ReImagining the Shuttered Coal Plant

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Chapter 3

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KNOW YOUR SITE

[/vc_column_text][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/6″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][/vc_column_inner][/vc_row_inner][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#ffffff” scene_position=”center” top_padding=”15px” text_color=”dark” text_align=”center” row_border_radius=”none” row_border_radius_applies=”bg” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” centered_text=”true” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][page_submenu alignment=”center” sticky=”true” bg_color=”#ffffff” link_color=”#1896ae”][page_link link_url=”#ownership” title=”1. Ownership” id=”1781366168574-6″ tab_id=”1781366168574-0″] [/page_link][page_link link_url=”#characteristics” title=”2. Physical Characteristics of the Site” id=”1781366168739-9″ tab_id=”1781366168740-7″] [/page_link][page_link title=”3. Brownfield Remediation” id=”1781366168822-8″ tab_id=”1781366168823-6″ link_url=”#brownfield-remediation”][/page_link][page_link title=”4. Infrastructure” id=”1781366168901-4″ tab_id=”1781366168901-10″ link_url=”#infrastructure”][/page_link][page_link title=”5. Regulation and Oversight” id=”1781366169043-0″ tab_id=”1781366169044-8″ link_url=”#regulation-oversight”][/page_link][/page_submenu][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#f7c42a” scene_position=”center” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” bottom_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Preparing a site for reuse can be a complex, multi-year process that includes decommissioning the existing power plant, cleaning up contamination (e.g., in materials, soil, and groundwater), and creating and implementing a redevelopment plan. The first task of redevelopment is knowing your site—its ownership, physical characteristics, pollution and environmental contamination, structures, infrastructure, transportation access, surroundings, regulations and regulators, and conditions.

Before you begin, you might want to understand how a coal-fired generating plant worked before it was closed to help give you an overview of the inner workings of a coal plant. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_color_override=”#000000″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Tennessee Valley Authority – How a Coal Plant Works” url=”https://www.tva.com/energy/our-power-system/coal/how-a-coal-plant-works” margin_top=”10px” margin_bottom=”10px” margin_left=”0px” margin_right=”10px”][divider line_type=”No Line” custom_height=”20″][vc_column_text]Redeveloping the shuttered coal plant site is complex for many reasons.  Let’s start with ownership.[/vc_column_text][/vc_column][/vc_row][vc_row type=”in_container” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” scene_position=”center” top_padding=”5%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”ownership” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

1. Ownership

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_text_separator title=”Determining Ownership, Open Plants, Zombie Plants & Expert Resources” title_align=”separator_align_left” color=”turquoise”][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

DETERMINING OWNERSHIP

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”1%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Before embarking on the redevelopment process, it is crucial to understand who owns what on the site. Utility companies that generated power may own the site, but not necessarily. Hedge funds may now own it; commercial salvage firms or redevelopment firms may have bought it; and pieces of the land may be controlled by external entities, like railroads and other transportation modalities that have rights of way or easements. Typically, the community process will be working with experts to get to the bottom of what can be a highly technical undertaking of identifying ownership.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Read: POWER Magazine – Coal Power Plant Post-Retirement Options” url=”`}`https://www.powermag.com/coal-power-plant-post-retirement-options/”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”1%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

Links to where you can find more information on shuttered coal plant facilities

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• RMI’s map of power plants gives information on ownership.  
• Every month, the Energy Information Administration updates the data on current energy generators; the “retired” tab lists retired plants and their operators (see 860-EIAm (monthly electric inventory).  
• Many coal plants have multiple owners. Information on this complex ownership network may be found here.
• Ownership may also be found on the websites of your municipal or county tax auditor or the office that records property deeds.

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”1%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

Ownership

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner equal_height=”yes” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”2/3″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_column_text]Some utility plant sites are owned by equity and hedge funds, some by salvage companies, some by developers, and many by utilities. If the site is still owned by a utility, you can contact the owner through their business development offices, listed on each utility’s website. Title companies and industrial realtors—important stakeholders to have on your leadership team—can help.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#1896ae” column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][image_with_animation image_url=”15785″ animation=”None” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://ourfinancialsecurity.org/wp-content/uploads/2022/09/Private-Equity-Hidden-Power-Plants-Threaten-Climate-5.16.22-official-2.pdf”][nectar_cta btn_style=”material” heading_tag=”h4″ text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” text=”Download the PDF -” link_text=”Private Equity Ownership of U.S. Power Plants” url=”https://ourfinancialsecurity.org/wp-content/uploads/2022/09/Private-Equity-Hidden-Power-Plants-Threaten-Climate-5.16.22-official-2.pdf”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

WHAT IF THE PLANT IS STILL OPEN?

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Some decommissioned coal plants may have sat vacant for 30 years and are ripe for redevelopment. Others are still open, but may be slated for retirement. Any of them may be a target for redevelopment. Conversations about transition must start as early as possible with current owners, workers, stakeholders, the redevelopment team, and the community.
[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Decommissioning of a coal plant site” url=”https://nepis.epa.gov/Exe/ZyNET.exe/P100OWFM.TXT?ZyActionD=ZyDocument&Client=EPA&Index=2016+Thru+2020&Docs=&Query=&Time=&EndTime=&SearchMethod=1&TocRestrict=n&Toc=&TocEntry=&QField=&QFieldYear=&QFieldMonth=&QFieldDay=&IntQFieldOp=0&ExtQFieldOp=0&XmlQuery=&File=D%3A%5Czyfiles%5CIndex%20Data%5C16thru20%5CTxt%5C00000003%5CP100OWFM.txt&User=ANONYMOUS&Password=anonymous&SortMethod=h%7C-&MaximumDocuments=1&FuzzyDegree=0&ImageQuality=r75g8/r75g8/x150y150g16/i425&Display=hpfr&DefSeekPage=x&SearchBack=ZyActionL&Back=ZyActionS&BackDesc=Results%20page&MaximumPages=1&ZyEntry=1&SeekPage=x&ZyPURL”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

DO YOU HAVE A ZOMBIE POWER PLANT ON YOUR HANDS?

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Over the last decade, there has been much discussion about “zombie” homes, residences where the homeowners just walked away, leaving behind an uncared-for house that dragged down surrounding housing values. Due to the rapid pace of coal-fired power plant closures, many people worry that these plants will become much larger and more dangerous “zombies.” [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”NIXON PEABODY: Wanting to avoid zombies, states act to regulate closing power plants” url=”https://www.nixonpeabody.com/insights/alerts/2017/10/25/states-act-to-regulate-closing-power-plants”][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”INSIDE CLIMATE NEWS: How Shadowy Corporations, Secret Deals and False Promises Keep Retired Coal Plants From Being Redeveloped” url=”https://insideclimatenews.org/news/09052024/great-lakes-retired-coal-plants-redevelopment/”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

