City Government
Three city mayors discuss post-COVID-19 improvement plans
The mayors of Peachtree Corners, Norcross and Berkeley Lake shared their thoughts on improving the communities with American Rescue Plan money
A trio of Southwest Gwinnett County mayors talked about several aspects and impacts of the COVID crisis during a recent panel discussion, including how they were looking at spending money allocated to their cities as part of the American Rescue Plan Act (ARPA).
They also focused on challenges and changes emerging from the pandemic.
Mayors Mike Mason of Peachtree Corners, Craig Newton of Norcross and Lois Salter of Berkeley Lake fielded questions during a First Friday breakfast event hosted by the Southwest Gwinnett Chamber.
Plans for the cities
Mason outlined how his city created a mechanism to support small businesses with grants after Gwinnett cities received federal money under the earlier CARES act. Each qualified applicant received an allocation. He noted that in addition to the grants, air filtration and other protective equipment were also tacked on at city hall.
“With the ARPA money, we’ll do more of the same,” he said. Mason also said that plans are in the works to use some of the money to beef up broadband service in what are considered underserved areas of the city. He said some may doubt that a problem exists, but that it does.
“We learned during the pandemic that kids couldn’t get schooling from home, because if someone was in the living room watching TV, there wasn’t enough broadcast left for the kid in his room. If we can fix that, we’re probably going to try to do that.”
In contrast, Berkeley Lake Mayor Salter said that after spending considerable CARES money on sanitizing efforts and an air filtration system for city hall, they planned to go a different route under ARPA, using the federal funds mainly for stormwater infrastructure work. She said that with the city having no stormwater fee and with a preponderance of trees and hills, stormwater costs have been significant.
Norcross Mayor Newton was less definitive than his counterparts, outlining that the city has created a 12-member advisory group to make recommendations to the mayor and council on how to allocate funds. “So, we took the easy route. We turned it over to the citizens to help us decide how to spend some of this money,” he said.
Post-pandemic issues to consider
Addressing a related issue, Newton told the chamber audience that “we are not quite out of the woods yet on COVID,” contending that while declining case numbers and reopening businesses show that the vaccine is working, Georgia, as a state with a low vaccination rate, could be vulnerable to surges.
All three mayors agreed that the pandemic has been a long-term game-changer.
Several trends are important to consider in that regard, said Mason. He called for a show of hands and got a considerable response when he asked, “How many people are still working from home instead of going back to the office? That’s a trend.”
Also, residents continue to order more goods online, in his view, and he spoke about challenges in the hospitality sector, noting that Peachtree Corners has more hotel rooms than any other city in the county.
Mason said that with such mechanisms as Amazon readily available, people are reluctant to get into their cars unless a business is close by. To that end, he floated the idea of putting such residences as townhomes and apartments in closer proximity to commercial areas.
Newton noted that while businesses are optimistic about the long run, labor shortages and supply chain issues remain challenges in the foreground. Salter took a tack similar to Mason’s, saying that “it’s online everything” with resulting changes in the retail landscape and with jumping on a plane at Hartsfield to go out of town is giving way to a plethora of Zoom meetings.
Attracting and keeping residents a concern
The topics of affordable housing and of serving new residents while working to hang onto existing ones also came in for discussion. “As people begin to retire, you have to be ready to replace those retirees with a new generation,” said Newton. He added that recruiting qualified people leads to an expanded and better qualified workforce, which he said attracts more business and which, nowadays, is a more important factor than location.
In one tactic, he said the city of Norcross has positioned itself to attract more younger residents by hiring an events coordinator to focus on new entertainment and event programming. He also said that the city has joined forces with a state-sponsored program called the Georgia Initiative for Community Housing. The group has come up with some potential affordable housing solutions for Norcross to be discussed in the near future, according to the mayor.
