The End of a Process and a New Beginning

Just a brief note tonight after watching the election results come in at Los Arcos. I want to thank all on both sides for their involvement in the process. It was an extraordinary turnout. Based on Alex’s number of 20,262 potential PC voters, the last update on the county site shows 7,260 of us went to the polls. That is an amazing 38% turnout!

The results are in. We are officially going to become a city. It is an end to one process.

But we have a new beginning. First, it is time for both sides to come together and begin the healing process. I will ask those who voted YES to reach out to your friends who voted NO. We are a community, all of us together. And together we will work together to make things even better! I hope those on the NO side will also reach out. We need you.

The message on your blog spot tonight was powerful, positive and thoughtful. “To have a truly vibrant and cohesive community, the new leaders will need to work to bring that value without the usual costs, bureaucracy, and other trappings of government many are so disenfranchised with.” We are in complete agreement with this thought and welcome your assistance in bringing our new city to life.

Because this is a new beginning. The next step will be the election of the Mayor and City Council in March. All voices will need to be heard in this process. All voices will be welcome in this process. I look forward to working together with everyone in moving our city forward. I look forward to seeing Paul Duke’s dream of cityhood for Peachtree Corners realized.

Thanks to everyone who actively participated in this process. The next few years will be very exciting!

Peachtree Corners – City Charter – Solid Waste Disposal

The good news is that we can design the new trash plan after we become a City. Now we must do what the County requires. With a City we have choice. That means the City Council, with input from the community, will design the trash plan we want. Here is what we know for sure.

1) The state adopted a Solid Waste Plan in 2006 requiring municipalities to develop and document solid plans. The goal is to reduce waste deposited in landfills and encourage recycling. There is a reporting requirement as well. We are all aware of Gwinnett County’s draconian response to that requirement.

2) How the service will be implemented will be determined by the City Council once they are elected. They will have to develop a plan for Solid Waste Disposal, hopefully with input from the community.

3) It will take some time to transition from the county plan to the city plan. If the transition occurs prior to when the next payment is due on our property tax bills, there will be a mechanism in place to ensure there is no double billing.

We also know that many people in Peachtree Corners experienced an increase in their bill for trash collection once the county trash plan was implemented. Why did this increase occur? Our cost went up because the county averaged the costs over the entire county pick up area. We live in a densely populated area. The cost for collection in this area is less than in an area where homes are spaced more widely apart, like many other areas in the county. It is simple economics. It takes more gas and time to collect fewer homes in those areas. That being said, it is likely our costs will decrease once we have trash pickup exclusively for this area.

That being said, what are the options for trash pickup? Here are a few.

A local hauler that currently contracts with the county was contacted for a quote. Given our demographics, the quote was $15-$16 per month, including yard waste. For those who choose the solid waste option currently, that could be a savings of $10 per month. For those who do not, the savings would not be as dramatic, but we would have an additional service added for a little less than we pay now.

This price is predicated on continuing billing through the property tax bill. If we were billed directly, the price would be somewhat higher, but that would offer an option for some to provide proof of alternate disposal capabilities and be able to opt out.

While we could open the service to all haulers and allow everyone to contract with the service of their choice, there is an advantage to limiting the service to a single hauler. That reduces traffic in neighborhoods and wear and tear on roads.
Some have mentioned the “infamous” Duluth blue bags. The truth is, you pay for what you use. The bags are either $22.26 for 15 – 15 gallon bags or $33.92 for 20 – 32 gallon bags. All you pay is for the bags. Plus you still have recycling. If a family of 4 uses one 32 gallon bag a week that works out to just $7.35 a month. The smaller bags, perfect for smaller families, even less.

So there are real options on the table. The likelihood is there will be at least some savings. The only remaining question is what will the final plan be?

As always, please email us at blog@upcca.org if you have any questions about incorporation or suggestions for future blogs. You can also Follow Us On Facebook and Follow Us On Twitter. For more information about the city initiative, you can go to the Peachtree CornersYes website.

Peachtree Corners - City Facts - Presented By Rep. Tom Rice

Here are links to a presentation by our State Representative Tom Rice. It is in two parts. Tom discusses his role in the Peachtree Corners City initiative, debunks misconceptions and gives us the real facts about the charter and the city.

Presentation Part 1 and Part 2. Tom also provides additional information on his website.

It is critical that we all take the time to become fully informed before we go to the polls on November 8^th. This is the most important decision we will ever make as a community!

As always, please e-mail us at blog@upcca.org. if you have any questions about incorporation or suggestions for future blogs. You can also Follow Us On Facebook and Follow Us On Twitter. For more information about the city initiative, you can go to the Peachtree Corners web site.