KEEP THE COMMUNITY INFORMED

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]As you learn about the site’s ownership —as you do in all phases of your work—you will want to keep everyone informed. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Case Studies:[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner equal_height=”yes” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#1896ae” column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][image_with_animation image_url=”26331″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.timesleaderonline.com/news/local-news/2023/10/reimagine-appalachia-discusses-job-losses-from-closed-coal-plants/”][nectar_cta btn_style=”material” heading_tag=”h4″ text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”Reimagine Appalachia discusses job losses from closed coal plants” url=”https://www.timesleaderonline.com/news/local-news/2023/10/reimagine-appalachia-discusses-job-losses-from-closed-coal-plants/” text=”The Times Leader article:”][/vc_column_inner][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#1896ae” column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][image_with_animation image_url=”15789″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.timesleaderonline.com/news/local-news/2023/10/reimagine-appalachia-discusses-job-losses-from-closed-coal-plants/”][nectar_cta btn_style=”material” heading_tag=”h4″ text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”From a liability to an asset: Jesse Owens State Park in Southeastern Ohio” url=”https://youtu.be/iwcdIAxKH7Q?si=xHMji1_5sr5OADEI” text=”Case Study to Watch:”][/vc_column_inner][/vc_row_inner][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

TECHNICAL NOTES

[/vc_column_text][/vc_column_inner][/vc_row_inner][/vc_column][/vc_row][vc_row type=”in_container” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” scene_position=”center” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none”][vc_column column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Some technical terms can help understand what can be a complex web of barriers and restrictions on the use of a site:

• Deed restrictions
• Easements and right of ways
• Liens

[/vc_column_text][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Experts who can help understand ownership

• Industrial/commercial realtor
• Title company 
• Appraiser
• Surveyor

[/vc_column_text][/vc_column_inner][/vc_row_inner][divider line_type=”No Line” custom_height=”20″][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#ffffff” scene_position=”center” top_padding=”5%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”characteristics” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

2. Physical Characteristics of Your Site

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_text_separator title=”Structures, Topography, Water Issues, Soil Types, and Flora/Fauna/Endangered Species” title_align=”separator_align_left” color=”turquoise”][vc_column_text]An early stage in redevelopment will produce an assessment of the property’s physical characteristics.  Your planning team will typically hire experts to evaluate these elements.  Examples of the types of experts you will work with and funding for such assistance are in this chapter and Chapter 6.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_color=”#1896ae” column_border_style=”solid” bg_image_animation=”none”][/vc_column_inner][/vc_row_inner][toggles style=”minimal”][toggle color=”Accent-Color” title=”Structures”][vc_column_text]Structures on site

During a coal-fired plant’s decommissioning process, the electric-generating equipment—such as precipitators, boilers, turbines, and generators—is shut down, and operating permits are terminated. Unused coal and materials associated with both the generation process and the buildings and structures are removed. The technology of decommissioned coal plants is old: The electric-generating equipment may be used at other plants or sold as scrap.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_video link=”https://youtu.be/iK0n69MJa5E?si=OowwhVILKdGEbCSQ”][divider line_type=”No Line” custom_height=”20″][vc_column_text]If the site was sold to a salvage company, little in the way of building or equipment may remain. However, structures are often left in place. A utility may retain ownership of some of the structures—the transmission lines, for example—because they are important nodes in the overall grid.

 

Coal plant structures

Physical structures, including docks and rail lines, may actually be owned by external actors – part of the ownership puzzle the team will have to figure out.[/vc_column_text][/toggle][toggle color=”Accent-Color” title=”Topography”][vc_column_text]Topography refers to the natural and artificial features of the land’s surface, including its elevation, slopes, and physical characteristics. Understanding the topography is akin to deciphering the language of the land. Topography affects redevelopment in many ways, including:

• Elevation Dynamics: The elevation of a site influences drainage, foundation design, and overall accessibility.
• Slope Considerations: Grading and slope analysis are essential in determining the feasibility of construction and potential erosion risks.

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_cta btn_style=”see-through” heading_tag=”h6″ button_color=”default” link_type=”regular” alignment=”left” display=”block” link_text=”Understanding the Impact of Topography in Construction” url=”https://www.linkedin.com/pulse/understanding-impact-topography-construction-akinyomi-oluwatosin-avvuf/” text=”Read On:”][divider line_type=”No Line” custom_height=”20″][vc_column_text]Experts who can help include (not limited to) a structural engineer, environmental consultant, or someone from the local transportation district or municipal public works department.[/vc_column_text][/toggle][toggle color=”Accent-Color” title=”Water Issues”][vc_column_text]Prospective developers will want to understand construction requirements and risks.  Water in all its forms can pose a significant risk. Some of central Appalachia’s coal utility sites are near rivers that may flood. The water table’s depth matters for heavy buildings or structures with features like basements. If surrounding wetland ecosystems support plants and animals, or if the site lies along migratory bird paths, these factors may also pose a consideration in redevelopment. [/vc_column_text][vc_column_text]Resources by state:[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#763869″ icon_family=”default_arrow” text=”Ohio” url=”https://ohiodnr.gov/discover-and-learn/land-water/issues-for-landowners/floodplain-mapping” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#80d0d8″ icon_family=”default_arrow” text=”Pennsylvania” url=”https://www.pema.pa.gov/Floodplain-Management/Pages/PA-Flood-Maps.aspx” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#77c043″ icon_family=”default_arrow” text=”West Virginia” url=”https://www.mapwv.gov/flood/map/” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#ed9a22″ icon_family=”default_arrow” text=”Kentucky” url=”https://watermaps.ky.gov/RiskPortal/” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][vc_column_text]Other resources addressing water risks:[/vc_column_text][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”FEMA – flood maps and zones explained” url=”https://www.fema.gov/blog/fema-flood-maps-and-zones-explained” margin_right=”10″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”USGS – Water Data for the Nation” url=”https://waterdata.usgs.gov/nwis” margin_right=”10″][divider line_type=”No Line” custom_height=”20″][vc_column_text]Often, the environmental consultant has staff to analyze many physical elements. Other sources of expertise might come from a hydrogeologist on the staff of a public health department or local watershed district, someone from a local public works department of a county or municipality, or an agricultural extension agent.[/vc_column_text][/toggle][toggle color=”Accent-Color” title=”Soil Types”][vc_column_text]A structural engineer and environmental consultant can provide information about soil properties (types and nature of soils)and hazardous wastes in the soil provide a basis for assessing the need for remediation of pollution and type of construction that can or cannot happen at the site. [/vc_column_text][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_color_override=”#1896ae” hover_text_color_override=”#ffffff” icon_family=”none” text=”USDA – Understanding Soil Risks and Hazards: Using Soil Survey to Identify Areas With Risks and Hazards to Human Life and Property” url=”https://www.nrcs.usda.gov/sites/default/files/2022-10/soil-risks-and-hazards.pdf”][vc_column_text]The environmental consultant will address pollutants, hazardous waste, and other features.  Other experts who may help include geologists, structural engineers, experts from a local government [/vc_column_text][vc_column_text][/vc_column_text][/toggle][toggle color=”Accent-Color” title=”Flora/Fauna/Endangered species”][vc_column_text]Redevelopment of a coal power plant site may involve federal funding through the federal Department of Energy (DOE). Federal environmental laws apply to DOE Loans and Loan Guarantees. The DOE “Loan Programs Office (LPO)” includes an Environmental Compliance Division that oversees LPO’s compliance with environmental regulations applicable to LPO actions. These laws include:

• National Environmental Policy Act (NEPA) – requires DOE to consider the environmental effects of proposed actions to inform agency decision-making. Analyses and documentation that may be necessary to conduct include a Categorical Exclusion, Environmental Assessment, or an Environmental Impact Statement
• National Historic Preservation Act – requires that DOE assess the effects of proposed actions on historic and archeological resources. Some structures on older coal plant sites may have historic value.
• Endangered Species Act – requires that DOE assess the impact of proposed actions on federally listed threatened and endangered species and their habitat. 
• Federal laws, regulations, and Executive Orders concerning wetlands and floodplains – this require consultation with the U.S. Army Corps of Engineers or Federal Emergency Management Agency.
• Other laws that apply to both federal and private projects, such as the Clean Air Act, Clean Water Act, and hazardous waste management laws

A detailed environmental impact assessment is typically performed by a paid consultant.

