WHAT IS THIS REPORT?
FREQUENCY
STAKEHOLDER ACTIVITIES
2005 SCHEDULE & MILESTONES REACHED
ENVIRONMENTAL PERFORMANCE PROGRESS
INTENTION PROGRESS
CONTACT INFORMATION
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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 distribute the report to the
stakeholders at a public meeting. The redevelopment of the Atlantic Steel property is now
know as "Atlantic Station." Atlantic Station, LLC is the master developer/owner
and is a joint-venture between Jacoby Development, Inc. and AIG Global Real Estate
Investment Corporation.
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.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
2004 marked the arrival of Atlantic Station's first residents as moving trucks arrived in front of the Beazer townhomes built along 16th Street and later as the Lane Company's "Art Foundry" condominiums opened mid-summer. In 2002, Atlantic Station started an "Atlantic Station Neighbors Newsletter" that is mailed directly to all residents in the Home Park and Loring Heights neighborhoods as well as other stakeholders who have been asked to be copied on any project updates. An 2003 issue of the quarterly newsletter can be viewed by clicking here: February 19, 2003. Following the mailing of each issue, Atlantic Station hosted a neighbors meeting at the 10th Street United Methodist Church with average attendance exceeding 40 neighbors.
The Atlantic Station Tree Planting Program is an ongoing partnership with our neighbors to the north and south as well other community organizations within the area. Atlantic Station, at its own cost, is buying and planting a variety of tree species outside of the Atlantic Station borders. To date, 1,334 trees have been planted and 565 are still to be planted.
We are still receiving requests for trees, and there are approximately 433 trees available to residents in the "Neighborhood Tree Bank." If you are interested in having trees planted on your property, please contact Betsy Kahle at Bilson & Associates, 770.419.0006.
In addition to planting trees in the neighborhoods, Atlantic Station is donating trees to the following businesses and organizations: Loring Heights Park, Knight Park, Guice Early Learning Center, Georgia Institute of Technology, El Farooq Mosque (14th Street), My Sister's House (Atlanta Union Mission), Piedmont Park Conservancy, Georgia Environmental Protection Division (14th Street), Georgia Power Sub Station (Northside Drive), Chick Fil A (Howell Mill Road), Salvation Army (Howell Mill Road), Tenth Street United Methodist Church, Mount Ephraim Baptist Church.
Atlantic Station has attempted to incorporate environmentally sound design, construction, and development techniques and practices in its redevelopment of the former Atlantic Steel site. An example of this commitment is the use by Atlantic of recycled materials (primarily concrete) from the original site for back-filling. Also, Atlantic's decision to install water cooling systems, as opposed to traditional HVAC systems, in many of the buildings to be constructed will yield 25 percent greater efficiency of operation and promote conservation. Other "green" practices will be implemented at various stages, ranging from alternative transportation incentives to landscaping techniques.
2005 SCHEDULE & MILESTONES REACHED
Spring 2005 - The majority of Atlantic Station's streets have opened to the public as approximately 1,000 residents have moved in and the first employees on-site now occupy the first office tower on 17th Street. Current vertical development underway in addition to the 500,000 square foot office tower includes Beazer's 102 single-family units along 16th Street, and the Lane Company's 578 mixed-income multi-family units surrounding the 7-acre park in the middle of Atlantic Station.
Retail leasing has progressed to a point that will allow construction of the 800,000 square foot Town Center to commence with tentative opening schedule for this fall. Retail Tenants already on board include Regal Theaters, Publix, Pier One, Express, Bath and Body Works, Victoria Secret, Metropolitan Deluxe, Eye Gallery, Rosa Mexicano, California Pizza Kitchen, Cheesecake Bistro, Claddagh, Moe's Southwest Grill, Mama Fu's, P.J.'s Coffee and Wine Bar, Guess?, Jos. A Bank, Banana Republic, American Eagle, Z Gallerie, Fox Sports Grille and Dillard's with many more to be announced.
On the western side of the development, IKEA is planning on opening this summer with a 365,000 square foot home furnishings store that will be a regional draw for Atlanta and provide 500 new jobs to the City. This will be the first "urban" IKEA in North America in terms of location and design. The majority of IKEA's parking spaces will be below the store and out of sight and the main entrance to the store will just off the 16th Street sidewalk.
