At Issue: Are mixed-use developments the future of suburban expansion?

The city has had a residential/commercial tax digest of 86 percent/14 percent, give or take a few percentages points, for decades.

With more commercial property Decatur residents would have less of an overall tax burden. Nevertheless Decatur residents have often expressed opposition to annexation primarily because of the fear of rupturing their small-town ambience.

Here’s what some readers had to say:

I believe we do need to annex the Suburban Plaza area as well as the areas of the Patel Plaza. Decatur needs to increase its commercial property tax base. If we were to incorporate now based on the current rules for new cities, we probably would not pass the feasibility studies based on our tax base alone. The schools need more income that does not rely on residential property taxes. There are so many issues at the county government level, water department, sanitation department and parks department. All the services that residents depend on are falling apart. Then the schools have their own problems that they cannot seem to correct. –Lucy Brown

I'll offer the opinion that the "ambience" of Decatur referred to in the story on annexation is gone, replaced by near million-dollar box houses filled with a high-dollar executive class (lawn service, sterile landscaping, $50k cars, LED spotlights, little regard for longtime neighbors) that is taxing out and developing over the folks who made Decatur the place it was [previously] … it sometimes amazes me that anyone can maintain the illusion that there is anything left to maintain; it's like a consensual hallucination in which everyone agrees in the excellence of a place that is becoming just another suburb … I used to like living here, but don't want to live in an enclave of entitled adults and children. — Scott Lightsey

The city of Decatur should annex Suburban Plaza. The need to increase the business tax base is clear. Decatur taxes are threatening to price out middle class residents, threatening the diversity that Decatur residents say they want to promote. Better to incorporate an existing business development than promote larger scale development downtown (which would threaten Decatur's small town charm). North Decatur Road is a natural northern boundary for the city in this area of DeKalb and if it means adding some additional residential housing to the city then that's ok. — Vincent Hill

Yes. Decatur should annex at least up to North Decatur. At this point Decatur must add some commercial property. I think Decatur will eventually have to slow development by limiting building permits and home size. When that happens they will need the commercial tax base. I think we are underestimating the future family growth of Decatur and we have to limit it eventually. — Therese May

Living in the community near Suburban Plaza, I've seen how the Board of Commissioners has ignored citizens' requests to block this development and the large apartment complex across the street due to the extra burden on already gridlocked traffic. This has all fallen on deaf ears as board members have claimed they have no power or vote. As to annexation and incorporation, why Red State Republicans would want another layer of government between them and God is beyond me - especially when they don't like the layers they've already got. Why not focus on effecting reform on DeKalb county government first? Besides that, what services would Decatur provide to Suburban Plaza that it doesn't already have? — Eric Aslakson

Bill Banks for the AJC

Gwinnett commissioners approved in May a massive mixed-use development with 625 homes and 448,366 square feet of retail space along Loganville Highway near Grayson and Loganville.

Duluth’s largest mixed-use development, Sugarloaf Market and The Heights at Sugarloaf will open with 331 units and 72,000 square feet of retail space. The project joins five other housing and retail developments currently under construction including a complete renovation of the downtown area.

Lilburn has approved a smaller mixed-use project on 7.7 acres downtown to sit directly across from the city’s new $10 million city hall and library. The project boasts its location at the corner of the very busy Lawrenceville Highway/ U.S. 29 and Main Street.

Despite opposition to the project, the Suwanee City Council voted unanimously in September to approve a $46.5 million mixed-use development in the Town Center area.

The rezoning allows developers to create a five-story building with 235 apartments and 10,000 square feet of retail space at the intersection of Buford Highway and Chicago Street.

Residents opposed to these developments express concerns about increased traffic volume, overcrowding of schools, diminishing green space and safety as their communities grow.

City leaders argue these developments meet the needs of millennials and empty nesters who are searching for alternative living options. They envision attracting young professionals with a vibrant living and working environment, while increasing their tax base. At the same time, city leaders are listening to concerns and doing what they can to ensure infrastructure improvements coincide with development.

The need seems to exist with Duluth, developers reporting home sales of new units moving faster than construction. Most retail space is opening with full occupancy.

We’d like to know what you think. Are mixed-use developments just the latest development fad, or will they bring lasting improvements to your community?