Why I Like the City of Norcross

This blog was prompted in part by a comment from Charles to the Town Hall Meeting article. He stated, in part that “…I am so used to hearing what is wrong with Norcross...” Actually, there is a whole lot that is right with Norcross.

I know we have all watched over the years as Norcross began to reinvent itself under the guidance of Miss Lillian and Mayor Bucky and all the others who have served on the city council and development authorities. The downtown area has been transformed from non-descript and run-down to a thriving business and restaurant district. Their parks have been improved and expanded. New housing has been added and new businesses are recruited to their city.

They have been tremendously successful and have transformed the City of Norcross into a vibrant and healthy community. How did they do that? In large part, by using two of the services that the City of Peachtree Corners will provide; Planning & Zoning and Code Compliance.

Because the City of Norcross has authority within its borders, it has the right to determine the best use of the land. This is done by developing a Master Plan. In Norcross, it is the Norcross 2030 Plan. I encourage you to check it out. It is an amazing vision of the future.

Appropriate and reasonable standards for maintenance are defined. Norcross has set out specific policies and standards for Code Compliance and has communicated these clearly to their citizens. They have the power and the resources to enforce these standards within their borders, but their goal is to work toward voluntary compliance. This combination of a plan and standards allows the city to create an ambiance that will attract appropriate development and new business as well as retain existing businesses and homeowners. Home prices do not just stabilize but increase.

Now Norcross is annexing an area to the east, along Mitchell Road to I-85. I was curious about the area and drove through one early morning before dawn on my way to work. I have to confess, I did not go far before I hit the lock button. It is not the most attractive of areas. You can see more details about this annexation in the Norcross Patch series on annexation.

Why would Norcross want to annex an area like this? Some City of Norcross residents are concerned about crime in the area. But if you look at the map that is included in this presentation, the city already encompasses this area, with arms reaching around it. If we hear of crime in this area, it is attributed to Norcross. This area is already perceived as part of the city because of its proximity to the city limits. But Norcross has no authority to improve it or to have an impact on the crime in the area. Why? Because it is outside of the borders of the city. An area does not have to be part of a city to have a negative impact on the city. Conversely, pulling a troubled area into the city limits allows these issues to be addressed.

Once this area is incorporated, Norcross can use Planning & Zoning and Code Compliance to bring this area up to standard. Gwinnett County and the CID’s use Code Compliance to decrease crime. Criminals are attracted to run down areas and areas become run down where criminals live. When code enforcement is used to clean up these areas, the criminals leave and the crime rates decrease. Planning and Zoning will set up appropriate land uses which will be applied as zoning changes are requested. Long story short, if the annexation is approved by the voters in November, these areas will be reclaimed and Norcross will be enhanced.

Their success story can be our success story. The City of Peachtree Corners will be able to reduce crime in the areas where there is a high crime rate. We will be able to improve the appearance of these areas over time. We can create a vision of our future and work together to implement that vision as a true community. We will be able to first stabilize and then begin to increase home values. And we will be able to attract new businesses to our city.

That is why it is important to Vote Yes on November 8. Not because we do not like Norcross, but because we can emulate the success of Norcross right here in Peachtree Corners!

Holy Cow! What Were They Thinking?

The debacle of the HOT lanes on I-285 is amazing. I heard on the news Sunday that there was a tremendous increase in traffic in the HOT lanes from 3,200 cars on Monday to 4,700 on Thursday, almost a 50% increase. Unfortunately, 50% of nothing is really nothing. And the bureaucratic spin continues. They are also going to do a study to see if the HOT lanes contributed to the extraordinarily backed up traffic last week. Like DUH?

Is it any wonder why many of us do not trust government? The Feds along with state bureaucrats came up with a plan without consulting us or considering the possible outcomes. And the governor states his hands are tied.
How is it that no one could see that charging the two passenger vehicles for what they had for free would cause a problem?

Here is where the problem truly lies. We have people with so little connection to us making decisions that they are made in such a way as to do more harm than good. The further away from us the decisions are made, the
less likely they will have a positive impact.

So at the Federal level, we have two Senators representing an entire state. They can have a bit of an impact as they are two among 50. We have a Representative who is much closer to us in terms of how many people he represents, but his voice is only one out of 435. Decisions made at this level (if they bother to decide) can be disastrous for those of us at the local level. And don’t even get me started on the unelected bureaucrats!