Resources and Information on environmental impact analysis:[/vc_column_text][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px” enable_animation=”true”]

• Department of Energy loan requirements and the EIA https://www.energy.gov/lpo/environmental-compliance-0 
• Example: https://www.energy.gov/nepa/listings/eis-0476-documents-available-download 
• National Environmental Policy Act https://highways.dot.gov/fed-aid-essentials/videos/environment/environmental-impact-statement
• Environmental Impact Assessment  – an explainer https://www.youtube.com/watch?v=V7W3l1Qgj-0
• Local government handbook to endangered species act https://www.govpilot.com/blog/local-government-endangered-species-act-strategy

[/fancy-ul][vc_column_text]The environmental consultant and attorney with whom you are working will be central to this analysis. You will need to be in close contact with your state or federal environmental protection agency, state department of natural resources; agricultural extension personnel, or environmental consultant.[/vc_column_text][vc_column_text][/vc_column_text][/toggle][/toggles][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

ADDITIONAL RESOURCES

[/vc_column_text][/vc_column_inner][/vc_row_inner][divider line_type=”No Line” custom_height=”20″][vc_column_text]The Pennsylvania Department of Commerce created a series of redevelopment books, with various redevelopment scenarios, for a set of shuttered coal plants in that state. These books are very helpful in understanding the physical characteristics of a coal plant site and the various elements of redevelopment. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”none” text=”See Robena Redevelopment Playbook” url=”https://dced.pa.gov/download/robena-redevelopment/?wpdmdl=105434″][divider line_type=”No Line” custom_height=”10″][vc_column_text]The Electric Power Research Institute’s overview of the redevelopment of power plants across the nation.[/vc_column_text][divider line_type=”No Line” custom_height=”10″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”none” text=”See Coal Plant Repowering: A White Paper Series” url=”https://www.epri.com/research/programs/116793/results/3002027841″][divider line_type=”No Line” custom_height=”20″][vc_column_text]This federal Interagency Working Group on Coal and Power Plant Communities Economic Revitalization has information on ownership, connection to the grid, transportation characteristics, environmental conditions, and more.[/vc_column_text][divider line_type=”No Line” custom_height=”10″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”none” text=”See energycommunities.gov” url=”https://energycommunities.gov/”][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][/vc_column][/vc_row][vc_row type=”in_container” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” scene_position=”center” top_padding=”5%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”brownfield-remediation” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

3. Brownfield Remediation

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

WHAT IS A BROWNFIELD

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]A coal power plant site is a brownfield.  What is a brownfield?  The USEPA states: A brownfield is a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. It is estimated that there are more than 450,000 brownfields in the U.S. Cleaning up and reinvesting in these properties increases local tax bases, facilitates job growth, utilizes existing infrastructure, takes development pressures off of undeveloped, open land, and both improves and protects the environment.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]

U.S. ENVIRONMENTAL PROTECTION AGENCY LINKS:

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”none” text=”Brownfields 101″ url=”https://19january2017snapshot.epa.gov/brownfields/brownfield-overview-and-definition_.html” margin_top=”10″ margin_left=”10″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”none” text=”Brownfields Roadmap 101″ url=”https://www.epa.gov/system/files/documents/2021-09/a-brownfields-roadmap.pdf” margin_top=”10″ margin_left=”10″][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_video link=”https://youtu.be/D4RcUacsW3U?si=X2n7Afpl9qxV9zpz”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]A brownfield may contain many types of pollutants, from toxins in coal ash ponds or landfills to asbestos in buildings left standing on site.  Any unused coal and hazardous materials associated with both the generation process, the coal ash left after burning (which is not classified as a hazardous waste but contains toxic substances)  and the buildings/structures (e.g. process chemicals, asbestos in the building or in equipment, polychlorinated biphenyls [PCBs], lead) must be assessed and remediated or removed prior to redevelopment.[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

COAL ASH: 100 YEARS OF INDUSTRIAL WASTE DISPOSAL

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_color=”#1896ae” column_border_style=”solid” bg_image_animation=”none”][image_with_animation image_url=”15836″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_large=”yes” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_column_text]The need to remediate coal ash ponds and landfills is both pressing and costly.  It can pose a barrier to redevelopment of shuttered coal power plants, leaving valuable land and infrastructure vacant and blighted. The Earth Justice and the  Environmental Integrity Project has documented coal ash pollution affecting groundwater at 91% of 265 power plants across the country. Pollution will require remediation before other investors are willing to take title, and remediation can be costly: For example, cleanup at the Alabama Power sites was estimated at $3.3 billion in 2019; the utility attributed the 3% increase in customer rates to coal ash clean-up. Clean-up there may take 7-12 years to close the ponds, with an additional 30 years of groundwater monitoring required after closure.[/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Resources”][vc_column_text]

• Dennis Piillion, “Alabama Power coal ash cleanup estimate grows to $3.3 billion ,” AL.com, December 16, 2020 at https://www.al.com/news/2020/12/alabama-power-coal-ash-cleanup-estimate-grows-to-33-billion.html
• Daniel Propp, “How Shadowy Corporations, Secret Deals and False Promises Keep Retired Coal Plants From Being Redeveloped,” Inside Climate News, May 4, 2024,  https://insideclimatenews.org/news/09052024/great-lakes-retired-coal-plants-redevelopment/. 
• Ryan Van Velzer, “Another KY Coal Plant To Retire, But The Pollution Remains,” Louisville Public Media, July 1, 2021, https://www.lpm.org/news/2021-07-01/another-ky-coal-plant-to-retire-but-the-pollution-remains.; see also 
• Max Bleu, “A Power Company’s Quiet Land-Buying Spree Could Shield It From Coal Ash Cleanup Costs,” Georgia Health News, cited in ProPublica, November 24, 2020, https://www.propublica.org/article/a-power-companys-quiet-land-buying-spree-could-shield-it-from-coal-ah-cleanup-costs#:~:text=Over%20the%20past%20several%20years,roughly%20double%20the%20appraised%20value.

[/vc_column_text][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Who pays for the remediation may be a major point of negotiation in the sale or transfer of the site. While new approaches for mitigating the cost of remediation are under development, complexity and scale of remediation can make redevelopment difficult.

The challenge for redevelopment is that there are many unknowns about the state of each site. Remediation may or may not have happened to a satisfactory level, depending on ownership and phase of shut-down. The rigor of environmental remediation at any give site may not match the purposes you have in mind.  Remediation may be adequate for industrial use but not commercial, retail or housing.  The type of remediation that has been done may determine redevelopment options. It is possible that  remediation has not occurred at all.

