Johns Creek, GA
The City of Johns Creek has long been an affluent, suburban community with high growth rates. However, due to the continuous development pattern and proximate political boundaries, Johns Creek no longer has a surplus of land to develop. Suburban communities around Atlanta, including Woodstock, Alpharetta, and Suwannee face similar challenges. Each community has responded by allowing and in some cases encouraging dense, multi-story, mixed-use development. Understanding and measuring the property tax revenue impact of both suburban-style and mixed-use developments is critical to ensuring Johns Creek remains financially in the future.
Urban3 was commissioned by TSW as a part of the Connect Johns Creek comprehensive planning process for the City of Johns Creek. The purpose of U3’s analysis was to examine the revenue production of different land use and building types across the City of Johns Creek, in addition to assessing case studies for development scenarios around the Atlanta Metro Area.
As evidenced by the value per acre trends shown in the map below, Johns Creek has no bonafide urban, civic center. Typical communities visualize a prominent “spike” in value where downtown-style development concentrates tax value on a modest footprint. Higher value per acres in the city lie in the handful of multistory buildings along Medlock Bridge Road (Johns Creek Walk, senior living centers, hotels). While some single-family developments show up in the model, it is not a completely accurate representation of the amount of land they consume. For instance, the high value of a single-family dwelling in a golf course community does not account for the large amount of land necessary to provide the golf amenity.
AICP, PLA, Principal
Subconsultant to TSW