Mason took Newton’s talk of replacing those leaving the work force with a new generation one step further, arguing for retaining retirees and their disposable income. “Do we really want to lose them to, say, Florida?” he asked. “No, you want to keep them in your city. And they want to stay. If you don’t keep retiring citizens in your city, you’re done for.”
The Peachtree Corners mayor touted adaptive reuse of existing buildings as the best solution for providing more affordable housing overall, and said news of such a project may be on the horizon. Tearing down and replacing aging apartment complexes on the city’s south side has been talked about, but Mason indicated the numbers may not work for developers.
Pointing out that her city is essentially built out, Salter said they have attracted a number of new residents nonetheless, with people tearing down existing bungalows and putting up larger residences. She said city efforts have centered around such events as July 4th programming and in providing a children’s park and other kids’ activities to bring residents together.
Leaders discuss cities’ goals
She struck a similar tone when the mayors were queried about their goals. “My goal is to preserve the cohesiveness that I think has come under somewhat of a challenge this past year with what we’ve seen in our larger political culture,” said Salter. “People are seeming more cranky with each other, for lack of a better word. It’s made me sad and concerned.”
She added that “it’s such a small town and we know each other well so I think the mayor has a little more ability to point people in a direction.”
Mason put weight on continuing “sense of place” producing efforts in the young city. He also pushed improving amenities such as walking trails, which not only can improve residents’ health but add value to homes as well, he said. He added the city also needs to continue working on both economic development and redevelopment of aging structures and that a number of alternative redevelopment strategies are being weighed.
“It’s not a simple question,” was Newton’s initial reply.
He said he’s focused on increasing economic vitality and quality of life by protecting the city’s downtown and expanded city center, which would include redevelopment and expansion to the east across Buford Highway. He said two other goals involve increasing public safety through improved technology and maintaining the sustainability of parks, historic structures and natural resources.
In considering all those initiatives, indicated his counterpart in Peachtree Corners, it’s important to remember that their impacts can easily stretch across city borders. “Craig and I say it to each other all the time,” said Mike Mason. “A rising tide lifts all boats.”
Some people lament paying taxes. They don’t understand that taxes allow us to live in a more civilized manner, helping and protecting us all along. That’s why I don’t mind paying reasonable taxes for the safety of everyday living.
Many don’t recognize it, but you are often paying a small tax without realizing it as you go about your everyday business….but it’s not called a tax.
It’s called a “fee.” Each time you pay your power or utility bill and cable bill, your insurance premium, when you rent a hotel room or car…and other ways…you are providing a few cents or dollars to help fund mostly local government.
The newly-minted City of Mulberry (and previously Peachtree Corners) will run its government without taxing property owners paying a tax to fund its operations. How so? Entirely from fees.
Let’s visit what the other city without property taxes, Peachtree Corners, is doing.
We talked with Cory Salley, who is the finance director for Peachtree Corners. He sent along a graphic which shows where Peachtree Corners gets its funding, as well as how it is spent. (See graphic.)
For the most part, Peachtree Corners is funded by fees. The biggest comes from Georgia Power Company, paying $2.8 million in fees for the city for 2025. Other utilities include $450,000 from Atlanta Gas Light Company; $250,000 from Comcast; $70,000 from Direct TV; and $42,000 from AT&T. (That last figure was interesting, in effect, showing how few people have land-line telephones anymore.) Altogether, utility fees brought in $4.3 million in Peachtree Corners for 2024.
Another bucket of fees include $3.8 million in insurance fees. This comes in one check from the Department of Revenue, which collects insurance fees for all cities.
Each business in Peachtree Corners pays an occupational business license tax. With lots of professional offices in the city, these businesses contribute $4.4 million to the city coffers.
Other fee collections for 2024:
- Alcoholic licenses and sales: $1 million.
- Zoning and land development permits: $1.4 million.
- SPLOST funds on sales within Peachtree Corners: $10 million.
- Automobile and vehicle purchases: $1.7 million. This is interesting: no matter where you buy an automobile in Georgia, part of the sales tax reverts to the city where you live.