At the State level, it gets a little better. We are closer to our Senators and Congressmen. But the decisions are still made at the macro level and we still have an unelected bureaucracy to deal with. Case in point, I have been self-employed for many years. I took a “real” job last year and owed no taxes. In one quarter last year, I orgot to
file my GA Unemployment Tax (OK, so I goofed). I got a notice that I owed $40 in penalties, so I filed and paid. A few weeks later, the check was returned to me. No note, no nothing. I called and finally found someone to answer my question, “Why?” Turns out they can’t impose a fine if you don’t owe the money. So much for the State being “user
friendly.”

Then there is the County. Again, we get a little closer to home. I have found most county departments to be responsive to my requests. The decisions made are better because the decision makers are closer to us. But still, we have just one voice out of 5 on the Board of Commissioners. One voice representing over 200,000 people and growing. What happens when the one voice representing our needs is outvoted? Decisions are made that have a negative impact on us.

That is why a city is so important. We will be represented directly by our neighbors and friends. Folks who will be as impacted as we will be by the decisions they make. Seven voices all speaking for those of us who live in Peachtree Corners! Local government, not another layer of government.

When voters are upset with government, how easy is it to remove incumbents en masse? In the case of the Federal and State governments, impossible. At the county level, we in Peachtree Corners have the opportunity to remove a single Commissioner every six years. At the city level, in year two, Districts One and Three can each vote for their City Councilor and everyone votes for one at-large Councilor. There is a possibility of removing three Councilors! Two years later District Two gets to vote for their Councilor and we all get to vote for two at-large Councilors and the Mayor! It is possible, within a span of four years to replace the entire City Council.

That means that these people, once elected, really need to listen to us! If they don’t, well… I guess they won’t hold office for any length of time.

How many of us have spent an hour plus during rush hour trying to get to the County Board of Commissioners or Planning Commission meetings? It makes it difficult to participate actively if you hold down a job and care for a family. By having Council meetings in Peachtree Corners, it will be easier for us to participate in our own government. Even in rush hour traffic, we can get to anywhere in the city limits in 15 minutes or less.

So by voting Yes on November 8, we are voting for direct, local representation. We are voting for the ability to quickly remove those from office who do not represent us well. We are voting to have more access to our
government on those issues that matter most us: Planning and Zoning, Code Compliance and Solid Waste Disposal. Can you say "No brainer"?

Peachtree Corners – City Charter – City Council

The Mayor and City Council will be the heart of our city government. They will make the policy and spending decisions that will determine how Peachtree Corners functions. It is important to understand their responsibilities so that when we elect our representatives, we can choose wisely.

First, the Charter provides for six city council members and a mayor. Three of the city council members will represent our three districts as shown on our proposed city map. The remaining three members will be “at-large”, meaning they will represent all of our citizens.

Terms will be for four years and will overlap. In the initial election to be held on March 6^th, three council members will be elected for an initial term of two years. These positions will represent Districts 1 and 3 as well as one at-large position. After that, all terms will be four years.

Elections will be non-partisan. This means that no one has to declare whether they are a Republican or Democrat. Most important, the City does not have to pay for additional elections for party primaries and party run offs.

The Mayor and Council members are required to be residents of Peachtree Corners for at least one year prior to the election and must maintain their residence in Peachtree Corners for their term of office.
All positions on the Council are part-time. The Mayor receives $9,000 and the Council members $8,000 per year. These salaries were determined by comparison to Cities of similar populations. Because these are elected positions, they are not generally eligible for benefits or pensions. For example, Norcross does not pay benefits or pensions to their Mayor and City Council.

The mayor will serve in a leadership role, presiding over council meetings and serving as spokesperson. The Mayor’s role is defined in Section 2.8. Otherwise, the mayor will vote with and serve on the council with the same rights as other members. That means there will be seven equal votes, with no extraordinary authority vested in a single individual.

Any member who has a financial interest in a matter being voted on by the Council must abstain from voting on that issue. Section 2.14 “Conflicts of interest; holding other offices.” is completely devoted to ethics of those who will make up our government.

Currently, we are represented at the county level by a single person. Lynette Howard is a great asset for us, but she has only one vote out of five. A single vote for over 200,000 citizens! In contrast, the city will have about 38,000 citizens. That works out to about 6,000 per city council person. That gives all of us in Peachtree Corners more representation that is close to home and responsive to us.

We will have local control, representatives who share our values and will be as impacted by their decisions as we will be, a government that prevents power from residing with a single individual, and strict ethical standards for our officials. We, the people of Peachtree Corners, will have the control of and responsibility for our own destiny.

Please e-mail us at blog@upcca.org if you have any questions about incorporation or suggestions for future blogs. You can also Follow Us On Facebook and Follow Us On Twitter. For more information about the city initiative, you can go to the Peachtree Corners web site.

