City Government
Peachtree Corners Officials See Continued Smart Growth in City’s Future
A crystal ball isn’t needed for city councilmembers and the city manager to predict good things in store for 2023 and beyond.
Peachtree Corners has seen a lot of changes in 2022 and has a lot more on the horizon. Peachtree Corners Magazine had a conversation with City Manager Brian Johnson about what has had a considerable impact on the city this past year and what he sees as significant factors for its future.
If you think of the city as a corporation, Johnson is the CEO, with the City Council as the board of directors. Although council sets policy, it’s his job to advise council as to the financial condition and future needs of the city.
Subsequently, he makes recommendations to the City Council concerning affairs of the city, and he facilitates the work of City Council in developing and implementing policy. Johnson is also responsible for assisting in developing long term goals for the city and strategies to implement those goals.
Looking back at Peachtree Corners’ economic development success, one must look at the city’s fundamentals. As the largest city in Gwinnett County, it assesses no city property tax. It currently uses effective partnerships with established businesses, start-ups and government entities to further its goals of remaining prosperous without increasing the tax burden on residents.
“That’s a huge plus for our city,” said Johnson. “We have one of the healthiest and most vibrant business communities in the area.”
The smart growth built into the city’s master plan allows for more residential and commercial properties to come online, but only when and where it makes sense to the existing footprint and where the city wants to be in the next few decades.
Retail, mixed-use growth
This year saw the rebranding of The Forum. New owners North American Properties had a vision to take an aging facility and breathe new life into it.
“[It will be] downtown Peachtree Corners, all of it, and you see that in our branding,” North American Properties (NAP) Co-Managing Partner Tim Perry said when the company unveiled the name. What was once The Forum at Peachtree Parkway, became The Forum at Peachtree Corners.
Perry explained that 20 years ago, there was no city of Peachtree Corners. Now that the municipality exists, North American wants The Forum to be the de facto downtown, the gathering spot, the place where neighbors come together.
“At the end of the day, it’s all about experiences,” Perry said.
The typical resident may grab breakfast or coffee in the morning, a business lunch in the afternoon and drinks and/or dinner in the evening with friends. They may be part of a cornhole league or bring the kids to the playground and grab dessert before bedtime.
With zoning changes, the area will see an increase in residential offerings. That doesn’t just apply to The Forum, but to the Town Center across the street as well. The residential component is being included to support the restaurants and retail located at The Forum.
After what may have been the longest City Council meeting in Peachtree Corners history, North American Properties received approval in August to add apartments and a boutique hotel to the area adjacent to The Forum, and to add apartments across the street in the area at Town Center. When the projects are complete, NAP will have invested over $450 million in revitalizing that area of Peachtree Corners.
City officials have touted the redevelopment as a major boost to the area where Peachtree Parkway, Peachtree Corners Circle and Medlock Bridge Road intersect each other.
“I would say I’m excited about the vision that North American Properties has,” Mayor Pro Tem Weare Gratwick told Gwinnett Daily News. “I love the concept of sort of a downtown that’s got your density. I like looking at this area as a triangle. You’ve got both sides of the road and the [Peachtree Corners] bridge connects it, not only from a public safety standpoint, but also from an economic development standpoint. I think that will pay dividends once this is done.”
Bringing new businesses
With business incubators Atlanta Tech Park and Curiosity Lab attracting established and newly formed companies to the area, the growth will expand concentrically with a need for support services, said Johnson.
“Just like an auto plant needs support vendors who make car seats or windows or engine parts, companies like Siemens need smaller support businesses,” he said.
In March, international technology powerhouse Siemens announced a $100 million capital program aimed at advancing the decarbonization goals of small- to medium-sized enterprises. This infusion of capital will help small and medium businesses in the U.S. jumpstart their decarbonization efforts.
“Small and medium sized enterprises are the backbone of our economy, yet they may not have access to the same capital as our country’s largest corporations when it comes to making sustainability improvements,” said Anthony Casciano, CEO of Siemens Financial Services, in a press release. “We are launching this loan program to ensure essential resources for these companies are available to keep pace with our nation and economy’s climate goals.”
Johnson said this type of corporate “paying it forward” benefits everyone with more job opportunities, a more diverse economy and a wealth of suppliers for the larger company. “This is the way it’s supposed to work,” he noted. “Success begets more success.”