ENVIRONMENTAL PERFORMANCE PROGRESS
Per the ProjectXL FPA, there are a number (9) of enforceable performance targets outlined for the Atlantic Steel Redevelopment (Atlantic Station) that address site design, transportation issues and remediation.
They are listed below followed by progress to date:
The site plan previously approved by EPA has proven to be a helpful start in achieving this goal. In fact, progress to date on the site plan, with respect to increasing the number of blocks that contain a mix of uses, has actually increase to over 50% of all blocks containing a mix of uses. Click here for the most recent site plan.
The site plan previously approved by EPA is still applicable re. density. Over 1,000 residents and 2,000 employees are currently living and working respectively at Atlantic Station.
The site plan previously approved by EPA is still applicable re. density.
The site plan previously approved by EPA re. external street connectivity has been constructed and is open to the public - except for two streets which are temporary closed in order to construct additional traffic calming measures along State Street.
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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.
The 17th Street bridge is opened to the general public in June of 2004. Atlantic Station has already engaged transportation demand management consultants to form the basis of the Atlantic Station Mobility Plan which will serve in a similar capacity to a TMA (Transportation Management Association).
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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.
The 17th Street bridge is opened to the general public in June of 2004. Atlantic Station has already engaged transportation demand management consultants to form the basis of the Atlantic Station Mobility Plan which will serve in a similar capacity to a TMA (Transportation Management Association).
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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.
The 17th Street bridge is opened to the general public in June of 2004. Atlantic Station has already engaged transportation demand management consultants to form the basis of the Atlantic Station Mobility Plan which will serve in a similar capacity to a TMA (Transportation Management Association).
This performance target relating to the remediation of the century old steel mill has been met. On December 10, 1999, the Environmental Protection Division of the Georgia Department of Natural Resources approved the Atlantic Steel Remediation Plan submitted by Atlantic Steel, Jacoby Development & Law Environmental and issued a letter of No Further Action (NFA) on December 11, 2001.
The 17th Street Bridge has been constructed across the 21-lanes of Interstates 75 & 85 that have long separated the Atlantic Steel property from the rest of the central business district and MARTA heavy-rail transit. The full completion of Contracts 1 & 2 of the 17th Street extension roadway project was completed in early June of 2004 when the Northside Drive / 17th Street connection was completed. Along the entire length of the new 17th Street (from Northside Dr. eastward to Spring St.) a dedicated transit and bicycle lane has been designed and constructed. Since April of 2004, Atlantic Station has run (at its own cost) a free transit connection between the MARTA Arts Center Station and the community. The transit linkage provides the new Atlantic Station residents and office workers within 171 17th Street an alternative transportation option.
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.
- Jacoby will provide funding or a funding mechanism for the establishment of a Transportation Management Association (TMA).The TCM will include specific examples of mitigation measures to be undertaken by the TMA if a specified threshold for air quality performance is not met. Jacoby, through its own contractor or through the TMA, will collect data on VMT per resident, VMT per employee, and mode split and provide it to the City of Atlanta annually, beginning one year after the 17th Street bridge opens to single occupancy vehicle traffic and continuing as long as the TCM is contained in the SIP.
The TMA will not begin until after occupancy. Atlantic Station has employed Lanier Parking Systems, the Center for Transportation and the Environment and UrbanTrans to establish the means and methods of compiling data to measure transportation mode splits by visitors, employees and residents to be used in the design, implementation and monitoring necessary for the TCM and a TMA. To provide a comprehensive approach and plan to meeting the goals of the TCM and creating an environment of alternative transportation choices and mobility, the Atlantic Station Access Plan (ASAP+).
Additional Environmental Progress:
Atlantic Station’s partnership with the EPA will continue for at least the next 10 years, as Atlantic Station has agreed to install wells to monitor the quality of underground water. The EPA will have a conservation easement on the property. In addition, as part of an effort to dramatically improve Atlanta’s natural environment, Atlantic Station has completed a $25 million state of the art sewer system - the only system in the city where sanitary sewer is separated from regular sewer and stormwater.
