conservancy, Georgians for Transportation Alternatives, Atlanta Bicycle Campaign, Pedestrians Educating Drivers on Safety, and individual property owners. Part of the NEPA process included various meetings concerning historical and cultural issues were held with representatives from the Georgia Department of Natural Resources, the City of Atlanta Urban Design Commission, Atlanta History Center and the State Historic Preservation Office. In light of comments received Governor Roy Barnes established a Green Light Team to help facilitate public and private sector coordination on the project.

The public Project XL stakeholder meeting that was tentatively scheduled for 7pm on February 22, 2000 at the United States' Steel Workers Union Hall in Home Park which was postponed due to the relatively large number of issues yet to be resolved (outside of Project XL) and the short time period since the FPA was signed, was held as part of the April stakeholder outreach meeting. Annual updates were available for any interested parties at the meeting.

2000 SCHEDULE & MILESTONES REACHED

April 10, 2000 - Transportation Control Measure (TCM) Approved November 21, 2000 - Finding on no significant impact (F.O.N.S.I.) Issued by EPA, FTA & FHWA June 1, 2000 - Atlantic Steel redevelopment becomes "Atlantic Station" Fall 2000 - Site remediation completed (PIA removal) Winter / Spring 2001 - Infrastructure installation Summer 2001 - Vertical building construction begins

RECENT PROGRESS

An Environmental Assessment of the referenced project has been prepared by the U.S. Environmental Protection Agency (EPA), in consultation with the U.S. Department of Transportation, Federal Highway Administration (FHWA), and the U.S. Department of Transportation, Federal Transit Administration (FTA), collectively referred to as the "Federal Agencies". The document was made available for public inspection as announced in public notices, and comments were invited from all interested parties. Subsequent to the availability of the Environmental Assessment and the comment period, an updated Environmental Assessment was prepared by EPA and was furnished to FHWA and FTA with the recommendation for a "Finding of No Significant Impact."

The Federal Agencies, after reviewing the revised Environmental Assessment, found that the project will have no significant impact on the human or natural environment. No significant impacts on air and water quality or on ambient noise levels are expected. The project is consistent with local plans and will not divide or disrupt a community. The project will have no effect on threatened and endangered species or any resources regulated by Section 4(f) of the Department of Transportation Act of 1966.

The EA for this project was approved for advancement to availability and public hearing phase by the Federal Agencies on August 2, 2000. Copies of the approved EA were circulated to a number of federal, state, and local agencies, and other organizations and groups for review and comment. The EA was also made available to the public in August 2000, with copies available at local public libraries, GDOT and EPA offices, and on the internet at www.epa.gov/projectxl/atlantic/index.htm.

Following circulation of the EA, a public hearing was held on September 12, 2000, from approximately 6:00 p.m. to 9:00 p.m. at the GCATT Building in Atlanta, Georgia. Members of the public attending the hearing were given an opportunity to comment on the project. All of the comments received have been made part of the official transcript. Public concerns included the following:

• Traffic and air quality impact concerns;
• Roadway design concerns;
• Mass transit concerns;
• Other transportation concerns;
• Atlantic Steel Redevelopment site concerns; and
• Neighborhood concerns.

Representatives from EPA, GDOT, City of Atlanta, MARTA, and JAR addressed questions and concerns at the hearing. Written comments on the EA were received during the public comment period, which ended October 6, 2000. During this period, 255 comments were received. A copy of each comment is included in Appendix K of the environmental assessment. The majority of comments received were from local citizens in and around the project study area. Agency representatives developed responses that effectively address all the major issues from the comments received.

In response to concerns from the Ansley Park Civic Association (APCA) and many citizens of the neighborhood about projected increases in traffic volumes, a specific agreement has been entered into, by and between the APCA, Georgia Regional Transportation

Authority (GRTA), Georgia Department of Transportation (GDOT), the City of Atlanta, and JAR. The purpose of this agreement is to establish a mechanism for the continued study of traffic in Ansley Park as a result of the Atlantic Steel Redevelopment project and other developments in the Midtown Atlanta area. The agreement includes guaranteed financial commitments for the implementation of traffic calming and control measures that are identified as a result of separate studies, both internal and external to the Ansley Park neighborhood. The agreement has been duly executed and constitutes a valid and binding agreement, enforceable in accordance with the laws of the State of Georgia and in any court of competent jurisdiction.

