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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 known 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
2005 saw a series of Grand Openings throughout Atlantic Station – most notably the Grand Opening of Atlantic Station’s Retail District, the heart of Atlantic Station. Many of the District’s retailers and restaurants also chose to have their own Grand Openings coincide with Atlantic Station officially opening its retail area to the public. Earlier in the year, IKEA opened its doors in June. This location in Atlantic Station is IKEA’s its first store in the Southeast and provided 500 new jobs in the city.
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, 1,436 trees have been planted and approximately 500 remain to be planted off-site. 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 has donated 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.
2005 SCHEDULE & MILESTONES REACHED
As of Grand Opening in late October 2005, the majority of the space available in the District had been leased. Those opening their doors in 2005 included retail and restaurant tenants such as Regal Theaters, Publix, Pier One, Express, Bath and Body Works, Victoria Secret, Metropolitan Deluxe, Eye Gallery, California Pizza Kitchen, Copeland’s Cheesecake Bistro , Moe's Southwest Grill, Guess?, Jos. A Bank, Banana Republic, American Eagle, Z Gallerie, Fox Sports Grille and Dillard's. With little retail space available, tenants will continue to fill the remaining spaces throughout 2006.
Lane Company's six residential developments achieved notable milestones throughout the year. The "Art Foundry" condominiums completed all closings of its 347 units by September, Element completely sold all 322 units of its one-, two- and three-bedroom condos, construction of ATLofts began late 2005 when nearly all of the 303 units had been sold and Icon, a 242-unit complex, began pre-leasing in December. The initial stages of construction began on the Flats, an 84-unit student housing complex, and its neighboring development, called Metro. Beazer Homes completed its first phase of construction in Atlantic Station with 102 units of single-family, townhomes, and duplexes. Novare Group, owner of TWELVE Hotel and Residences, sold all 380 of its condo units and also opened “Lobby,” an upscale restaurant and bar in the lobby of the hotel.
In 2006, Beazer Homes will continue construction on the second phase of its project in Atlantic Station. The remaining units to be developed by Lane Company, comprising Icon, Element and ATLofts, are scheduled to be fully constructed in 2006. Construction has also commenced on One Market Street, a 350,000 SF office tower which will be built to a minimum LEED – CS Silver rating; occupancy for One Market Street is slated for Spring 2007. Target Corporation has purchased land just outside of the Retail District, where construction will commence early 2006.
ENVIRONMENTAL PERFORMANCE PROGRESS
Per the Project XL 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 final site design will have >33% of blocks containing mixed uses.
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 at Atlantic Station containing a mix of uses.
The final site design will accommodate > 12,000 residents and employees combined.
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 final site design will average >180 persons per net acre on site in a ¼-mile radius surrounding the on-site transit stops.
The site plan previously approved by EPA is still applicable re. density.
The average separation of ingress/egress streets in the final site design will be < 1,000 feet, unless the City of Atlanta specifies otherwise.
The site plan previously approved by EPA re. external street connectivity.
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.
In 2005 Atlantic Station developed the Atlantic Station Access and Mobility Program (ASAP+) that will be used to encourage residence trip reduction and travel mode alternatives to single occupancy vehicle use. In 2005 Atlantic Station was awarded $100,000 by the Atlanta Regional Commission to begin implementing ASAP+ starting in 2006.
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.
In 2005 Atlantic Station developed the Atlantic Station Access and Mobility Program (ASAP+) that will be used to encourage residence trip reduction and travel mode alternatives to single occupancy vehicle use. In 2005 Atlantic Station was awarded $100,000 by the Atlanta Regional Commission to begin implementing ASAP+ starting in 2006.
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.
In 2005 Atlantic Station developed the Atlantic Station Access and Mobility Program (ASAP+) that will be used to encourage residence trip reduction and travel mode alternatives to single occupancy vehicle use. In 2005 Atlantic Station was awarded $100,000 by the Atlanta Regional Commission to begin implementing ASAP+ starting in 2006.
The site will have a linkage to mass transit.
