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.
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
On May 3, the City of Peachtree Corners put in place a moratorium on development in the central business district.
“One of the reasons that led to that is we were starting to see, from the marketplace, a lot of properties in our central business district come online for sale,” said Community Development Director Shaun Adams during the Peachtree Corners Life podcast with Southwest Gwinnett magazine publisher Rico Figliolini.
“[Developers] were looking to redevelop sites in a way that didn’t necessarily align with what we felt our long-term vision of the central business district was. And when you look at the central business district, it’s a big piece of all of our office parks, including Tech Park and some of our retail nodes.”
Adams added that having one policy that covered the entire area was broader than what the city wanted.
“We pressed pause,” he said, “and started working on a small area plan.”
The planning commission made recommendations on November 12, and the city council voted unanimously to adopt it on December 17.
Key points and concerns
The city’s small area plan focuses on the central business district. Key points included:
- A daytime population of nearly 20,000 versus 2,400 residents — highlighting commuter traffic.
- An asset inventory identified high vacancy and underutilized spaces.
- Seven sub-areas were outlined: district hub, district infill, targeted infill, commercial core, Town Center gateway, flex office and suburban transition.
- Concerns were raised about high-density development in the Town Center gateway area, citing traffic volume and safety issues.
Throughout the process, there were focus groups with brokers and office owners in the central business district. The final plan emphasizes the need for granular development guidelines and community feedback.
“We had a public engagement meeting. I’ve had some one-on-one conversations with members of the public who have reached out to me as well and provided feedback,” said Adams. “As a byproduct of that, we had a couple of themes that came out of those engagement sessions that spoke to more placemaking opportunities or amenitizing the Tech Park/central business district area, taking it from an eight-hour day to a sixteen-hour day type of thought process, [adding] more gathering space where we could and a better mix of housing stock within the area.”
The asset assessment
The city did an “asset inventory” looking at every commercial building in the central business district.
“We did a market analysis as well, to determine how they were from a condition standpoint, what their occupancy rates were, what’s on the market, what’s not [and] what properties have more underutilized space or parking than others,” said Adams.
“And as a byproduct of that, we’ve … set out these seven sub-areas — which is probably the biggest change in the small area plan — within the sub-district that allows us to get a little more granular and look at each of these areas and say, okay, what may make sense from a redevelopment standpoint or development standpoint in one area may not make sense in another.”
As an addendum to the 2045 comprehensive plan, the changes go into effect immediately.
“It is a policy document. It’s not a law document,” said Adams. “The comprehensive plan is meant to guide our 10-to-20-year vision of how we see the city progressing.”
The new plan
“One of the sections that is in the central business district, I didn’t even realize, was the G section [at the] intersection of Peachtree Corners Circle and West Jones Bridge Road and Crooked Creek,” said Figliolini. “I didn’t even realize that was in the central business district area.”
Adams and Figliolini went through the map.
“I think the reason why [this area is] included is because they are mostly institutional uses, which tend to lean on the commercial side versus everything around it being residential,” said Adams.
He explained that the previous policy was too broad for the entire area.
“We identified and understood that what may be appropriate along 141 and sub-area A probably isn’t appropriate in G. And so, we wanted to try to carve that out for a couple of reasons,” he said. “One is for the community to understand that we recognize there’s a difference in what might be able to go there, but also for developers to know that, while it’s in the central business district, athletic fields probably aren’t the place for an intense development.”
That’s why area G has been singled out, Adams added.
“It will maintain its existing institutional character with the schools and the churches and the YMCA there to the extent that if it were to be redeveloped in the future, it needs to take on the low-intensity residential character of all the residential around it,” he said. “And so, if anything, it should act more like … Amberfield and Peachtree Station and everything that’s right by it and less like [the] central business district.”
Retail and entertainment
The darkened areas of the map — The Forum, Town Center and Dick’s Sporting Goods on the south end, along with the Chick-fil-A — are really the retail entertainment sections.
“It really isn’t the same as the rest of the central business district, which is office focused,” said Adams.
He added that Town Center and The Forum are either in the process of or already built out. There’s not a lot of potential for change.
With updates coming to the comprehensive plan about every five years, Adams added that development will evolve with the city’s needs.
“To me, the biggest change is what the sub-areas are allowing us to do, other than stating that we’ve got a couple of zoning districts in the works as a byproduct of this, so that we can fully implement the plan,” said Adams.
“We do have two applications in for December [for the] planning commission, but they’re not really specific to these changes. So, we haven’t had that rush — even though the moratorium ended on November 3 — of people coming in.”
He added, “It’ll be interesting, as people maybe flip their heads out of the sand after the holidays in January and start to kick tires again, to kind of see the reaction of the development community the first couple of times they come in on some of these properties and talk with us about it.”
To read the Central Business District Small Area Study, click here.
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