Peachtree Corners – City Charter – Charter Origins

What is a city charter? Basically, a charter legally defines a city. It is a document that states what the city can do, how it is governed, how elections are held, how taxes are assessed and collected, and how the city can finance operations Here is how we developed the charter for Peachtree Corners.

When the decision was made to incorporate, a community based charter team was formed. At first, they attempted to create a charter from scratch, defining the city narrowly, based on the chosen services. This would have created a new form of government, i.e. a “City Lite.” Our local legislators attempted to introduce this concept and it was rejected. Then they tried another approach. They adopted the Georgia Municipal Association’s (GMA) model charter as the basis for the new city charter and legally modified it to “limit” the powers of the new city. This approach was successful and the legislation was approved. We will discuss the GMA model charter first then discuss how our city charter evolved from that.

The GMA model city charter sets out the format and content for both new charters and amendments to existing charters in the State of Georgia. Common features of municipal charters include: “(1) Provisions governing incorporation, boundaries and powers; (2) Provisions governing the structure and form of the government; (3) Administrative organization and function ;(4) Judicial powers and procedures; (5) Election procedures and regulations;(6) Financial procedures; and(7) General provisions.” (page 9).

A key concept is the difference between powers and services. Think of a power as an action the city is authorized to perform. These actions are limited by the services we provide. As an example, one “power” that generated some controversy at a recent town hall meeting was the provision for a municipal court and the possibility of providing a jail. We can only implement a municipal court for the service we will provide - code compliance. Any other use of a municipal court, including providing a jail, would not be authorized as part of the services we will provide. Our powers are limited by the services we can provide under our charter.

The model charter that was adopted for the City of Peachtree Corners includes all possible powers any city in the State of Georgia can exercise. But there was a major change made to our charter. That was the limit set on the services the city can provide. If you go to page 5 of our charter, section 1.12(b) defines the only services the city can provide at this time. “(b) Except as provided in subsection (c) of this section, the city shall exercise the powers enumerated in subsection (a) of this section only for the purposes of planning and zoning, code adoption and enforcement, and solid waste management services and those items directly related to the provision of such services and for the general administration of the city in providing such services.”

We are limited by law to these services. Is there a provision to add services? Yes. Section 1.12( c ) states that “the city council shall pass a resolution specifically stating the services sought to be offered by the city and shall submit the approval of such resolution for ratification by the electors of the city in a referendum.” The city council can pass a resolution, but the service can only be added if voters approve.

These checks and balances are unique in the State. No other City must ask the people to vote to add services. It allows us to choose the services the city provides. Because all powers are included, decisions to add services can be made locally without having to go back to the legislature to amend the charter—except to increase the millage rate cap. That must go back to the legislature to amend the charter.

So, the charter that was adopted is essentially the same charter used by all Georgia cities. The powers the city can exercise are the same as well. But these powers can only be exercised in the performance of the services specified in our charter. The key point is that we the people of the City of Peachtree Corners have the power to determine the services offered. No service can be added unless and until we come together, Citizens and City Council, and choose together to add it.

Our next blog will be about the City Council; positions, elections and responsibilities. As always, please e-mail us at blog@upcca.org if you have any questions about incorporation or suggestions for future blogs. You can also Follow Us On Facebook and Follow Us On Twitter. For more information about the city initiative, you can go to the Peachtree Corners web site.

Peachtree Corners – City Charter – Taxes and Fees

A topic of great interest to all is taxes and franchise fees. The city charter allows the city to collect both. Together, they will make up the operating revenues for the city.

The most well know tax a city assesses is the ad valorem tax on property. Section 1.12.a (27) of the city charter specifies the power to “levy and provide for the assessment, valuation, revaluation, and collection of taxes on all property subject to taxation subject to a maximum of 1 mill”. Property includes both real estate and motor vehicles. All Gwinnett County cities, except for Braselton and Rest Haven, collect taxes on motor vehicles.

The millage rates for the cities around us are: Norcross – 6.424; Duluth – 5.991; and Berkeley Lake – 5.386. Berkeley Lake just raised its rate in order to cover the costs of repairing the damage done to the lake by the 2009 flooding. These rates far exceed the maximum rate that will be charged by the city of Peachtree Corners.

As has been mentioned before, 1 mill translates to $40 annually per $100,000 of assessed value of property. Note that the charter states that the rate is limited to a maximum of 1 mill. The city council has the authority to set the millage rate up to the maximum. The city council also determines how taxes can be paid, either in a lump sum or installments and when the taxes are due.

What would happen if a service was approved by the voters that required more revenue than that collected at 1 mill? The charter would have to be revised by the state legislature. Just another check to ensure that the services provided and taxes collected are controlled by the citizens of Peachtree Corners themselves.