Then there are other funds coming to the city; stormwater fees, grants, solid waste, etc. Altogether, it added up to approximately a $40 million income to run the city.
Some specifics and the way they are figured:
- Real estate transfer taxes: This tax is imposed at the rate of $1 on the first $1,000 and 10 cents on each additional $10 on any conveyance of real property when the value of the interest transferred exceeds $100.
- Distilled Spirits—up to 22 cents per liter on package sales and up to 3 percent of the sale price of a drink on sales to the public;
- Wine—up to 22 cents per liter; and
- Malt Beverages—up to $6.00 per bulk container (no more than 15.5 gallons) to be paid by the wholesaler and up to 5 cents per 12 ounces when sold in bottles, cans or other containers.
- A municipality may levy a business license tax on depository financial institutions (such as a bank.) The maximum rate of this tax is 0.25 percent.
- Hotel-motel tax: a municipality may levy a hotel-motel tax at a rate of 3 percent or less or at a rate of 5, 6, 7, or 8 percent. (Yes, let the out-of-towner pay!)
Perhaps this gives you an idea of how a city, like Mulberry in the future, can operate without property taxes.
Have a comment? Send to: elliott@elliottbrack
Written by Elliott Brack
This material is presented with permission from Elliott Brack’s GwinnettForum, an online site published Tuesdays and Fridays. To become better informed about Gwinnett, subscribe (at no cost) at GwinnettForum.
As we look back at 2024, there were a number of acquisitions, new businesses opening, major renovations and milestones celebrated. I’ll attempt to highlight some of them, knowing that I can’t possibly cover them all. There were some new events this year too.
This past year was a big one for Guardian Sports, a Peachtree Corners company that designs and manufactures helmet covers. The NFL now requires Guardian Caps be worn during NFL during practice, and players may choose to wear them during games. The caps disperse energy during hits with the goal of reducing head injuries.
Insight Sourcing of Peachtree Corners was acquired by Accenture, a leading global professional services company. Insight Sourcing helps clients optimize costs when sourcing and negotiating contracts for materials, services related to capital expenditures and energy procurement management. Accenture is a talent- and innovation-led company with approximately 743,000 people serving clients in more than 120 countries.
Axon, the global leader in connected public safety technologies, acquired Fusus, a leader in real-time crime center technology located in Peachtree Corners. Fusus excels in aggregating live video, data and sensor feeds from virtually any source, enhancing situational awareness and investigative capabilities for public safety, education and commercial customers.
Milestone celebrations
Authentic Hardwood Flooring on Amwiler Road celebrated 25 years in business in 2024. Michael Keroack has been steadily growing the operation for roughly eight years in Peachtree Corners with the help of Buddy Wofford, general sales manager, and Michael Blocker, director of operations.
Also celebrating a milestone in 2024 was Diversified Resource Group (DRG). For nearly 25 years, Darrell Creedon has been running DRG in Peachtree Corners, outfitting workspaces for companies and governments, and more recently, hotels and convention centers. Mr. Creedon, who resides in Peachtree Corners, started the furniture business with a college friend in 1999 in a home basement.
City events
The City of Peachtree Corners organized the 2nd Annual Curiosity Lab Criterium in April. This year’s event featured a running race, kids races, food trucks, vendors and other activities for the family. There was also a fun run in Technology Park. Werfen, a global diagnostics company, and the City of Peachtree Corners, partnered on a 5K Walk/Run in Technology Park in November. The event benefitted the Leukemia & Lymphoma Society. In May, the city organized a food truck event at Curiosity Lab, which drew about 210 people working in and around Technology Park.
The PCBA organized the first Taste of Peachtree Corners in June. It was a great time of networking and community fellowship among business owners and other involved citizens. Approximately 100 people experienced an evening of delicious bites and drinks, sampling foods from local businesses.