The Georgia Department of Transportation (GDOT) Concept Report, was approved by GDOT and forwarded to the Federal Highway Administration (FHWA). The concept report was completed by Moreland Altobelli Associates (MAAI), consultants employed by Jacoby Development. The interchange justification report / interchange modification report was submitted to GDOT and has been forwarded to FHWA. URS, a multiple-discipline engineering firm, was selected to design the 17th Bridge structure in conjunction with Turner and Associates Architects. Stakeholder meetings are ongoing in consideration of what additional public amenities may be added to the structure.

ENVIRONMENTAL PERFORMANCE PROGRESS

Per the ProjectXL FPA, there are a number (9) of performance targets outlined for the Atlantic Steel Redevelopment that address site design, transportation issues and remediation. They are listed below:

• The final site design will have >33% of blocks containing mixed uses.
• The final site design will accommodate > 12,000 residents and employees combined.
• The final site design will average >180 persons per net acre on site in a 1/4-mile radius surrounding the on-site transit stops.
• The average separation of ingress/egress streets in the final site design will be < 1,000 feet, unless the City of Atlanta specifies otherwise.
• Following two-thirds build-out, or 6 years after the 17th Street bridge opens to single occupancy vehicle traffic, whichever comes first, average daily VMT per resident of the redevelopment will be < 27. If this target is not met, then the City of Atlanta and/or the TMA will implement transportation programs on-site that encourage trip reductions and travel mode alternatives to single occupancy vehicles.
• Following two-thirds build-out, or 6 years after the 17th Street bridge opens to single occupancy vehicle traffic, whichever comes first, average daily VMT per employee of the redevelopment will be < 11. If this target is not met, then the City of Atlanta and/or the TMA will implement transportation programs on-site that encourage trip reductions and travel mode alternatives to single occupancy vehicles.
• Following two-thirds build-out, or 6 years after the 17th Street bridge opens to single occupancy vehicle traffic, whichever comes first, the percentage of trips made to, from, and on the site using non-SOV modes of travel will be >25%. If this target is not met, then the City of Atlanta and/or the TMA will implement transportation programs on-site that encourage trip reductions and travel mode alternatives to single occupancy vehicles.
• Remediation of a century old steel mill site to risk based levels.
• The site will have a linkage to mass transit.
• The site plan that was approved by EPA that meets the site design criteria is still the most up to date. No construction has been started on-site nor has the 17th Street Bridge been opened (as mentioned previously, the 17th St. bridge is still undergoing review as a concept) to single occupancy traffic, thus the remaining transportation-related performance targets are not applicable at this time. The performance target relating to the remediation of the century old steel mill has been met. On December 10, 1999, the GA EPA approved the Atlantic Steel Remediation Plan submitted by Atlantic Steel, Jacoby Development & Law Environmental. A transit study was completed by Dames & Moore consultants in 1999 relating to the Atlantic Steel redevelopment transit connection. It will become part of the 17th Street Bridge concept report currently under review.

INTENTION PROGRESS

All Jacoby intentions: enforceable, voluntary and aspirations (FPA, Sec. VII.B) are being pursued with the same energy and commitment with which they were agreed to.

CONTACT INFORMATION

Each party has designated a representative to serve as its contact person for inquiries concerning the Project. These representatives are as follows:

1. For Jacoby: Brian Leary, Atlantic Station, LLC (404) 876-2616 Fax (404) 876-8628, Email: bleary@atlanticstation.com
2. For EPA: Michelle Cook, U.S. EPA Region IV, 61 Forsyth St., Atlanta, GA 30303 (404) 562-8674 Fax (404) 562-8628, Email: cook.michelle@epa.gov