Section 1.12.a (21) governs public utilities and services. Franchise fees are charged by utility companies as part of the franchise agreement with a municipality. This agreement spells out how and where these utilities can use the public right of way. Each time you pay your cable, phone, electric or natural gas bill, you are paying a franchise fee as a part of that bill. For residents of unincorporated Gwinnett County, only the fees charged by the cable companies are returned to the county. All other fees collected are pooled by the utility and paid out to other municipalities. Going forward, these fees collected from Peachtree Corners will be paid directly to the city.

There is no difference between the fees charged for unincorporated versus incorporated areas of the county on your telephone and cable bills. So the only difference you may see on these bills may be a designation that it is a Peachtree Corners franchise fee. There is a differential on your electric bill. The unincorporated rate is currently 1.0801%. The rate for incorporated (inside the city limits) is 2.9109%. So you will see a small increase in your electric bill.

The bottom line is there will be some costs to property owners and service consumers to provide city services. These costs will be partially offset by the savings on trash pickup. If the city initiative does not pass in November, there is a high probability that parts of Peachtree Corners will be annexed into neighboring cities. If you are annexed, the net cost will be much higher than what the cost will be if we incorporate.

Please visit our new Peachtree Corners web site http://peachtreecornersyes.com/. There is a great deal of city information there with more to be added.

Also, mark your calendars for August 29^th at 7:30 PM. We will be holding a Town Hall meeting at the Peachtree Corners Baptist Church. This is located at the intersection of Peachtree Corners Circle and West Jones Bridge Road, right across the street from the Robert D. Fowler Family YMCA.

In our next blog we will discuss the origins of the city charter. Please e-mail us at blog@upcca.org with questions and suggestions for future blog topics.

Peachtree Corners - City Charter - Powers and Services

This blog begins a series describing and explaining the provisions of our city charter. Essentially, the charter provides the foundation and structure for our government. In this blog, we will explore how the charter defines the legal powers of the city and the services those powers allow the city to provide.
In future blogs, we will explore other sections of the charter. The first paragraph of the charter summarizes this key concept of powers and services.

Section 1.12 (a) defines the comprehensive powers of the city government. These powers define what the city of Peachtree Corners is authorized to do in the provision of services. The listing of powers includes animal control, appropriations and expenditures, fire regulations, health and sanitation among many others. These are standard and expected powers for any city. In 1999, Berkeley Lake’s charter was revised. You can see that the powers are very similar to those authorized for Peachtree Corners.

The key difference between us and any other city is in Section 1.12 (b) of our charter. This section spells out the specific services the city will provide: Planning and Zoning, Code Enforcement and Solid Waste Services. The charter specifically states that the comprehensive list of powers can only be exercised in the provision of these three services. If a power is not required for the provision of these services, the power is authorized but cannot be exercised.

Because we have chosen to limit the services we can provide by charter, we refer to Peachtree Corners as a “limited services city” or a “city lite.” But from the point of view of authorized powers, we are similar to other cities.

What if in the future citizens want to add services to the city? The charter was written specifically to allow the provision of additional services. There is a two-step process to add a service.

First, the city council must pass a resolution stating the specific services to be provided. Then, the resolution must be ratified in a referendum by the citizens of the city. In other words, the council proposes and the voters approve or disapprove the proposal. If the referendum is approved, the city is authorized to provide this service. If the referendum is defeated, the resolution is immediately null and void.

This gives remarkable control of city services to the citizens of Peachtree Corners. It ensures that no service can arbitrarily be added by a simple vote of the city council. It also allows Peachtree Corners to amend the city charter without having to return to the legislative process.

So while the services provided by the city are limited, there is an ability to provide additional services if we chose. However, the process provides checks and balances to ensure that the services provided are those desired by both the city council and a majority of the citizens of Peachtree Corners.

In the next blog, we will discuss taxes and the city charter. Please e-mail us at blog@upcca.com with any questions or ideas for future blogs. Or you may use the Comment Box below to post questions or remarks.

Peachtree Corners – City Borders and Voting Districts

A frequently asked question is “How did you determine the city borders?” Especially as the city map shows borders well beyond the traditional “Paul Duke’s” Peachtree Corners.

There were several factors involved in setting the borders. The starting point was the original foot print of Peachtree Corners. The next factor was the location of the Peachtree Corners Overlay District.

As we mentioned in our last blog, the overlay was created “to provide enhanced aesthetic design for non-residential projects.” The overlay boundaries were drawn to include those non-residential properties located within unincorporated Gwinnett County that are close enough in proximity to the center of Peachtree Corners to impact property values and quality of life. The overlay also protects the property value of neighboring non-residential properties by ensuring uniform maintenance and development standards.

