2026 Sandy Springs City Council Retreat (Day 1) - February 5, 2026

The first day of the two-day retreat focused on reviewing 2025 accomplishments, setting 2026 priorities, and receiving detailed updates on housing needs, economic development tools, North End revitalization, design guidelines, and the Perimeter Small Area Plan. Council members expressed a strong desire for actionable, implementable plans rather than aspirational visions that fail to produce change.

Consent Calendar

• No consent calendar was present; all items were discussed individually.

Public Comments & Testimony

• No public comments were taken during the retreat; this was a council and staff working session.

Discussion Items

• Opening Remarks & 2025 Highlights: City Manager Eden Freeman presented a year-in-review, noting a 64% increase in online chats, over 6,000 open records requests processed, and progress on the AI-powered chatbot (HAL 8122). The police department reported over 98,000 calls for service in 2025, with crime trending down in most categories. Fire department service calls are decreasing due to improved AMR contracts and paramedicine programs. Public works completed or advanced numerous projects, including $66 million in roadway improvements and secured $20 million for PATH400 Segment 2. Parks and recreation saw significant program growth, with increased adult athletics and events like the Daddy Daughter Dance.
• 2026 Priorities Review: Each department outlined goals: police aim to reduce shoplifting by 2% and nuisance property crime by 10%; fire to train 800 in CPR and renovate stations; public works to commence design on several corridor improvements and develop the TSPLOST 3 project list; the City Springs Performing Arts Center (The PACK) targets 20% membership growth and 5% ticket sale increase; parks will open the new dog park at Old Riverside by fall, complete the Abernathy Art Center in March, and begin a comprehensive parks master plan update. Sustainability efforts include updating the city's comprehensive plan and completing a tree inventory.
• Housing Needs Assessment Update: Austin Amandolia of HR&A Advisors presented key findings: from 2018 to 2023, Sandy Springs added 14% job growth but only 2% population growth, with a ratio of 1 home for every 2.75 jobs created (target is 1:1.2-1.6). Home values rose 41% while homeowner incomes grew only 15%. The city lost 12,000 rental units under $1,500/month. There are now only 17 affordable rental homes for every 100 households earning under $50,000. Renter cost burden disproportionately affects seniors (76%), single parents (74%), and Hispanic households (60%). Councilmember Paulson expressed frustration with repeated studies and asked for actionable strategies; Mayor Paul noted that policy options like smaller lot sizes would be politically challenging but necessary.
• North End Revitalization Opportunities: Economic Development Director Chris Burnett and KB Advisory Group's Geoff Koski reviewed economic development tools, including Tax Allocation Districts (TADs). It was revealed that Sandy Springs lacks redevelopment powers; Mayor Paul has asked Representative Deborah Silcox to introduce legislation to grant those powers. A TAD referendum would be required. However, the city's low millage rate and county/school reluctance to participate make TADs less impactful. Staff presented an alternative: a pilot bond agreement (similar to the Hillcrest project) for the North River Shopping Center redevelopment. The proposed concept includes a city-owned park, retail, and parking, leveraging the developer's tax abatement to reimburse the city. Council showed interest in pursuing this approach.
• Design Guidelines: Sukirti Ghosh of RHI presented the draft design guidelines, developed with extensive public engagement (90+ meeting participants, 100+ survey responses, pop-ups). The guidelines are flexible, focusing on character-defining elements for six districts (North End, City Springs, Perimeter, Crossroads, Neighborhood Village, Powers Ferry) and a unified streetscape for major corridors. The approach is a balanced middle ground between aspirational images and prescriptive codes. Next steps include a final public meeting in March and adoption later in 2026.
• Perimeter Small Area Plan: The 2017 plan was acknowledged as largely unimplemented. Mayor Paul strongly criticized the lack of progress and demanded lessons learned. Staff acknowledged the gap and presented a new concept: a 1.3-mile off-road trail ("Centerline") connecting Hammond Drive to Perimeter Point, leveraging existing green space and engaging partners like PATH Foundation, Cox Foundation, and PCID. Market analysis showed strong multifamily demand (High Street 90% occupied), but only 1,800 of 22,000 perimeter workers live there. Councilmember Chinsky expressed concern about staff bandwidth and cost, suggesting the effort might be better folded into the upcoming comprehensive plan update. Councilmember Paulson recommended a joint stakeholder meeting with Dunwoody, high Street developers, and PCID.

Key Outcomes

• No formal votes were taken; the retreat was a discussion and direction-setting session.
• Council directed staff to pursue the North River redevelopment using a pilot bond structure, similar to the Hillcrest deal, and to negotiate with the developer on terms including fee-simple townhomes and activation of the central retail/restaurant space.
• Council agreed to pursue redevelopment powers through state legislation introduced by Representative Silcox, and to consider a future TAD referendum if needed.
• Council expressed support for adding "innovation" as a core priority, either within the customer service umbrella or as a standalone priority. Mayor Paul emphasized the need to incentivize innovation and operational improvement.
• Staff will retool the Perimeter Small Area Plan with a focus on implementation, feasibility, and actionable items, incorporating development interest already underway (e.g., Ardent, Kessler).
• The design guidelines will proceed to a final public meeting in March, with adoption expected later in 2026.
• Council requested departmental performance data on specific projects (e.g., post-project crash reduction at Roswell Road/Grogan's Ferry, before/after studies of intersection improvements) to inform future TSPLOST planning.