The community will care about pollutants on the site and will want and need all the information available. A major focus of community interest may be the remediation of pollutants affecting groundwater, cancer levels and other health concerns emerging in the community. Redevelopment will be hampered if community members feel remediation is not going to address lingering health concerns. The community must understand the cost and timeline for clean-up and redevelopment.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”CNN- A power plant, cancer and a small town’s fears” url=”https://www.cnn.com/2012/03/31/us/georgia-coal-power”][divider line_type=”No Line” custom_height=”20″][vc_column_text]The task of remediation may have been undertaken when a community becomes involved, or it may remain to be addressed.  Many actors can be involved.

Brownfield site remediation – particularly of a site as big as coal power plant site – can be a huge task, involving billions of dollars and years of work. The Environmental Law Institute outlines all the private and public sector organizations may play a role in the course of cleaning up and redeveloping brownfield sites. Not all of these organizations will be involved at every site. Key players include –[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

State Environmental Agencies:

[/vc_column_text][vc_column_text]Property owners or developers that decide to clean up brownfield sites, either for sale or reuse, may perform the cleanup under the oversight of a state environmental agency. In addition to overseeing cleanups, state environmental agencies may offer incentives such as liability protection from further cleanup.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

State Economic Development and Planning Agencies:

[/vc_column_text][vc_column_text]Some states provide economic incentives, such as low-interest loans, for the redevelopment of brownfield properties. These incentives may be offered through state economic development and planning offices that are interested in attracting new businesses and investors to their states, as well as guiding their state’s growth.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Commercial Lenders:

[/vc_column_text][vc_column_text]An increasing number of commercial lenders are willing to provide loans to support the cleanup and redevelopment of brownfields.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Technical Consultants:

[/vc_column_text][vc_column_text]Technical consultants can help design and implement the investigation and cleanup of environmental contamination on brownfields. Technical consultants may also help property owners or developers work with state regulatory agencies and communities surrounding the property.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Legal Counsel:

[/vc_column_text][vc_column_text]Lawyers can assist in many aspects of the cleanup, redevelopment, and sale of brownfields by advising all interested parties, from owners and developers to neighbors and community members, about regulatory requirements, negotiating with regulators and prospective buyers, drafting sales agreements, and communicating with the other people interested in the project.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Citizens and Community Groups:

[/vc_column_text][vc_column_text]State and federal cleanup programs may require public involvement such as opportunity for notice and comment from the public. Furthermore, some economic incentives, such as grants and loans, may not be available unless supported by the surrounding community. Even when not required, support for the project from communities surrounding brownfields may be needed for it to be successful over the long term.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Local Government Agencies:

[/vc_column_text][vc_column_text]Local economic development, planning and tax agencies may provide incentives for brownfield redevelopments in order to attract investors and businesses to their communities, guide growth, and increase jobs. Local health agencies may have an interest in ensuring that contaminants on brownfield properties do not pose a threat to community health.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

United States Environmental Protection Agency (EPA):

[/vc_column_text][vc_column_text]EPA is unlikely to be directly involved in the cleanup of brownfield properties, because most cleanups will be overseen by the states. EPA provides cleanup and redevelopment incentives and financial support, however, that may be available for some brownfields projects.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Developers:

[/vc_column_text][vc_column_text]Developers typically manage the entire process of cleaning up and adapting properties for new uses, but they may limit their involvement to determining and implementing marketable reuses of brownfields.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Brownfield Developers and Investors:

[/vc_column_text][vc_column_text]A new group of firms specializing in cleaning up and reusing brownfields has emerged in recent years. These firms rely on a mix of engineering, legal and real estate technical and financial backing and expertise.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Real Estate Professionals:

[/vc_column_text][vc_column_text]Real estate professionals can provide advice on the market for a particular property and can help locate buyers or developers.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Local Community Development Corporations (CDCs):

[/vc_column_text][vc_column_text]CDCs, nonprofit organizations created to encourage local urban redevelopment, can assist in determining the value of a property, redeveloping a site, and marketing a site.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text css_animation=”fadeIn”]

Federal Government Agencies:

[/vc_column_text][vc_column_text]Federal government agencies, other than EPA, may provide technical and financial support for brownfield redevelopment including the Department of Housing and Urban Development, the United States Army Corps of Engineers, the Commerce Department’s Economic Development Administration, and the Department of Interior’s Groundworks USA Program.[/vc_column_text][divider line_type=”No Line” custom_height=”10″][vc_column_text]An environmental consultant is essential to this phase of work. There are federal EPA funds available to help with the cost of the environmental consultant. See Chapter 6 – Financial and Technical Assistance [/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Resources”][vc_column_text]

• Robena Redevelopment Playbook –  https://dced.pa.gov/download/robena-redevelopment/?wpdmdl=105434 
• Michigan Advance – Coal plant operators shirking responsibilities on ash cleanup, report contends – https://michiganadvance.com/2022/11/15/coal-plant-operators-shirking-responsibilities-on-ash-cleanup-report-contends/
• energy.gov – Federal Support Opportunities to Remediate and Redevelop Energy Assets – https://www.energy.gov/sites/default/files/2023-05/FSOTRREA%20Report.pdf

[/vc_column_text][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_column_text]There are federal EPA funds available to help with the cost of remediation, but the owner – utility or the last owner in the chain of title related to the pollution –  is not eligible for federal EPA funding under many programs. 

A redevelopment corporation, a public entity like a port authority, or a new owner may be eligible for accessing EPA grants and loans. the utility or hedge funds or others who own it may not be eligible for such aid – in other words, as long as ownership remains in the hands of an entity  who is in the “chain of title” during which pollution occurred, federal funds are likely not available.  

Public subsidies for clean-up are complex. There are technical assistance centers to help communities understand the process.[/vc_column_text][divider line_type=”No Line” custom_height=”10″][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

ASSESSING THE STATE OF CONTAMINATION

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Environmental remediation of shuttered coal plants should have/may have occurred during the decommissioning stage; what the community must do is obtain the environmental assessments (phase I, II and III) and understand the type of remediation already in place. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dot” alignment=”left” spacing=”5px”]

• Phase I Environmental Site Assessment – A non-intrusive evaluation of potential areas of environmental concern. If concerns are raised, move to further Phase II assessment.
• Phase II Environmental Site Assessment – Physical sampling and analysis is conducted to confirm the  presence or absence of hazardous materials related to findings of the Phase I ESA. Not all sites have to proceed to a Phase II; this is only done if necessary and may, in some cases, be the final step.
• Phase III Environmental Site Assessment – Further investigation of confirmed impacts designed to establish magnitude and extent of contaminants and to obtain data for remedial action planning.