Similarly, Intuitive Surgical announced in August 2021 that it will spend more than $500 million to expand its Peachtree Corners campus. A major player in the robotic surgery systems industry, the company is expanding its decade-old Peachtree Corners location to 750,000 square feet of manufacturing and engineering operations, training facilities for surgeons and hospital care teams, and administrative offices.
When the project is complete in 2024, the company expects to have grown its 180 local jobs to 1,200.
And, as Johnson noted earlier, any major manufacturer will need the support of smaller businesses. “And Peachtree Corners is the perfect place for that,” he said.
City Councilmembers Weigh In
Peachtree Corners Magazine asked elected officials about their assessment of past developments in Peachtree Corners and their visions for the future. They pretty much all agreed about what had the biggest impact on the city so far, but their statements about what they see ahead are quite diverse.
Question: What do you think made the biggest impact this year in Peachtree City’s economic growth and development?
Weare Gratwick: There are two events that have made a large impact in 2022. First, Intuitive Surgical, which was announced prior to 2022 but has swung into high gear this year as their expansion is well underway. Most recently, the Intuitive Surgical project was awarded the Large Community Deal of the Year by the Georgia Economic Developers Association (GEDA) — a big deal. The second is the North American Properties acquisition of The Forum, where their improvements have begun and are already evident.
Lori Christopher: Intuitive Surgical’s decision to choose Peachtree Corners for the headquarters, North American Properties decision to acquire the Forum and Curiosity Lab’s impact on autonomous development and innovation.
Eric Christ: I think the purchase of The Forum by North American Properties would be this year’s most significant economic development initiative. Having a new owner for the largest retail center in the city will be critical to reinvigorating the economic heart of our downtown area. North America’s long-term commitment to The Forum and, by extension, to the Town Center, will position Peachtree Corners to avoid the fate of other areas hamstrung by a dying retail center like Gwinnett Place Mall or North DeKalb Mall.
Alex Wright: Biggest impact — landing of the Intuitive Surgical expansion ($600 million investment and 1,500 new jobs). This was the largest economic development win in Gwinnett County history.
Question: What do you envision moving Peachtree Corners forward in the coming year and beyond in terms of economic growth and development?
Weare Gratwick: These two events will have momentum over the next 5-plus years as they are implemented. We want to continue to support our businesses near The Forum and Town Center, and in Tech Park as well, as we continue to seek redevelopment projects that can enhance the southern end of our community. Our Redevelopment Authority, made up of Peachtree Corners citizens, has been working hard towards that endeavor.
Lori Christopher: I envision Peachtree Corners in the coming year and beyond to continue to lead the way in innovation that benefits not only our community, but also the world with our strategic partnerships, our community leadership and remarkable city team. This collaboration provides jobs and economic growth for our area.
Eric Christ: Looking ahead to 2023, I think the city’s focus should be on the Holcomb Bridge Road/Jimmy Carter Boulevard Corridor. Specifically, what actions can the City Council or our Redevelopment Authority take to promote redevelopment in those areas of the city? I believe we can take some lessons from the Atlanta BeltLine initiative and identify opportunities to amenitize that corridor with trails, playgrounds, public gathering areas, bike lanes, sidewalks, street furniture (benches, trash cans), improved lighting, security cameras, wayfinding signage, etc. By creating a sense of connection, we can increase economic activity, reduce crime and spur the redevelopment of the aging residential, commercial and retail properties along that corridor.
Alex Wright: Moving forward — continued expansion of Curiosity Lab. This will include expanding not just the campus, but also the routes that the AV shuttles will be moving along with the ultimate goal of connecting Tech Park with the Town Center/Forum (aka Downtown Peachtree Corners). Our biggest hinderance to making this happen continues to be the Georgia DOT, but we are making progress.
In what has now become tradition, the Southwest Gwinnett Chamber of Commerce hosted mayors from Berkeley Lake, Norcross and Peachtree Corners at a panel discussion on July 12 at the Hilton Atlanta Northeast.
The conversation centered around strategies for revitalizing and expanding metro Atlanta cities, with a focus on redevelopment, zoning ordinance reform, pedestrian and bicycle safety and investing in local schools and affordable housing initiatives.
