Atlantic Steel
Atlantic Steel: Draft Final Project Agreement
ATLANTIC STEEL REDEVELOPMENT
PROJECT XL
PHASE 1 PROJECT AGREEMENT
Introduction
The U.S. Environmental Protection Agency (EPA), with
the cooperation of State and local authorities, has initiated Project
XL to work with interested companies to develop innovative approaches
for addressing environmental issues. Project XL encourages companies
and communities to come forward with new approaches that have the potential
to advance environmental goals more effectively and efficiently than
have been achieved using traditional regulatory tools.
Atlantis 16th, L.L.C. (hereafter referred to
as Jacoby or Jacoby Development Corporation), a developer in Atlanta,
GA has proposed redevelopment of a 138-acre site currently owned by Atlantic
Steel near Atlanta's central business district. The proposed development
is a mix of residential and business uses. The project plans include a
multimodal (cars, pedestrians, bicycles, transit linkage) bridge that
would cross I-75/85 at 17th Street and provide access ramps as well as
connecting the site to a nearby MARTA (the Metropolitan Atlanta Rapid
Transit Authority) mass transit station. Jacoby has worked intensively
with representatives of EPA, the State of Georgia, local authorities,
and public stakeholders to develop a site-specific Project XL Agreement
that will allow implementation of this redevelopment.
The project site currently suffers from poor accessibility due to the
lack of a linkage to and across I-75/85 to midtown and to the existing
MARTA rapid rail transit system in Atlanta. Construction of an interchange
and multi-modal bridge across I-75/85 at 17th Street would improve access
to the site. The bridge would also serve as a vital linkage between the
Atlantic Steel redevelopment and the MARTA Arts Center station. Completion
of the redevelopment proposed by Jacoby is predicated upon improving multi-modal
access to the area. In addition, construction of the 17th Street bridge
was one of the City of Atlanta's zoning requirements for the project.
Why Is Project XL Necessary?
Jacoby is participating in Project XL for the Atlantic Steel redevelopment
because neither the 17th Street bridge nor the associated I-75/85 access
ramps would be able to proceed without the regulatory flexibility being
allowed by EPA under this Project. Atlanta is currently out of compliance
with federal air quality conformity requirements because it has failed
to demonstrate that its transportation activities will not exacerbate
existing air quality problems or create new air quality problems in the
region. The Clean Air Act (CAA) generally prohibits construction of new
transportation projects that use federal funds or require federal approval
in areas where compliance with conformity requirements has lapsed. However,
projects which are approved as transportation control measures (TCMs)
in a state's air quality plan can proceed -- even during a conformity
lapse. EPA approves state air quality plans, including TCMs contained
in the plans.
What Flexibility is EPA Granting?
The flexibility Jacoby is seeking through Project XL is to regard the
entire brownfield redevelopment project, including the 17th Street bridge,
to be a TCM. The flexibility under Project XL is necessary because the
redevelopment likely would not qualify as a TCM in the traditional sense.
There are two components to the flexibility.
1) The first part of the flexibility is to consider the entire Atlantic
Steel redevelopment to be a TCM. That is, EPA would view Atlantic Steel's
location, transit linkage, site design, and other transportation elements
(e.g., provisions for bicyclists; participation in a transportation management
association) together as the TCM. Under the Clean Air Act, a project must
demonstrate an air quality benefit to be considered a TCM. The Clean Air
Act lists several types of projects that can be TCMs but its language
does not limit TCMs to the measures listed. Those listed in the CAA include:
projects that improve public transit; employer-based transportation management
plans; projects that limit certain metropolitan areas to non-motorized
and pedestrian use; programs to provide both travel and storage facilities
for bicycles; and others.
The plan for the Atlantic Steel redevelopment incorporates many elements that could be TCMs by themselves, for example, the linkage to transit, the requirement that employers at the site will join or form a transportation management association, restricted access of certain areas of the site for pedestrian use, and paths for bicyclists and pedestrians. EPA believes that the combination of these elements will have a positive effect on reducing emissions. Under the Clean Air Act, a "transportation control measure" must actually be a measure -- an activity undertaken, a transportation project built, a program implemented.
2) The second aspect of the flexibility sought under Project XL concerns
use of an innovative approach to measuring the air quality benefit
of the Atlantic Steel redevelopment. EPA will measure Atlantic Steel's
air quality benefit relative to an equivalent amount of development
at other likely sites in the region. This type of comparison is available
only to this particular redevelopment through the Project XL process.
The entire Atlantic Steel redevelopment would attract new automobile
trips and result in new emissions. Therefore, redevelopment of the
site when considered in isolation would not qualify as a TCM in the
traditional sense. EPA believes that the Atlanta region will continue
to grow, and that redevelopment of the Atlantic Steel site will produce
fewer air pollution emissions than an equivalent quantity of development
at other sites in the region.
Why Is this Flexibility Appropriate?
EPA believes the flexibility described above is appropriate for this
project because of the unique attributes of the site and the redevelopment.
EPA's intention to grant flexibility to this project is a result of
the combination of unique elements listed below. In the absence of
these elements, EPA would be unlikely to approve new transportation
projects during a conformity lapse.