[/fancy-ul][vc_column_text]These site assessments are critical in establishing the required course of actions that must be taken to remediate environmental concerns.[/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Resources”][vc_column_text]

• Overview from a consulting group:
  https://www.hazchem.com/environmental-site-assessment/#:~:text=Phase%201%20establishes%20the%20possibility,cleanup%20if%20contamination%20is%20confirmed.
• USEPA fact sheets:
  https://www.epa.gov/sites/default/files/2020-07/documents/assessing_brownfield_sites.pdf

[/vc_column_text][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

CLEAN UP SPECIFIC TO COAL PLANTS

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Although the extent of the cleanup will depend on the final land use, many common methods are applied. For example:[/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dot” alignment=”left” spacing=”5px”]

• Asbestos, PCBs and other hazardous materials are removed from the buildings. 
• Coal ash disposal areas are removed or capped with a protective cover of soil or other impervious material to ensure the waste is not accessible. Proper disposal also requires that the containment area be lined with an impervious material.
• Fuel tanks and any associated contaminated soil are removed. 
• Concrete pads and soil around old transformers and hydraulic equipment are tested for PCBs and removed if necessary. 
• Surface soil is tested for mercury and other airborne contaminants and removed if necessary. Soil around spills and leaks is tested and removed. 
• Sites with old manufactured gas plants could contain coal tar and other hazardous materials, which require special methods for cleanup.

[/fancy-ul][vc_column_text]Remediation of coal combustion residuals, commonly known as coal ash, is critical in coal plant redevelopment. This is one of the largest industrial waste streams in the nation. It has often been  disposed of in onsite landfills or surface impoundments, known as coal ash ponds.[/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Resources”][vc_column_text]

• EPRI – Decommissioning Process for Fossil-Fueled Power Plants – https://www.epri.com/research/products/000000000001020652
• U.S. Energy Information Administration – More U.S. coal-fired power plants are decommissioning as retirements continue – https://www.eia.gov/todayinenergy/detail.php?id=40212

[/vc_column_text][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Some shuttered coal utility plants will still have onsite or associated coal ash ponds or solid waste landfills. It is important to understand the nature and extent of the on-site contamination that may exist, pollutants that may have drifted into adjoining properties, and penetration of pollutants and toxins into surface and groundwater. There is no shortage of horror stories associated with the dangers of coal ash.[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” top_padding=”20″ bottom_padding=”20″ left_padding_desktop=”20″ right_padding_desktop=”20″ text_align=”left”][vc_column_inner column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#1896ae” column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][vc_column_text css=”.vc_custom_1719072138714{border-left-width: 5px !important;border-left-color: #006e82 !important;}”]The environmental watchdog group Earthjustice has found reports of groundwater contamination in 124 former coal plants.  For example, in 2018 they found that at the Bruce Mansfield Plant in Shippingport, Pennsylvania, ground water from the Little Blue Heron Run had left cadmium, lead, barium, boron, hexavalent chromium, thallium and other toxic minerals in the groundwater.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_highlighted_text color_type=”regular” style=”full_text”]Source: See Earthjustice at https://earthjustice.org/feature/coal-ash-contaminated-sites-map[/nectar_highlighted_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Resources”][vc_column_text]

• Reimagine Appalachia – Press Conference Webinar: Repairing the Damage – Coal Ash Clean up – https://www.facebook.com/watch/live/?ref=watch_permalink&v=293222762629642
• Utility Dive – Shuttered coal plant fixer-uppers for sale all over the U.S. – https://www.utilitydive.com/news/shuttered-coal-plant-fixer-uppers-for-sale-all-over-the-us/514213/
• Earth Justice – CLEANING UP COAL ASH FOR GOOD – https://earthjustice.org/wp-content/uploads/coal_ash_addendum_new_final_email.pdf
• Earth Justice – Most Power Plants Violating Federal Rules Mandating Cleanup of Toxic Coal Ash Dumps –https://earthjustice.org/press/2022/new-report-most-power-plants-violating-federal-rules-mandating-cleanup-of-toxic-coal-ash-dumps

[/vc_column_text][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

FINANCIAL ASSISTANCE

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css=”.vc_custom_1722172408954{border-left-width: 5px !important;border-left-color: #006e82 !important;}”]The USEPA has funds available to help with the cost of clean-up of hazardous and toxic waste. However, assistance depends on ownership of polluted property: not all owners  are eligible for USEPA assistance.  The factsheet on use of EPA funds for actual brownfield clean-up at coal plants warns:[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” top_padding=”20″ bottom_padding=”20″ left_padding_desktop=”20″ right_padding_desktop=”20″ text_align=”left”][vc_column_inner column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#1896ae” column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][vc_column_text css=”.vc_custom_1719072480342{border-left-width: 5px !important;border-left-color: #006e82 !important;}”]Under limited circumstances, EPA brownfields assessment grants may be available for state, municipal and tribal organizations if these organizations have access to abandoned power plants. EPA brownfields cleanup grants are not available to owners of closed power plants if the owner is a private party or if the owner is determined to be the party responsible for any contamination at the property. In most cases, and particularly in cases where decommissioned power plants (or waste management units located at these plants) are permitted under the Resource Conservation and Recovery Act, the private party owner is responsible for implementing and paying for corrective actions to address environmental contamination and taking actions to close or decommission all operating units at the plant.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_highlighted_text color_type=”regular” style=”full_text”]Source: See pa.gov at https://www.epa.gov/sites/default/files/2016-06/documents/4783_financial_incentives_508.pdf[/nectar_highlighted_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”fadeIn”]

Information on brownfield remediation rules and resources specific to your state:

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”large” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” color_override=”#80d0d8″ icon_family=”default_arrow” text=”Pennsylvania” url=”https://www.dep.pa.gov/Business/Land/Redevelopment/pages/default.aspx” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” color_override=”#763869″ icon_family=”default_arrow” text=”Ohio” url=”https://dam.assets.ohio.gov/image/upload/epa.ohio.gov/Portals/30/sabr/docs/Ohio%20Brownfield%20Toolbox.pdf” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” color_override=”#763869″ icon_family=”default_arrow” text=”Ohio, see also” url=”https://www.ohiobrownfields.com/resources” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” color_override=”#77c043″ icon_family=”default_arrow” text=”West Virginia” url=”https://dep.wv.gov/dlr/oer/brownfieldsection/Brownfields%20Assistance%20Program/Pages/default.aspx#:~:text=Overview,throughout%20the%20brownfield%20redevelopment%20process” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” color_override=”#ed9a22″ icon_family=”default_arrow” text=”Kentucky” url=”https://eec.ky.gov/Environmental-Protection/brownfields/Pages/default.aspx” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”fadeIn”]

Experts who can help understand site characteristics

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Typically the community will work closely with an industrial realtor and/or an environmental consultant or engineer on the initial phases of understanding the physical characteristics of the site. Experts will be called in as needed to move the process forward. Experts in understanding site characteristics include:[/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px”]

• Industrial/commercial realtor
• Structural engineer
• Environmental water and soil testing laboratory 
• Appraiser
• Survey company
• Environmental consultant
• Watershed district officials
• Public works director of the county or municipality
• State Department of Natural Resources
• State Environmental Protection Agency
• Army Corps of Engineers

[/fancy-ul][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

TECHNICAL ASSISTANCE

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]This is a very complicated phase of redevelopment.  Getting started can be hard.  There are sources of technical assistance to help communities understand the process.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_cta btn_style=”arrow-animation” heading_tag=”h6″ text_color=”#1896ae” button_color=”default” link_type=”new_tab” alignment=”left” display=”block” link_text=”Jump to Chapter 6: FINANCING AND TECHNICAL ASSISTANCE” url=”https://reimagineappalachia.org/coal-redevelopment/6-financial-technical-assistance/”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][/vc_row_inner][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#ffffff” scene_position=”center” top_padding=”5%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”infrastructure” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

