Norcross City Council Policy Work Session - December 15, 2025

The Norcross Mayor and City Council held a Policy Work Session on Monday, December 15, 2025, at 6:30 PM in the 2nd Floor Conference Room. Mayor Craig Newton presided, with Mayor Pro Tem Marshall Cheek and Councilmembers Andrew Hixson, Matt Myers, and Bruce Gaynor present; Councilmember Josh Bare was absent. The meeting included extensive public comment, discussion of eleven agenda items, and a city manager’s report covering solid waste recycling, investment strategy, and electric billing. All action items were referred to future meetings; no final votes were taken.

Public Comments & Testimony

• Edith Riehm commented on Items 2025-325 and 2025-360, raising concerns about known drainage issues at 60 Barton Street and a requested single driveway, stating there was a gap in the review process. She questioned whether the Council would exercise its authority to protect the city from developer influence.
• Ian Lecroy, representing applicant Stan Howington on Item 2025-325, emphasized the Council’s judicial and legislative roles and urged them to apply architectural and design standards to ensure the ARB’s decision was proper.
• Paul Sumner commented on Item 2025-325 and the comprehensive plan revision, expressing concern that city surveys do not reflect resident input. He stated survey data show limited resident support for apartments and townhomes but stronger support for restaurants, community spaces, retail, and additional grocery stores. He opposed converting adjacent properties to mixed-use residential development.
• Chris Casey opposed increased density in the comprehensive plan, urging the Council to maintain current medium-density zoning and protect historic district boundaries. She noted public feedback indicates limited support for high-density apartments and raised concerns about traffic, infrastructure strain, and reduced tax revenue if incentives are granted.
• Lonnie Laham urged the Council to stop adding new apartment developments, stating they make areas less desirable and worsen traffic and safety. Drawing on extensive real estate experience, he said owner-occupied housing like condominiums and townhomes is better when increased density is needed, and recommended pausing apartment approvals until a sustainable plan is developed.
• Charlotte Osborn commented on Item 2025-361 (parking project), appreciating the inclusion of Tree Board and PG&T recommendations. She emphasized that new trees need sufficient soil volume, appropriate base materials, and good drainage to survive and deliver benefits. She supported tools like expanded soil areas, connected tree pits, tree islands, and structural soil to improve tree survival.
• Terry Sutton commented on the parking project, noting that trees in Thrasher Park and behind City Hall with adequate soil and space show strong growth, even in parking areas, while trees in narrow downtown sidewalk planters grow less vigorously.
• Tixie Fowler commented on Item 2025-325, stating that in reviewing the appeal, the Council should apply ARB standards as if reviewing the project for the first time, evaluating size, mass, and overall character, not just appearance. She stressed preserving the city’s established character and historic feel.
• Joe Beach echoed concerns about the city survey, saying residents oppose additional apartments, and criticized poor communication from the city, stating residents are not adequately informed about council meetings and planning sessions.
• Ann Beach described that trees identified for removal were cut down but some were left dumped near a creek instead of being properly removed. She questioned whether the Council prioritizes the city’s appearance and pedestrian experience.
• Jim Eyre expressed that the expanded downtown parking project has made strong progress and is ready to move from 40% to 60% design. He thanked the Council for support with financing, the 9 South Peachtree acquisition, and shared parking efforts. He said the project aligns with the Comprehensive Plan and supports growth and housing needs, recognizing changing market trends and the importance of rental and flexible living options.
• Eleanor Gilchrist expressed concern about the extent of architectural control over new multifamily housing, stating recent apartment construction does not align with Norcross’s historic character. She emphasized the importance of strong design standards and city oversight.
• Donna Glaze thanked the city for updates on the barbershop and insurance company and voiced concern about the growing number of apartments, suggesting cottages as a better alternative. She also shared feedback from residents on trust in city leadership, emphasizing transparency, consistency, and maintaining a strong reputation.