Stormwater runoff from the Atlantic Steel facility, as well as the drainage area west of Northside Drive and north of 14th Street, flowed into a combined (sanitary and stormwater) sewer. Although not required by law, Jacoby has installed separate stormwater and sanitary systems. Jacoby has agreed to this measure in the interest of reducing future impacts on water quality. The system is adequately sized to handle sanitary and stormwater discharges from the proposed project and existing flows in the catchment basin now serviced by the existing combined sewer trunk line.
During construction of the project, all stormwater runoff is diverted to onsite erosion and sediment control facilities. After construction, stormwater runoff is diverted to one or more impoundments constructed on the property and then reused as greywater or discharged to the separate stormwater sewer located on the property. Structural best management practices (BMPs) and stormwater controls will operate in accordance with applicable Georgia State Law. Innovative stormwater control structures, such as modified catch basins will also be employed where practical. BMPs including the treatment process described below will be implemented to reduce or eliminate the flow of pollutants from stormwater runoff to receiving waters. Surface runoff which leaves the site will pass through on-site BMPs and erosion control measures. The use of on-site BMPs assures that all stormwater will receive a primary level of treatment prior to reaching the Chattahoochee River.
The commitment by Jacoby to incorporate BMPs and measures to decrease pollutant loadings and reduce flow from surface water runoff will assist the efforts of EPA, the Georgia EPD, and Atlanta to improve watershed management and achieve water quality standards.
Site design, grading, and drainage will be conducted in accordance with an approved erosion and sedimentation control plan which is required by the Georgia Erosion and Sedimentation Control Act. Surface water currently exits at the southeast corner of the property near Interstate I-85/75. Control devices including collection systems and curbing will be installed to assure that surface runoff from the development flows through treatment facilities. The treatment facilities will include screens, boxes, grates and baffles intended to help remove solid materials and prevent siltation.
Due to characteristics of the brownfield and the steel mill operations which existed for many years on the site, the redevelopment will be designed to minimize groundwater infiltration. To assure that no contamination leaves the brownfield site in the future via groundwater, the remediation of the property has incorporated a groundwater interceptor system to collect groundwater and divert it to on-site pretreatment facilities before discharging the flow to a sanitary sewer. Treatment of the intercepted groundwater will be provided to assure compliance with Atlanta’s Sewer Use Ordinance.
- Jacoby will work with developers and users of various portions of the property to implement pollution prevention measures into building construction and design;
Given the nature of the proposed redevelopment, it will be possible to focus on the prevention and reduction of pollution at the source. Jacoby received assistance early in the project from a Pollution Prevention (P2) Team that included stakeholders from Southface Energy Institute, GA Pollution Prevention Assistance Division, Georgia Tech, University of Georgia, EPA and other interested organizations. These stakeholders provided a menu of P2 opportunities that could be considered for incorporation into this agreement. The Southface Energy Institute is a national leader in sustainable building technology and offers training and support in the Atlanta Region. Jacoby has and will continue to work with Georgia Tech, EPA, Southface, and other interested stakeholders on the identification of pollution prevention application solutions for this multi-use project. As part of this XL Project, Jacoby is making a voluntary commitment to work with future tenants and developers to meet these goals.
Atlantic Station is implementing strategies to prevent and minimize pollution by using construction materials and sustainable building practices that minimize pollution and energy use. And have, in fact, recycled over 150,000 cubic yards of building material on-site.
In a significant initiative, Southern Company Energy Solutions, a business unit of Southern Co., Maxon Inc., and energy developer and Atlantic Station have partnered to develop the Southeast’s largest, most environmentally friendly central cooling system. The fully built-out plant, jointly engineered, will save building owners more than $35 million in construction costs, while operating more than 25 percent more efficiently than traditional building HVAC systems - producing emissions savings equaling 2 million gallons of gasoline.
Atlantic Station is working with the DOE, EPA, the Southface Energy Institute, Georgia Tech, The Georgia Environmental Facilities Agency and other stakeholders to identify and encourage future tenants and developers to participate in energy conservation programs. A one-day energy charrette was held on October 2, 2003 at the Georgia Tech Hotel and Conference Center to discuss site-wide energy at Atlantic Station. The goal of the charrette was to determine an action plan and share information on energy options that support Atlantic Station’s objective to be a national model for smart growth and sustainable urban development.