4. Infrastructure

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_column_text]“Infrastructure” is the basic facilities and system serving a country, region, or community. Electricity generation plants are massive industrial complexes served by specialized water, sewer, telecommunications, energy connections and transmission systems, transportation systems of several types, and more, depending on the facility.  The elements of infrastructure and the condition they are in may affect or determine the kind of redevelopment that are most suited to take place on a site.[/vc_column_text][/vc_column_inner][/vc_row_inner][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” top_padding=”0″ bottom_padding=”0″ text_align=”left”][vc_column_inner column_padding=”padding-2-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”2px” column_border_color=”#80d0d8″ column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][nectar_cta btn_style=”material” heading_tag=”h4″ text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”One of the incredible attributes of power plant reclamation is that the real estate typically has built-in infrastructure components that can be easily reused for new industries…access to rail, access to waterways and ports, access to highway transportation, access to utility grids, and so on…. retired power plants are typically located in areas where there is a strong talent base and the need for good-paying jobs.” url=”https://www.areadevelopment.com/energy/q2-2020/redevelopment-of-former-coal-plant-sites.shtml”][divider line_type=”No Line” custom_height=”10″][vc_column_text]Source: https://www.areadevelopment.com/energy/q2-2020/redevelopment-of-former-coal-plant-sites.shtml[/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Accent-Color” title=”Water and sewer systems”][vc_column_text]Shuttered coal plants will have specialized water systems both bringing fresh water in and carrying waste water out.  Complex water systems may exist for taking coal ash to ponds and landfills. Their state of repair will vary. Your industrial realtor, appraiser, public works officials, and the owner should be able to help you understand the volume and condition of the existing system.  [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”National Energy Technology Laboratory – Water Usage in Coal to Power Applications” url=”https://netl.doe.gov/research/Coal/energy-systems/gasification/gasifipedia/water-usage”][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Hobas – Hydraulics, Structural Strength, Engineering Expertise, All Keys to a Successful Rehab” url=”https://hobaspipe.com/coal-plant-storm-sewer/”][divider line_type=”No Line” custom_height=”20″][/toggle][toggle color=”Default” title=”Natural Gas”][vc_column_text]The site will likely have a  connection to natural gas utilities. In some cases, a natural gas generator may remain on the site. Several generators in the ReImagine footprint have been converted to natural gas.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”U.S. Energy Information Administration – More than 100 coal-fired plants have been replaced or converted to natural gas since 2011″ url=”https://www.eia.gov/todayinenergy/detail.php?id=44636″][divider line_type=”No Line” custom_height=”20″][/toggle][toggle color=”Default” title=”Electric Transmission Connections”][vc_column_text]Transmission refers to the big high-voltage lines that carry electricity from generation sources to the areas where the power is needed – the equivalent of the freeway system. (As opposed to the last-mile “distribution” lines, the equivalent of local roads, which bring lower-voltage electricity to end users.)  [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Climateer – The Electricity Transmission Challenge” url=”https://climateer.substack.com/p/transmission”][divider line_type=”No Line” custom_height=”20″][nectar_cta btn_style=”material” heading_tag=”h4″ text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”Across the country, aging and defunct coal-burning power plants are getting new lives as solar, battery and other renewable energy projects, partly because they have a decades-old feature that has become increasingly valuable: They are already wired into the power grid. The miles of high-tension wires and towers often needed to connect power plants to customers far and wide can be costly, time consuming and controversial to build from scratch. So solar and other projects are avoiding regulatory hassles, and potentially speeding up the transition to renewable energy, by plugging into the unused connections left behind as coal becomes uneconomical” url=”https://www.nytimes.com/2022/07/15/climate/coal-plants-renewable-energy.html”][vc_column_text]The existing transmission equipment at your site is important. Transmission lines take on average 10 years to build in the US, and in some cases can take up to 20 years  Most of this time is spent getting the proper permits. Transmission lines require approval from every state they cross (and, in some states, every county). The connections to the grid – even on plants that are not operating – may be one of the most important elements in redevelopment.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Institute for Progress – How to Save America’s Transmission System” url=”https://ifp.org/how-to-save-americas-transmission-system/”][divider line_type=”No Line” custom_height=”20″][image_with_animation image_url=”15855″ animation=”Fade In” hover_animation=”none” alignment=”” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][divider line_type=”No Line” custom_height=”20″][/toggle][toggle color=”Default” title=”Fiber Optic/Broadband”][vc_column_text]Modern coal plants will have access to the internet, but older plants may not: Plants shuttered many years ago may be as underserved as the surrounding communities. Electric utilities are critical players in expanding broadband; this may be a side benefit of your redevelopment. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”National Rural Electric Cooperative Association – Broadband” url=”https://www.electric.coop/issues-and-policy/broadband”][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”The Pew Charitable Trusts – Broadband Basics: How it Works, Why It’s Important, and What Comes Next” url=”https://www.pewtrusts.org/en/research-and-analysis/fact-sheets/2023/08/broadband-basics-how-it-works-why-its-important-and-what-comes-next”][divider line_type=”No Line” custom_height=”20″][vc_column_text]Fiber optic communications infrastructure is used in the electric generation and distribution process.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”QUALITROL – What’s the Role of Fiber Optics in the Substation?” url=”https://www.qualitrolcorp.com/resource-library/blog/the-role-of-fiber-optics-in-the-substation/”][divider line_type=”No Line” custom_height=”20″][vc_column_text]The access and condition of fiber optic and access to broadband is critical infrastructure for your site.  How do you find out who owns the fiber optic service to the power plant site?  [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”AnandTech – How to find out who owns the fiber” url=”https://forums.anandtech.com/threads/how-to-find-out-who-owns-the-fiber.2064128/”][divider line_type=”No Line” custom_height=”20″][/toggle][/toggles][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#ffffff” scene_position=”center” top_padding=”1%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”infrastructure” overlay_strength=”0.3″ gradient_direction=”left_to_right” enable_shape_divider=”true” shape_divider_position=”bottom” shape_divider_bring_to_front=”true” bg_image_animation=”none” shape_type=”curve_opacity”][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