Since April of 2004 Atlantic Station has run (at no cost to the rider) a two vehicle free transit connection between the MARTA Arts Center Station and the community. In October of 2005 Atlantic Station has increased the number of vehicles to seven. Presently over 45,000 riders each month are using the system. In addition, in December 2005 MARTA has begun to run the number 10 bus once an hour through Atlantic Station.
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.
In 2005 the Environmental Protection Agency and other State and Federal partners approved the Monitoring and Evaluation Plan which will be used to measure transportation mode splits by visitors, employees and residents. Atlantic Station has engaged an independent transportation consulting firm to conduct the study. Implementation of the Plan has begun and the first year’s data is anticipated to be ready in early 2006. In addition, in 2005 Atlantic Station developed the Atlantic Station Access and Mobility Program to provide a comprehensive approach and plan to meeting the goals of the TCM and to create an environment of alternative transportation choices and mobility for all Atlantic Station visitors, employees and residents. Finally, in 2005 Atlantic Station was awarded $100,000 by the Atlanta Regional Commission to begin implementing ASAP+ in 2006. This will be the beginning of a Transportation Management Association at Atlantic Station.
Additional Environmental Progress:
Atlantic Station’s partnership with the EPA will continue for 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 created 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. Jacoby Development has installed separate stormwater and sanitary systems. Such separation is not currently required by law, but Jacoby 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. The plan complies with guidelines in the City of Atlanta Stormwater Management Design Manual.
During construction of the project, all stormwater runoff will be diverted to onsite erosion and sediment control facilities. After construction, stormwater runoff will be diverted to one or more impoundments to be constructed on the property (including a “lake”) 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 that 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 some 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. 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 include screens, boxes, grates and baffles intended to help remove solid materials and prevent siltation.
The inevitable loss of some existing trees and vegetation has been compensated for by planting additional vegetation, clustering tree areas, and promoting the use of native plants. In addition, Jacoby will clearly specify how community open space will be managed and designate a sustainable legal entity responsible for managing both natural and recreational open space.
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 will incorporate 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;
From the inception of this project, Jacoby has been working with builders at the redevelopment to participate in the Green Building Council “Leadership in Energy and Environmental Design” (LEED) program. This innovative pollution prevention program takes a comprehensive view of resource conservation and management. The Leadership in Energy and Environmental Design program consists of a wide variety of programs. To participate, an applicant must satisfy prerequisites set by the program and earn a certain number of credits to attain different LEED Building classifications.
After meeting the rating system prerequisites, credits and bonus credits are earned by employing “green measures” in a variety of areas, including, but not limited to: use of low VOC building materials, use of local materials, use of recycled materials, construction waste management, energy efficiency (the EPA Green Lights and Energy Star Building Programs are included), indoor air quality, occupant recycling programs, siting, transportation (for example secure bicycle storage areas, shower and changing facilities for cyclists), water conservation and erosion control.
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.
Jacoby has been working with builders at the Atlantic Steel redevelopment to achieve the requirements for LEED Building designation. The ability to achieve a designation in the program is contingent on participation and cooperation by developers, architects and construction companies for various components of the project. The Atlantic Station Eco-Charrette held in May of 2003 brought together the Atlantic Station team and local and regional green design and construction experts to establish the knowledge and resource base to implement green building techniques and achieve LEED certification for over 8,500,000 square feet of buildings at Atlantic Station. Jacoby has committed to serving as a leader in this capacity to reach LEED Building designation while continuing to work toward the greater goal of LEED Silver or better designation.
As evidence of this commitment, the first office building at Atlantic Station, 171 17th Street, a 21-story 530,000 square foot building, became the first commercial high-rise office building in the country to receive a Silver LEED rating. Certified under the U.S. Green Building Council’s “Core and Shell Pilot Program”, 171 17th Street received credits in six different LEED evaluation categories. The building also doubled the Core and Shell requirements for both recycled content and use of local materials.
In addition, Atlantic Station is the first development in the U.S. to receive site-wide points, applicable to future buildings on site, under the U.S. Green Building Council’s “Multi-building Pilot 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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