Experts on Combined Heat and Power (CHP), air quality, alternative energy generation, energy distribution, and local regulations shared their knowledge and suggestions on the various strategies for managing energy supply and demand on the Atlantic Station site would operate and which aligned best with Atlantic Station’s needs and goals. Presentations made on the current Atlantic Station infrastructure and plans as well as presentations made regarding different applications of CHP and other energy management strategies allowed the charrette team to determine logical next steps and actions that Atlantic Station may follow to remain on the track towards sustainability and towards providing the best resources for tenant development.
DOE’s Oak Ridge National Lab (ORNL) supported preparations and implementation of an Atlantic Station Energy Design Charrette on October 2, 2003 in the Georgia Tech Conference Center. Conclusions and recommendations embraced by the developer, Jacoby Development Inc., include developing a strategic energy plan (similar to the prior “XL” project for site development). The concept is to gain recognition for an energy-supply plan.
On October 20, 2003, ORNL, the Atlanta Regional Office of DOE and Atlantic Station agreed to a Memorandum of Understanding to develop a site-wide system of energy production, delivery and use that stresses reliability, quality, low environmental impact and efficiency at reasonable cost. The plan would also identify incentives for energy efficient behavior: clear and timely signals to those using energy that reflects real costs. The timeline for this project runs from December 2003 to May 2004.
Under the terms of the MOU, the project is designed to:
- Promote interaction and a constructive working relationship among Georgia Power, the State Energy Office, State Environmental Office, and PUC.
- Determine whether the difficulty and complexity of complying with regulations and requirements is worth the social and economic benefits to those involved. Develop a decision paper on options for Atlantic Station.
- Provide technical support for the development of a draft Energy Project XL that estimates the costs, benefits and risks of supplying clean energy for Atlantic Station.
- The draft plan would integrate issues of energy on site security needs, outline benefits to the grid, and estimate NOx emission reductions.
- Develop an action plan based on the research activities, decision paper and the review process with stakeholders. The Action Plan will define next steps, target dates and responsible parties for moving forward with implementation of selected actions (based on the options assessed, legal regulatory constraints, resources and priorities of stakeholders).
- Jacoby will work with builders at the property to participate in the U.S. Green Building Council “Leadership in Energy and Environmental Design” at the LEED Building Bronze level.
On May 4 through May 6, 2003 a charrette was held at the offices of Thompson, Ventulett, Stainback, and Associates to determine strategies to reach Atlantic Station’s goal of “Blue-Collar Green.” The charrette brought together the Atlantic Station team and local and regional green design and construction experts to establish a sound knowledge and resource base from which to explore and implement these strategies. Additionally, the U.S. Green Building Council’s LEED Rating System was used as a guideline to measure Atlantic Station’s efforts to date and the proposed future green efforts. A charette report gave a summary of the strategies, the next steps recommended by the charrette team, and the resources suggested to support this further work.
During the two-day analysis, it was estimated that 6 to 11 LEED credits will be available to each building on the Atlantic Station site simply by merit of locating their project within the scope of this development. The uncertainty is due to work in progress, specific building types, and rulings that are needed from the USGBC. Southface is committed to documenting the inherent credits to begin the LEED process for Atlantic Station partners for use towards certifying their specific buildings and tenant build outs. In order to succeed at this endeavor all of the Atlantic Station team will need to participate. The charrette team found approximately 20 additional LEED credits they deem reasonably achievable by tenants building on this site.
The charrette team recommended that Atlantic Station present prospective developers with a Green Toolkit containing all the resources, strategies, and information they may need to build to the green standard set by Atlantic Station. The elements of these toolkits were discussed in the charrette and are outlined in the Action items within the report.
In addition, Atlantic Station will become a pilot project of the U.S. Green Building Council’s efforts to establish criteria for “campus” or site-wide green certification. Atlantic Station will coordinate and prepare documentation for credits that apply to all construction on site simply by merit of being a part of the greater Atlantic Station project.
CONTACT INFORMATION
Each party has designated a representative to serve as its contact person for inquiries concerning the Project. These representatives are as follows:
- For Jacoby: Brian Leary, Atlantic Station, LLC (404) 876-2616 Fax (404) 876-8628, Email: bleary@atlanticstation.com
- 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
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