Discussion Items

• 2025-361: Expanded Downtown Parking Planning and Design — Public Works Director Len Housley presented an update on the project, which has reached 60% design. After survey and code adherence, the gained parking spaces decreased from 70 to 63. Staff incorporated input from PG&T and Tree Boards, including recommendations for structural soil, bioretention basins, permeable paving, irrigation, shade structures, art, interpretive signage, and a 20-year canopy projection. Council discussed tree preservation, including potential saving of two magnolia trees near the brick courtyard, and asked for data on tree loss and net canopy gain. The item was referred to the January 5 Regular Council Meeting.
• 2025-360: Updates to the 2045 Comprehensive Plan — Kimley-Horn consultants presented the focused update, which revised character area boundaries and narratives without changing overall goals and policies. Key changes included reclaiming Holcomb Bridge Road as a dividing line, splitting Town Center into 7A (Historic Downtown) and 7B (BuHi District), adjusting density allowances, and removing outdated transit references. The Planning & Zoning Board recommended approval 4-0. Council discussed clarifying the line between 7A and 7B, adding visual examples, and ensuring the public understands that the plan is a policy document not a zoning change. The item was referred to the January 5 Regular Council Meeting.
• 2025-325: City Council Appeal of ARB Approval of COA2025-037 (60 Barton Street) — The Council discussed the appeal of a Certificate of Appropriateness granted by the ARB for a new home at 60 Barton Street. The public hearing was closed at a previous meeting. Staff and the applicant presented updated plans. Council discussed conditions including stormwater engineering review, achieving 35% open space (plans show 37%), and the retaining wall. The item was referred to the January 5 Regular Council Meeting.
• 2025-358: Adoption of the Norcross Public Arts Commission Bylaws — The proposed bylaws formalize NPAC’s operational structure, governance, membership, and responsibilities. Council discussed the need for consistency with other board bylaws and the ethics policy. The item was referred to the February 16 Policy Work Session.
• 2025-357: Budget Amendment for Norcross Elementary Paint Love Mural Sponsorship — The item reallocates $2,000 from the Mayor and Council Contingency Fund for a mural project. Discussion centered on whether to reimburse the costs or make a direct donation. The item was referred to the January 5 Regular Council Meeting.
• 2025-410: Award of Contract for Lillian Webb Park Railing — The contract with CGS LLC for $103,840 (budgeted $120,000 in SPLOST funds) was discussed. Council asked about railing height, color, and coordination with adjacent property owners. The item was referred to the January 5 Regular Council Meeting.
• 2025-327: Amendment to Purchasing Provisions — Finance Director Jon Robinson presented comprehensive updates to the purchasing code and financial policy, including increased thresholds (micro-purchase from $500 to $2,000), new ethical guidelines, local preference points (5 points for Gwinnett County businesses, 7 points for Norcross businesses), gift limits, and emergency procurement procedures. Council discussed the local preference percentage and gift value definition. The item was referred to the January 5 Regular Council Meeting.
• 2025-359: Abandonment of City Right of Way on Lawrenceville Street — The developer of 372 Lawrenceville Street requested abandonment of a 20-foot-wide, 332-foot-long alleyway. The applicant proposed four townhomes instead of the previously approved three, pending abandonment. Council discussed adding a stipulation that the design be locked to prevent future changes if the property is sold. The item was referred to the January 5 Regular Council Meeting.
• 2025-411: City Financing of the DDA Acquisition of 9 South Peachtree Street — The Council reviewed a $1.4 million loan to the DDA at 5% interest over 15 years, secured by a note and security deed. The item was referred to the January 5 Regular Council Meeting.
• 2025-412: Intergovernmental Agreement with DDA regarding 80 and 94 Wingo Street — The IGA provides a parking easement and allocates future proceeds from bond payments between the City and DDA. Total bond payments are $700,000 ($500,000 City, $200,000 DDA). The item was referred to the January 5 Regular Council Meeting.
• 2025-413: Election of Mayor Pro Tempore for 2026 — Discussion was deferred to executive session. The official election will occur at the January Regular Council Meeting. The item was referred to the January 5 Regular Council Meeting.

Key Outcomes

• All eleven agenda items were referred to future meetings: ten to the January 5, 2026 Regular Council Meeting (Items 2025-361, 2025-360, 2025-325, 2025-357, 2025-410, 2025-327, 2025-359, 2025-411, 2025-412, 2025-413), and Item 2025-358 (Arts Commission Bylaws) to the February 16, 2026 Policy Work Session.
• Council directed staff to refine the Comprehensive Plan character area boundary between 7A and 7B, add visual examples, and provide higher-resolution maps.
• Council requested data on net tree loss and canopy gain for the downtown parking project, and asked staff to explore preserving two magnolia trees.
• Council expressed intent to include conditions on the Barton Street appeal (stormwater engineering review, 35% open space compliance) and on the Lawrenceville Street right-of-way abandonment (locking the approved design).
• Council provided direction on the purchasing policy amendments, including a local preference of 7 points for Norcross businesses and 5 for Gwinnett County businesses, and a $20 gift limit.
• The meeting adjourned to Executive Session for Legal, Personnel, and Real Estate matters at 9:38 PM.