When the work began on the charter, setting the city boundaries was part of that task. There was a great amount of research done to ensure our boundaries would be legal. The first place to check was with county officials. The response from the County was essentially that since 2007, both the overlay and the original area were considered Peachtree Corners. Notice on the linked maps, how close the city boundaries are to the overlay boundaries set in 2007. The next step was to contact our Representative Tom Rice, who guided us through the process with the State. His feedback from the State officials familiar with developing boundaries was to round out the overlay borders to the nearest arterial transportation route or contiguous incorporated area, rather than leaving a small strip of unincorporated Gwinnett between Cities. This included extending our boundaries along Winters Chapel Road and over to Buford Highway along both sides of Norcross.

The final factor influencing our boundaries was the Voting Rights Act of 1965. The Voting Rights Act of 1965 prohibits states from imposing any "voting qualification or prerequisite to voting, or standard, practice, or procedure ... to deny or abridge the right of any citizen of the United States to vote on account of race or color.” The City must receive clearance from the US Department of Justice for compliance with the Voting Rights Act of 1965 before the referendum.

We consulted with the State Attorney General’s Office and asked if pulling back from the overlay could be the kind of event that the DOJ might identify as having an impact on someone’s right to vote for the candidate of their choice. The area referenced was City Voting District 1, which has a higher African American population. The answer was yes, that is exactly the kind of thing that the DOJ would be concerned about. In other words, if we pulled back from the overlay district, it could appear that we were excluding this area in order to reduce the population of African Americans in the City. We also requested the State’s Reapportionment Office to draw the City Council districts so that they met the requirements of the Act.

As you can see, setting the city boundaries was a long and difficult process. But extraordinary research by the team into the proper way to do this ensures that the city of Peachtree Corners will be a well-balanced, diverse and vibrant community.

In our next blog, we will begin a series of blogs on the City Charter. Please email us at blog@upcca.org with any questions about city issues or suggestions for future blogs.

Peachtree Corners - City Services - Planning & Zoning

The most important service the city will provide is Planning & Zoning. Almost everyone is familiar with the concept of zoning. The zoning categories determine the permissible uses for a parcel of land. In general, the categories are residential, commercial (retail and restaurants), office and manufacturing/industrial. Even within these categories, properties can be restricted as to the specific type of use. The restriction is generally because of the nature of the surrounding properties. For example, a commercial property’s general zoning classification allows a gas station. But the specific zoning for that property could exclude the gas station while allowing other retail because the area around or close to the property is residential. Gwinnett County has a zoning FAQ with more information about zoning.

Zoning changes are usually requested when a property owner wants to use the land for something that is currently not permissible under the current zoning requirements for that property. We generally become aware of zoning when someone requests a change to the current zoning of a property nearby. We either see the yellow sign on the property or receive a letter in the mail. Currently, zoning changes in our community are approved by the Gwinnett Board of Commissioners. We only have one representative on the Board. The remaining decision makers have no stake in Peachtree Corners and decisions may be made that negatively impact our community.

Planning is somewhat less familiar to most citizens but critically important in assuring a community has balance between areas where people “work, live, and play.” Planning also involves determining the best direction for economic development to assure our balanced community has a diversified tax base. As rezoning requests are made, the decision on whether to approve a change is based on how the request fits into the direction for the overall area. Gwinnett County has the 2030 Unified Plan. Once Peachtree Corners becomes a city, we will also have a “Master Plan” tailored to our vision of the future of our community.

One important concept in planning and zoning is an “Overlay District”. The goal of an overlay district is “to provide enhanced aesthetic design for non-residential projects through the use of architectural design standards, increased landscaping, signage controls and streetscape design…” This description is from the resolution creating the Peachtree Corners Overlay District approved by the Gwinnett Board of Commissioners in March, 2007. The district requires the implementation of a higher, consistent standard for exterior appearance that more closely meets our needs. This does not guarantee that a variance from these standards would not be granted by the county.

By controlling Planning & Zoning, we will be able to develop our own Master Plan and determine the appropriate uses for land within our borders. As changes in zoning are requested, we will have a mayor and 6 council members who have the same stake in the decisions as the citizens of Peachtree Corners.

In our next blog, we will discuss how the Overlay District had a role in determining our borders. Please e-mail us at blog@upcca.org with any questions about city issues or suggestions for future blogs.

Peachtree Corners – City Services - Code Compliance

One of the most frequently asked questions at the Peachtree Corners Festival was “What is Code Compliance?” A simple definition would be enforcement of a common, minimum level of property maintenance. But it is really much more than that. It is part of the core services that impact our quality of life, community appearance, and property values.

