| | 
|  |
| |  | | 
| | | (click for larger version) | |
December 05, 2008
The past several decades in Gwinnett County could be considered a study of planning.
| |
|
Building permits decline across region
Generally across the region building permits have slowed down dramatically. The Atlanta Regional Commission's Mike Alexander said the numbers are the lowest in historical data.
Since 2000, employment in Gwinnett County has done well and has been centered around Duluth and the northern part of the county
"In spite of the last recession, population growth until this downturn has been very strong," Alexander said.
In 2008 that job growth has slowed, part of a uniform downturn across the region seen in building permits as well |
|
| | |
"If you want to understand growth, just study Gwinnett for the past 30 years," said the Atlanta Regional Commission's Dan Reuter.
"Gwinnett is just a case study," he said.
Reuter remembers when Gwinnett Place Mall opened and when Ga. 316 was constructed. Jump forward today to see Gwinnett has been a machine for growth and development.
Roughly 25 percent of the 10 counties in ARC's planning area was in Gwinnett during the past decade and in prior decades even more than that.
"A big share of the region's growth has been accommodated by Gwinnett," Reuter said.
The strong point in Gwinnett has been its infrastructure. Building a sewer plant and the ability to fund and construct major road improvements is unique.
"Gwinnett has built a lot of infrastructure, more than any other county in Georgia. That's probably helped sustain a lot of that growth," Reuter said.
A high bond rating for Gwinnett County is coupled with a very well run government and school system.
Somewhere back in the 70s, or maybe earlier, in the 60s, Gwinnett went ahead and zoned commercial along all the corridors. A lot of residential development was zoned at three units per acre, an intentional suburban layout of development, he said.
Gwinnett Arena, Gwinnett Center – "there's been a lot of great things happening."
At the same time, planners have had to think about redevelopment on the western side of the county, including up the I-85 corridor and Gwinnett Village.
While redevelopment has been coming to Atlanta, which has been retrenching and getting that development – such as Atlantic Station – Gwinnett is very well positioned to continue to be a strong growth county. With its infrastructure, regional ties and good proximity to highway systems, it also boasts somewhat of its own economy within its borders.
"What's going on in development in the region is so dynamic," Reuter said.
Neighborhoods and corridors are examined, determining what needs to stay and what needs to change. But Gwinnett remains well position for the next two decades of growth.
Livable Community Initiatives have become popular, an awful lot going up the Buford Highway corridor, many in small, historic town centers. Others are along the Ga. 78 corridor, around Gwinnett Place, Gwinnett Village and the Mall of Georgia.
"You've got multiple centers all over Gwinnett," Reuter said.
Planners think of the region as centers and corridors. Many of those in Gwinnett are seeing some redevelopment, while others have a tremendous opportunity to create more mixed use development that puts housing close to jobs to reinvent Gwinnett again. That potential is all across the county, he said.
Like most of the region, Gwinnett is very automobile oriented.
"But I think Gwinnett has got lots of sort of commercial nodes, centers, that can be made more mixed use, more walkable," he said.
As the Baby Boomer generation ages and the younger generation wants to live close to its entertainment spots, a large part of the market is looking that way.
A market analyst Reuter recently heard discuss the region said if you are looking for a suburban lifestyle, our region has you covered in about 100,000 subdivision. If you are looking more for those fun centers closer to the coffee shop, pizza place or town center, Gwinnett now has those in the works.
"I think Gwinnett is just a fascinating study of these different life cycles of community development on a grand scale," he said.
Unlike some areas, Gwinnett offers the ability to live affordably with continued diverse housing opportunities. Foreclosures continue in Gwinnett as well as the rest of the region. The county can accommodate a large piece of the region's population growth. You have to have a place where the middle class can live, Reuter said.
He recently took a visit to Milton, which he called beautiful, "just like a Disney resort."
However, the fact is most people won't be able to afford to live there. The majority of the workers are middle class, and that housing is beyond their means.
 View images.
|