TRANSPORTATION ACCESS

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” top_padding=”0″ bottom_padding=”0″ left_padding_desktop=”0″ right_padding_desktop=”0″ text_align=”left”][vc_column_inner column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”2/3″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Coal plants are primarily served by rail and – especially along the Ohio River – water transport. The graph below shows the share of transport of coal by type of transportation modality.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]The primary mode by which a power plant receives/received its coal is largely determined by its location and access to the freight rail and water transport systems. These are economical ways to ship heavy freight and provide a unique asset to redevelopment of coal plant sites.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][image_with_animation image_url=”15859″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_large=”yes” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][nectar_cta btn_style=”material” heading_tag=”p” text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”EIA Website” url=”https://www.eia.gov/todayinenergy/detail.php?id=16651″ text=”Source:”][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Default” title=”Rail Access”][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” top_padding=”20″ bottom_padding=”20″ left_padding_desktop=”20″ right_padding_desktop=”20″ text_align=”left”][vc_column_inner column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Freight rail lines in central Appalachia appear limited relative to the dense interconnection of freight rail in the heavily industrialized regions of the Midwest.  However, there is rail access to the old coal power plants, which may be an important point in redevelopment.  A caveat, however: Thousands of miles of rail track have been abandoned in the past 50 years of deindustrialization. Many once-active rail lines have been converted to recreational greenways with bicycle trails.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Preserving Appalachia’s Rail Connectivity in the 21st Century: Part One” url=”https://www.arc.gov/wp-content/uploads/2017/03/RailAccessinAppalachiaPartOneFinal.pdf”][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][image_with_animation image_url=”15862″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf”][nectar_cta btn_style=”material” heading_tag=”p” text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”ARC.GOV” url=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf” text=”Source:”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bottom_padding=”20″ left_padding_desktop=”20″ right_padding_desktop=”20″ text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Rail is of increasing importance to manufacturers. There are both state and regional plans to upgrade freight rail services and connections in the region:[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/2″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][image_with_animation image_url=”15861″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_large=”yes” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][nectar_cta btn_style=”material” heading_tag=”p” text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”ARC.GOV” url=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf” text=”Source:”][/vc_column_inner][/vc_row_inner][/toggle][toggle color=”Default” title=”Rail Access – Pennsylvania”][vc_column_text]Pennsylvania’s network of active freight rail systems provide a primary gateway to the Atlantic coastal ports and overseas markets. Other state lines connect to the Pennsylvania system.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][image_with_animation image_url=”15867″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_large=”yes” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#80d0d8″ icon_family=”none” text=”Pennsylvania State Rail Plan” url=”https://www.penndot.pa.gov/Doing-Business/RailFreightAndPorts/Planning/Documents/2020%20Pennsylvania%20State%20Rail%20Plan/2020%20Pennsylvania%20State%20Rail%20Plan.pdf” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/toggle][toggle color=”Default” title=”Rail Access – Ohio”][vc_column_text]While the southern Appalachian counties of Ohio are not much served by rail, the northern counties are connected to the lines that run into Pennsylvania and out to the Atlantic seaboard.  The presence of coal utility plants along the Ohio River are served by specific rail lines.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][image_with_animation image_url=”15869″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://dam.assets.ohio.gov/image/upload/rail.ohio.gov/Documents/State%20of%20Ohio%20Rail%20Plan%20Final.pdf”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#763869″ icon_family=”none” text=”State of Ohio Rail Plan” url=”https://dam.assets.ohio.gov/image/upload/rail.ohio.gov/Documents/State%20of%20Ohio%20Rail%20Plan%20Final.pdf” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/toggle][toggle color=”Default” title=”Rain Access – West Virginia”][vc_column_text]West Virginia has the most dense rail network of the four states of Central Appalachia, with a concentration in coal country. A CSX line that connects to the coast runs through the northern part of the state with connecting lines running south and almost connecting with the networks of the south.  [/vc_column_text][divider line_type=”No Line” custom_height=”20″][image_with_animation image_url=”15870″ animation=”Fade In” hover_animation=”none” alignment=”” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#77c043″ icon_family=”none” text=”Transportation in West Virginia” url=”https://mh3wv.org/transportation” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/toggle][toggle color=”Default” title=”Rail Access – Kentucky”][vc_column_text]The Appalachian counties of Kentucky are not much served by rail, reflecting rugged terrain; the linkage to coal plants is clear, as in Ohio.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][image_with_animation image_url=”15874″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://transportation.ky.gov/Planning/Documents/Freight%20Planning/Freight%20Maps/2017Railroad.pdf”][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” color_override=”#ed9a22″ icon_family=”none” text=”Kentucky Freight Planning Maps” url=”https://transportation.ky.gov/Planning/Documents/Freight%20Planning/Freight%20Maps/2017Railroad.pdf” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/toggle][toggle color=”Default” title=”NETWORK APPALACHIA”][vc_column_text]Rail is of increasing importance to manufacturers. There are both state and regional plans to upgrade freight rail services and connections in the region:[/vc_column_text][image_with_animation image_url=”15862″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf”][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”large” open_new_tab=”true” button_style=”regular-tilt” button_color=”Accent-Color” icon_family=”none” text=”Network Appalachia Access to Global Opportunity” url=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf” margin_top=”5px” margin_bottom=”5px” margin_left=”5px” margin_right=”5px”][/toggle][/toggles][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

WATER ACCESS

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”2/3″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]River barge is the most cost-effective method of transporting large quantities of coal over long distances. In Central Appalachia, coal plants along the Great Lakes, the Ohio River and other rivers will have good river and rail access. 

Cleveland has made spectacular progress toward reducing carbon emissions by electrifying the operations at its Lake Erie Port.  Many power plants have ports and docks as well as access to the electricity connections necessary for large projects, making “greening” a possibility in redevelopment planning.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”1px” column_border_color=”#80d0d8″ column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][image_with_animation image_url=”15876″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.arc.gov/wp-content/uploads/2023/07/Network-Appalachia-Freight-Trade-Econ-Dev-Report.pdf”][nectar_cta btn_style=”material” heading_tag=”p” text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”Appalachian waterways and marine transportation systems” url=”https://www.arc.gov/wp-content/uploads/2023/07/Network-Appalachia-Freight-Trade-Econ-Dev-Report.pdf”][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left” css=”.vc_custom_1725742245852{background-color: #006e82 !important;}”][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#ffffff” column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text css_animation=”none”]

ROAD ACCESS

[/vc_column_text][/vc_column_inner][/vc_row_inner][vc_row_inner column_margin=”20px” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”2/3″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]Some coal plants in Central Appalachia have decent road access as well, because of the densely developed roadways in the industrial landscape. These are positive assets in redevelopment. Others may have more limited road access, because little coal was trucked in. This is an infrastructure element that may affect your redevelopment plans.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Experts who can help identify these factors include (not limited to) state agencies of natural resources, transportation, rail and maritime systems, and communications; the utilities themselves; industrial realtors; surveyors.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][/vc_column_inner][vc_column_inner column_padding=”padding-1-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” top_margin=”3%” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/3″ tablet_width_inherit=”default” column_border_width=”1px” column_border_color=”#80d0d8″ column_border_style=”solid” enable_border_animation=”true” bg_image_animation=”none”][image_with_animation image_url=”15877″ animation=”Fade In” hover_animation=”none” alignment=”” img_link_target=”_blank” border_radius=”none” box_shadow=”none” image_loading=”default” max_width=”100%” max_width_mobile=”default” img_link=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf”][nectar_cta btn_style=”material” heading_tag=”p” text_color=”#1896ae” link_type=”new_tab” alignment=”left” display=”block” link_text=”ARC.GOV” url=”https://www.arc.gov/wp-content/uploads/2020/07/NetworkAppalachiaAccesstoGlobalOpportunity.pdf” text=”Source:”][/vc_column_inner][/vc_row_inner][/vc_column][/vc_row][vc_row type=”in_container” full_screen_row_position=”middle” column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” scene_position=”center” top_padding=”5%” text_color=”dark” text_align=”left” row_border_radius=”none” row_border_radius_applies=”bg” id=”regulation-oversight” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-3-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”top” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

5. Regulation & Oversight

[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”left-right” background_color_opacity=”1″ background_hover_color_opacity=”1″ font_color=”#000000″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][divider line_type=”No Line” custom_height=”20″][vc_column_text]Redevelopment of a power plant site will be overseen by many levels of government and regulatory agencies.  The timeline will encompass regulatory approvals.  [/vc_column_text][/vc_column_inner][/vc_row_inner][toggles style=”default”][toggle color=”Default” title=”Power Plant Regulators”][vc_column_text]Utilities are regulated by state and federal regulators. Various levels of regulation and oversight may affect your plans, depending on whether the owner is a utility or not. [/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px” enable_animation=”true”]

• Investor-owned utilities are primarily regulated by state Public Utility Commissions (PUC). There are 50 different state PUCs, and 50 different ways of regulating decommissioning (or not).
• Municipal utilities and electric cooperatives are regulated by the Federal Energy Regulatory Commission (FERC). There are federal standards for decommissioning coal power plants.
• Nuclear facilities operate under a federal license, from the Nuclear Regulatory Commission.
• The Federal Energy Regulatory Commission regulates hydroelectric facilities.
• Coal burning power plants are typically authorized by state permits overseen by state regulators (Public Utility Commissions or Boards).