Zoning changes
“We are beginning a really big project in our city. We have had ordinances that we’ve been working on ever since the city was incorporated in the 1950s,” said Berkeley Lake Mayor Lois Salter.
“We feel that we need to overhaul the whole zoning ordinance system and hire a consultant to come and elicit understanding and opinions from our citizens. We want them to be a part of that. We have some folks that resist any kind of regulation. They just want us to regulate their neighbors,” she added.
Norcross Mayor Craig Newton agreed that evolving needs are an important reason to change the zoning, and planning for what lies ahead is paramount. He pointed out that all Georgia cities must implement a comprehensive plan to maintain their qualified local government certifications and remain eligible for selected state funding.
Land development
“We intend to focus on improving pedestrian bicycle safety downtown and establish a sidewalk activity improvement,” he said. “We’re also looking at approving parking in our town center and constructing the Norcross Greenway, which will bring a much-welcomed park, green space and a trail,” he added.
The county announced earlier this year that the project involves redeveloping the existing property into a park that will span almost two acres. It will offer various community spaces, including a multi-use trail, playground, covered picnic area, restroom building and a 41-space parking lot.
In addition to its amenities, a 12-foot-wide concrete trail segment will wind through the park and utility corridor, connecting Singleton Road to Dickens Road.
The trail is part of the 2018 Gwinnett Trails Countywide Trails Master Plan‘s Norcross to Lilburn Trail with an internal loop trail connecting to the neighborhood.
Commercial use
Peachtree Corners has had several “community-friendly” projects come online in the past year, but the effects of the pandemic continue to linger.
“When you think about the future, you’re thinking about the landmass and buildings and commerce. Probably the most significant issue facing a lot of us in the near term is modern office space,” said Peachtree Corners Mayor Mike Mason. “There’s a lot of space. The question is, are people going to come back?”
He said that the central retail area has shifted with the revitalization of The Forum and that’s making city leaders rethink city planning.
“We’re having a look at our code and things like that. But from another point of view that will drive the decision about what communities are going to look like,” he said. “For example, there are people coming into the city that say some buildings are technologically obsolete.”
Public safety
Even though Berkeley Lake is the smallest of the three cities and has the highest average home values, all the mayors agreed that public safety is a growing concern.
“Living in Norcross offers residents a dense suburban feel that’s somewhat rural compared to the city of Atlanta,” said Newton. “But some of our public safety initiatives are increasing police presence in high crime areas.”
As the only one of the three cities with a full police department, Norcross is seeking creative ways to implement effective community policing strategies to build trust and communication between law enforcement and the residents.
Newton mentioned programs such as Neighborhood Watch, youth outreach programs and educational initiatives along with enhancing emergency response capabilities with training for the local fire department and EMS services.
“Our response time goal is for an officer to be on-site in an emergency within 30 minutes,” he said. “But that doesn’t happen.”
Extended-stay hotels tend to attract crime, so Newton said the city has worked with owners to improve lighting in the public spaces to deter criminal activity.
“We’ve partnered with nonprofit businesses and local stakeholders to support social services employment opportunities for at-risk individuals,” he said. “By working together with various organizations and entities were able to address the complex challenge of public safety.”
Community accountability
With no police force, Berkeley Lake relies heavily on cameras and old-fashioned “knowing your neighbors,” said Salter.
“Some of our individual HOAs are buying and furnishing and paying for cameras to safeguard their neighborhoods,” she said.
Although there may be pockets of criminal behavior around the city, Salter said a police officer once described Berkeley Lake as a “black hole” of crime because there’s so little crime data.
“One of the reasons for that we feel is that historically we’ve been a very neighborly people,” she said. “There is an amazing system of community cohesiveness.”
Peachtree Corners is taking its own approach.
“We’ve recently added a Marshal Service and as Lois mentioned we’re also leaning on technology,” said Mason.
The marshal department doesn’t take the place of the services provided by Gwinnett County Police, it primarily enforces city code and aids Gwinnett PD when necessary.
“We’re utilizing as much technology as we can,” said Mason.
Gwinnett PD is instructing where to locate cameras and the city keeps adding them. There have been several instances in the last year or so where coordination among agencies and the use of technology have thwarted or caught criminals.
At the end of the day, the three mayors said the cities all rely on each other. Being so close means that economic development, enhanced entertainment and other desirable amenities are boons for them all.
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