All municipalities have a set of codes that define the maintenance requirements and standards for construction and zoning. Gwinnett County has a Property Maintenance Ordinance that covers items such as fences, exterior building maintenance, weeds and overgrown lawns. These codes specify a minimum standard and are fairly generic, unlike HOA covenants. For example, your HOA may specify the colors you are allowed to paint your home. The municipal code might only specify that the paint on your home should be maintained properly with no peeling or excessive fading.

Code Compliance is the enforcement of these codes. Violations are generally noted through routine inspections. In some cases, homeowners or neighboring businesses may report a violation. This would be especially true when foreclosed property in your neighborhood is not being maintained or if a business has been abandoned and neglected. Poorly maintained property impacts all of us. It detracts from the appearance of our community and depreciates our property values. The impact on property values is why we chose Code Compliance as one of our services.

Gwinnett County maintains a Quality of Life Unit dedicated to maintaining standards. Community Improvement Districts (CID’s) also use Code Compliance to improve the overall appearance of their communities. By enforcing the codes, they also reduce crime in the area. Criminals do not want to live or “work” in areas where there is active enforcement.

There are additional benefits of having Code Compliance handled by our new city, rather than by the county. The first is our ability to determine our own standards. What works overall for the county may not be suitable for Peachtree Corners.

We will have the benefit of a smaller area to be serviced, allowing a more timely response to issues impacting our neighborhoods. We will also be able to focus on areas that currently have higher levels of criminal activity. Hopefully, with that focus, we can help reduce the crime rates.

Overall, we already experience the benefits of Code Compliance and Enforcement. By providing this service through the city we enhance those benefits. Code Compliance is not designed to emulate or replace the more stringent standards maintained by HOA’s. Rather, it is a means to maintain the entire city at a basic, common standard.

In our next blog, we will discuss Planning & Zoning. If you have had any experiences with zoning changes that you would like to share or if you have any questions or issues you would like to see addressed in future blogs, please contact us at blog@upcca.org.

Peachtree Corners – City Services and City Charter

In Georgia, a city is required to provide a minimum of three municipal services. There are no requirements regarding which three services must be provided. As we have discussed, Peachtree Corners will provide three quality of life services: Planning & Zoning, Code Compliance and Waste Disposal.

These services were chosen because they have the most positive impact on our property values and community appearance. They are also among the most cost effective to provide.

Rather than adding another “layer” of government, the city will be solely responsible for only these services. We will continue to rely upon Gwinnett County for all other government services. That means we can deal directly with our own city representatives for our three chosen services rather than trying to find someone in Lawrenceville to help us!

While we have limited the services we are offering, our City Charter allows the city flexibility if citizens in the future decide they want to change or add more services.

The City Council will have the ability to pass a resolution identifying the additional service(s) to be provided from those listed in the charter. If the vote is in favor of the service, that service will be implemented. If the vote is against, the resolution will be null and void.

By providing the ability to amend our charter, we will have the ability to determine the scope of government we desire. Without this provision, we would be required to petition the Georgia General Assembly for permission to add these services. Most Cities must ask the legislature for approval to amend their Charter resulting in citizens from all over Georgia having input into local City business.

We will be discussing Code Compliance in our next blog. As always, if you have any questions or suggestions for blog topics, please e-mail us at blog@upcca.org.

Peachtree Corners - City Next Steps

Now that Governor Deal has signed the legislation authorizing the referendum on the creation of the city of Peachtree Corners, what are the next steps?

First, our charter will be reviewed by the United States Department of Justice (DOJ) to ensure it is in compliance with the Voting Rights Act of 1965. Once the Georgia Attorney General submits the charter for approval, the DOJ has 60 days for this review. They can extend the review process by an additional 60 days after that. The charter team worked closely with attorneys and other legal experts to craft the charter specifically to meet the requirements of this Act. We are confident of a positive outcome.

Next, the referendum will be on the ballot in the general election on November 8^th of this year. Only registered Peachtree Corners voters are eligible to cast ballots. If you are not currently registered, you must register by October 11 in order to participate in the referendum. You can go to Gwinnett County Elections for information on how to register.

A simple majority of the votes cast (50 percent + plus 1 vote) will determine if the referendum passes. Once it passes, there are additional steps required before the city takes on the responsibility of the three quality of life services we will provide: Planning & Zoning, Code Compliance and Trash Pickup.

The next step is the election of the Mayor and City Council. This will be held on the same date as the 2012 Presidential Primary, March 6. You will have the opportunity to vote for a Mayor and a six member City Council. There will be three councilmen representing our three districts and three at-large councilmen representing all of our citizens. So you will vote for the Mayor, your district Council member, and the three at-large Council members. You can see the map of our proposed districts at District Map.