[/fancy-ul][vc_column_text]An overview of the regions and regulatory entities can be found in this publication[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]Experts who can help identify these factors include (not limited to) utilities; your environmental consulting team; the federal technical assistance agencies described below, state public utility commissions, industrial realtors.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”regular” button_color_2=”Accent-Color” icon_family=”default_arrow” text=”Utility Dive – Congressional action on energy permitting remains stuck, but states, developers are finding solutions” url=”https://www.utilitydive.com/news/federal-energy-permitting-reform-doe-ferc-congress/705818/”][/toggle][toggle color=”Default” title=”Environmental Permits”][vc_column_text]Redevelopment always requires many permits, from basic building permits to environmental permits specific to brownfields and other environmental factors. The federal EPA oversees 800 permitting processes alone. Some of the more common permits your site may be subject to are listed below, but there are many others that may come into play, depending on ownership and redevelopment use.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px” enable_animation=”true”]

• Air pollution control 
• Water withdrawal for cooling 
• Water discharge 
• Hazardous waste storage
• Fuel storage tanks 
• Flue gas stack (Federal Aviation Administration)” (2)
• Permits that may be required during redevelopment

[/fancy-ul][divider line_type=”No Line” custom_height=”20″][vc_column_text]Experts who can help identify these factors include (not limited to) your environmental consulting team; the federal technical assistance agencies described below, state agencies of natural resources, transportation, Environmental Protection Agencies; industrial realtors; surveyors.[/vc_column_text][/toggle][toggle color=”Default” title=”Local Government Regulations and Permits”][vc_text_separator title=”Zoning” title_align=”separator_align_left” color=”turquoise”][vc_column_text]Zoning refers to municipal or local laws or regulations that govern how real property can and cannot be used in certain geographic areas. For example, zoning laws can limit commercial or industrial use of land to prevent oil, manufacturing, or other types of businesses from building in residential neighborhoods. These laws can be modified or suspended if the construction of a property will serve to help the community advance economically.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_column_text]RESOURCES:[/vc_column_text][divider line_type=”No Line” custom_height=”20″][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px”]

• Zoning as regulatory tool used to implement the vision of a plan –
• Zoning as an architectural tool; land use control
• Redevelopment of an old industrial site

[/fancy-ul][divider line_type=”No Line” custom_height=”20″][vc_text_separator title=”Construction Permit” title_align=”separator_align_left” color=”turquoise”][vc_column_text]A Construction permit is a government-issued document that gives you the right to start construction. Permits are issued by building offices or city halls under municipal jurisdiction. Permits are required for demolition and construction work since they set a standard for safe, stable construction and ensure compliance. Some projects require multiple permits, while some require none at all. It’s important to always check with the local policies and government about what permits might be necessary.[/vc_column_text][divider line_type=”No Line” custom_height=”20″][vc_text_separator title=”Building Permit” title_align=”separator_align_left” color=”turquoise”][vc_column_text]Building permits are documents issued by a local government when an individual or company wants to build a new structure, or engage in construction on an existing structure for expansion or repair. When you file an application for a building permit, the corresponding government agency reviews the application to make sure the proposed changes comply with all federal, state and local zoning laws, land use standards and construction ordinances. Building permits also allow officials to ensure the proposed project complies with accessibility standards and any other applicable legal requirements. While each municipality has its own unique set of laws, the permit issuer will typically ensure the proposed construction does not cause or result in problems with:[/vc_column_text][fancy-ul icon_type=”standard_dash” color=”Accent-Color” alignment=”left” spacing=”5px”]

• Structural integrity
• Fire resistance
• Proper exiting
• Health concerns
• Water and sewer lines
• Extension of electrical service
• Industrial waste

[/fancy-ul][vc_column_text]Specific permits that will be needed in the construction process include electrical, mechanical, plumbing, concrete or development.  The developer will take care of these elements, but obtaining them will take time.  [/vc_column_text][divider line_type=”No Line” custom_height=”20″][nectar_btn size=”small” open_new_tab=”true” button_style=”see-through-2″ hover_text_color_override=”#ffffff” icon_family=”default_arrow” text=”Overview of building permits” url=”https://www.bankrate.com/real-estate/building-permit-definition/”][divider line_type=”No Line” custom_height=”20″][vc_text_separator title=”Project Labor Agreements” title_align=”separator_align_left” color=”turquoise”][nectar_video_lightbox link_style=”play_button_2″ nectar_play_button_color=”Default-Accent-Color” image_url=”16321″ hover_effect=”defaut” box_shadow=”none” border_radius=”none” play_button_size=”default” video_url=”https://www.youtube.com/watch?v=I0W6TUv6mCo”][vc_column_text]Project labor agreements – The community has a right to ensure the construction jobs are good jobs with union labor.  This is typically done through a project labor agreement.  The advantage to community participation in a planning process is that this can ensure that the value of construction flows into the jobs of local workers and the construction meets governmental standards.[/vc_column_text][/toggle][/toggles][/vc_column][/vc_row][vc_row type=”full_width_background” full_screen_row_position=”middle” column_margin=”20px” equal_height=”yes” content_placement=”top” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” bg_color=”#f2f2f2″ scene_position=”center” top_padding=”1%” bottom_padding=”0%” text_color=”light” text_align=”center” row_border_radius=”none” row_border_radius_applies=”bg” overlay_strength=”0.3″ gradient_direction=”left_to_right” shape_divider_position=”bottom” bg_image_animation=”none” shape_type=””][vc_column column_padding=”padding-2-percent” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” centered_text=”true” background_color=”#f2f2f2″ background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” tablet_text_alignment=”default” phone_text_alignment=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none” enable_animation=”true” animation=”fade-in”][vc_row_inner column_margin=”default” column_direction=”default” column_direction_tablet=”default” column_direction_phone=”default” text_align=”left”][vc_column_inner column_padding=”no-extra-padding” column_padding_tablet=”inherit” column_padding_phone=”inherit” column_padding_position=”all” centered_text=”true” background_color_opacity=”1″ background_hover_color_opacity=”1″ column_shadow=”none” column_border_radius=”none” column_link_target=”_self” gradient_direction=”left_to_right” overlay_strength=”0.3″ width=”1/1″ tablet_width_inherit=”default” column_border_width=”none” column_border_style=”solid” bg_image_animation=”none”][vc_column_text]

NEXT UP…

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