New to the city
Blue River Development moved its corporate office from Forsyth County to Peachtree Corners to expand its operations. The company is a leader in real estate development and investment.
A new pediatric dentistry, Agape Pediatric Dentistry, opened at 5185 Peachtree Parkway #325 at The Forum. Two law firms opened on Wetherburn Way: Brooks Injury Law Offices and Tadeo & Silva immigration law firm.
A former steel pipe fabrication site at 6420 Corley Road that was converted to a logistics center is now fully leased. The 27-acre property, which sold for $10.5 million in 2018 was sold for $77.4 million three years later, after it was cleaned up and redeveloped into the Peachtree Corners Logistics Center.
The Central Business District
Also in May, the city adopted a 6-month moratorium on projects in the Central Business District. Due to the increasing number of applications and evolving market trends, the moratorium came into effect on May 3 and ended on November 3. The moratorium gave the city six months to pause rezoning applications, special use permits and variances applications for residential or mixed-use development.
In August, members of the Peachtree Corners City Council took part in a ribbon cutting at The Forum. We celebrated the opening of the new plaza and activity areas. Jamestown is modernizing the 20-year-old Forum shopping center and transforming it into a true mixed-use destination through the addition of a 125-room boutique hotel, approximately 381 multifamily units, new experiential retail and dining offerings, structured parking and an expanded public area.
Construction began in May 2023, and the first of two new greenspace additions were constructed. Phases II and III will see the multifamily and boutique hotel constructed, both slated to start in 2025. Also this year, it was announced that Jamestown, a global real estate investment and management firm, acquired the Cincinnati-based North American Properties, which owned The Forum.
Members of the Peachtree Corners Redevelopment Authority and Downtown Development Authority engaged in a focus group discussion in August at City Hall. The discussion was led by representatives from Kimley-Horn, engineering, planning and design consultants. There was discussion about under-utilized spaces, needed amenities and potential uses for vacant properties. City officials also met with members of the commercial real estate community in September to specifically discuss Technology Park.
International visitors, co-working and new townhome project
An 18-member delegation of Finnish business people visited Curiosity Lab in Peachtree Corners in September. The visit marks the second time a Finnish delegation has visited Peachtree Corners. Seven innovative Finnish companies traveled to the Atlanta area in search of U.S. partners to promote transatlantic trade between Finland and the United States. Japanese delegates involved in sectors such as automotive, technology, energy and corporate development also visited Peachtree Corners in December as part of a regional tour.
Construction of a co-working space, Roam, is well underway at the Town Center and will open in summer 2025. The 35,000-square-foot building is located at 3847 Medlock Bridge Road and will feature a rooftop event space, coffeeshop and cafe, in addition to workspaces.
An office building at 3585 Engineering Drive was demolished earlier this month to make way for a townhome community. The new 75-unit townhome project is under construction by D.R. Horton, which received rezoning approval from the city last February. The 102,000 SF office building sat vacant for many years.
Collaboration, renovation and more
Curiosity Lab announced a collaboration with Gama Sonic, a global leader in upscale, bright and durable solar lighting for homes, businesses and outdoor spaces. The company’s deployment of solar lighting in the City of Peachtree Corners marks its first deployment implementing customized, intelligent lighting programming timers that enhance safety for residents and visitors.
Brady Anderson Bennett recently opened a State Farm office at 3000 Northwoods Parkway. The 27-year-old has been working with State Farm since he was 18 years old.
Renovation is underway at 7050 Jimmy Carter Blvd. for the creation of a Planet Fitness. The gym is under development by Alder Partners/the Flynn Group. This location marks the 32nd location in metro Atlanta. It is expected to open in January.
There is also a relatively new Southern-inspired eatery you may want to try. Dahlia’s Restaurant & Porch, located inside the Hilton Atlanta Northeast hotel, opened this year. Dahlia’s offers Southern-style plates that leverage regionally sourced, farm-fresh ingredients.
Happy Holidays!
Mayor Mike Mason
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