After the election, the real work begins. Our new government officials will begin to put in place the processes and procedures to provide the three services we have chosen. During the interim, the county will continue to provide these services. There will be a date set for the City to “stand up.” At that point, the city will begin to provide the quality of life services specified in the City charter.

There is still a lot of work to be done. Our first big milestone will be the election in November. It is important for all of us to participate. Our future is in our hands, the Peachtree Corners voters. We are looking forward to a large turnout in November!

In our next blog, we will begin discussing the three services the city will provide. If you have any questions or would like to see a city topic addressed in future, please e-mail us at blog@upcca.org.

Peachtree Corners - City Beginnings

Peachtree Corners was founded in 1968 by Paul Duke as a work, live, play community. From the beginning, residents felt a strong sense of community identity. When asked where they worked or lived, the response was always “Peachtree Corners.”

Over time, the idea of formalizing the community through incorporation as a city was discussed with increasing frequency. The one obstacle that stood in the way was the cost of providing the full scope of city services.

In 2009, the city of Norcross made an attempt to annex Technology Park through the legislative process. The citizens of Peachtree Corners, working through the UPCCA and our representative, Tom Rice, turned back this attempt.

Tech Park has always been the business heart of Peachtree Corners. Without this “heart,” the dream of cityhood would be impossible. Our community began to look for ways to make the city a reality.

In November 2009, a vote was taken by the UPCCA membership to proceed with the steps toward cityhood. A new concept, a “Planning District,” was initially proposed combining the benefit of legal boundaries, limited services, and a very low tax rate. Because it would have required a change in the State Law to enable this new form of government, it was too late in the legislative session to proceed in 2010. But the work began to introduce legislation in 2011.

The first step was the decision to become a full city, but with limited services and limited cost, i.e. a “City Lite.” The state of Georgia only requires that a city provides three services. The three services chosen were those closest to the heart of our community: Planning & Zoning, Code Compliance, and Trash Collection. All reflect our desire to maintain the quality of life we have all been accustomed to as well as our desire to control our own destiny.

The next step required a feasibility study. The prestigious Carl Vinson Institute of the University of Georgia was selected to perform this study. The results showed that we did indeed have the ability to support ourselves as a city. The results of the study are here Feasibility Study.

The following steps were to develop the city charter and map our boundaries. These processes involved several months of hard work and discussion on the part of the teams, but the end result was House Bill 396, the legislation that will allow us to hold a referendum to realize our dream of becoming a city.

The governor signed the bill into law on May 11. Members of the UPCCA and the community were there to commemorate the occasion, including Ruth Strickland, a long-time resident and the former assistant to Paul Duke. You can see additional details of the signing ceremony in the article here on the Peachtree Corners Patch site: Governor Signs Bill for Peachtree Corners.

Where do we go from here? That will be the topic for our next blog – steps remaining on our journey to become a city.

Peachtree Corners City - Role of the UPCCA

The United Peachtree Corners Civic Association (UPCCA) was established in 1993 in response to land use concerns in the unincorporated part of western Gwinnett known as Peachtree Corners. Homeowners joined together to form this umbrella group of neighborhood homeowners. Since that time, the UPCCA has worked on many projects to foster a sense of community and to maintain and improve our quality of life.

These projects include implementing the Peachtree Corners Overlay District in 2007 to ensure development met high standards. The Peachtree Parkway Improvement Project (PPIP) was implemented to maintain the medians along Peachtree Parkway. Our sense of community is enhanced by the Peachtree Corners street sign topper program and the monument sign on Peachtree Parkway.

The UPCCA has also been very involved over time on zoning issues. The most recent issue involved the request for rezoning of the Sturbridge Square apartments to allow a big box retailer to build on the site. Peachtree Corners residents felt that this development was inconsistent with the community’s vision for this area. The UPCCA, representing residents, met with the developers to review the project based on compliance with the requirements of our Overlay District. Based on this meeting, the developers have tabled their request for now.

Today, the UPCCA is leading the Peachtree Corners city initiative. Our goal for this blog is to keep our Peachtree Corners community informed. We will be posting updates and information about the incorporation process and other issues that impact our community.

We look forward to interacting with you in this new forum. As you have questions you would like to see addressed in our blog, please feel free to contact us at blog@upcca.org. You can also visit our website at http://peachtreecornersyes.com/ for information and updates. You can read more about the history of the UPCCA at History of UPCCA.

In our next blog, we will describe the events and process that preceded the signing of HB 396 by Gov. Nathan Deal last week. This bill approved our city charter and authorized the city referendum to be held in November.