1) The site is a brownfield. An accelerated clean-up of the site will
occur if this XL Project is implemented. The clean-up and redevelopment
of the former industrial site aligns with EPA's general efforts to
encourage clean-up and reuse of urban brownfields. The likely alternative
would be an underdeveloped, underused industrial parcel in the middle
of midtown Atlanta.
2) The site has a regionally central, urban location. EPA believes
it is environmentally beneficial for development to occur where infrastructure
and transportation alternatives exist to support it. Redeveloping
this property will result in a shift of growth to midtown Atlanta
from the outer reaches of the metropolitan area. Because of the site's
central location, people taking trips to and from the site will be
driving shorter average distances than those taking trips to and from
a development on the edge of the city. Shorter driving distances will
result in fewer emissions.
3) The redevelopment plans include a linkage to MARTA. This linkage
would make it possible for those who work at the site to commute without
a car and would serve residents of Atlantic Steel as well as residents
of surrounding neighborhoods. In addition, the transit link is valuable
for those coming to the site for non-work purposes, such as dining,
shopping, and entertainment.
4) The site design incorporates many "smart growth" site
design principles. These principles include features which promote
pedestrian and transit access rather than exclusive reliance on the
car. Using these concepts, the redevelopment will avoid creating areas
that are abandoned and unsafe in the evening, hotels and offices will
be located within walking distance of shops and restaurants, shops
that serve local needs will be located within walking distance of
both the Atlantic Steel site and the adjacent neighborhoods, and wide
sidewalks will encourage walking and retail use. Jacoby has also responded
to the adjacent neighborhood's request for public parks, designating
public space to central locations rather than relegating it to the
edge.
5) The redevelopment incorporates many elements that could qualify
as TCMs by themselves. In addition to the linkage to mass transit,
the redevelopment will participate in a transportation management
association (TMA). The TMA will monitor the number and type of vehicular
trips and will create transportation management plans that would be
implemented if specified performance criteria are not met.
With the exception of the site's accelerated clean-up, all of these
elements will have an impact on transportation decisions of people
who begin and/or end their trips in the Atlantic Steel site. The combination
of the site's location in a central urban area, connection to the
existing transit system, design that promotes pedestrian access, establishment
of a TMA, and provision of bicycle and pedestrian conveniences are
expected to work together to reduce growth in auto traffic in the
Atlanta region. The redevelopment could demonstrate that the application
of smart growth concepts can make a difference in travel patterns,
even in Atlanta -- where people drive more per capita than any other
city in the country. Therefore, EPA intends to use regulatory flexibility
under Project XL to seek approval for the redevelopment and its associated
transportation projects to proceed as a TCM.
What is the Phase 1 Project XL Agreement?
This Phase 1 Project XL Agreement is the first phase of a two-part
agreement between EPA and Jacoby. It spells out the intentions of
Jacoby and EPA related to development and implementation of this project.
On February 24, 1999 a notice was published in the Federal Register
announcing the availability of the draft Phase 1 Project Agreement
for a 14 day public comment period. Comments received during that
period and EPA responses are included in Appendix I. Like all
Project XL Agreements, the Phase 1 Project Agreement itself is not
legally binding -- legally enforceable commitments described in the
Phase 1 Agreement will be contained in separate legal documents such
as the State Implementation Plan and approved Remediation Plan.
Due to the complexity of the project and the numerous processes and
analyses necessary to implement it, EPA and Jacoby have adopted a
two-phased approach to the Project XL Agreement. This Phase 1 Agreement
contains as much detail as possible at this time regarding the project
and the intentions of each party. An additional Final Project Agreement
between EPA and Jacoby will be signed in the future. Today's Phase
1 Agreement describes areas where further details are needed or additional
discussions between EPA, Jacoby and stakeholders will occur. EPA and
Jacoby hope to sign the Final Project Agreement in June, 1999.
II. Purpose of the Phase I Agreement
III. Description of the Project
IV. Stakeholder Involvement Process
V. Implementing Jacoby's Vision for the Atlantic Steel Site
- Pedestrian Friendly Environment
- Mass Transit
- Brownfield Remediation
- Water Use Reductions
- Erosion/Stormwater Control
- Pollution Prevention
- Energy Conservation
- Solid Waste Management
VI. Project XL Acceptance Criteria
- Environmental Results
- Cost Savings/Paperwork Reduction
- Stakeholder Support
- Innovation/Multi-Media Pollution Prevention
- Transferability
- Feasibility
- Monitoring, Reporting and Evaluation
- Shifting the Risk Burden
- EPA Intentions
- Jacoby Intentions
- Project XL Performance Targets for Atlantic Steel
- Proposed Milestones
VIII. Project Implementation
- Legal Basis
- Non-Party Participants
- Process for SIP TCM Adoption
- Enforcement of SIP TCM Provisions
- Applicability of Other Laws or Regulations
- Authority to Enter Agreement
- Rights to Other Legal Remedies Retained
- Reporting/Annual Reports
- Unavoidable Delay
- Dispute Resolution
- Duration
IX. Withdrawal or Termination