Gwinnett Commissioners Weigh Shopping Center Rezoning After Planning Commission Said No

The Gwinnett County Board of Commissioners held a public hearing on September 22 that pitted developer interests against citizen opposition and the county's own Planning Commission, which recommended denying a rezoning that would convert nearly 7 acres of residential and agricultural land into a commercial shopping center.

The hearing also included significant spending items: a $1 million increase in a plumbing maintenance contract and a $2.75 million renewal of the county's medical and pharmacy benefits administration contract with Aetna.

The Rezoning Fight

The most controversial item on the agenda was REZ2026-00032, a request by BRS Properties and Investments, LLC to rezone 6.87 acres at 3633 Loganville Highway from RA-200 (residential-agricultural) and R-100 (single-family residential) to C-2 (commercial) for a shopping center.

The Gwinnett County Planning Commission — the citizen advisory board that reviews rezoning applications — recommended denial. The Planning Department, however, recommended approval with conditions.

When the Planning Commission and the Planning Department disagree, the Board of Commissioners has to make the final call. That decision carries implications for every resident in the county, including Duluth.

The rezoning was tabled on August 25 and heard again on September 22. A traffic study was prepared to evaluate the potential impacts of the proposed retail development on surrounding roads.

Citizens organized opposition through a Change.org petition, arguing that the rezoning would introduce commercial development into a residential area, increasing traffic, noise, and stormwater runoff while reducing property values for nearby homeowners.

"Gwinnett County Planning Commission recommend DENIAL of Rezoning Application REZ2026-00032," the petition states. "The proposed rezoning would introduce commercial development into a residential area."

The Spending Items

The public hearing also included two significant spending items:

A $1 million increase in a plumbing contract. The Board approved increasing contract BL113-22 with Maxair Mechanical, LLC for plumbing repair, maintenance, and installation services from $1,383,874.43 to $2,383,874.43 — a 72 percent increase over the original contract amount. The contract runs through January 17, 2027.

A $2.75 million Aetna contract renewal. The Board approved renewing contract RP001-24 with Aetna Life Insurance Company for self-insured medical and pharmacy benefit administration, amount not to exceed $2,749,417.20 for the period January 1, 2027 through December 31, 2027.

A 72 percent contract increase raises obvious questions. Was the original contract amount underestimated? Were additional scopes of work added? Were change orders necessary because of poor planning or unexpected needs? The agenda package does not include a detailed justification for the increase.

These are the kinds of spending decisions that Gwinnett County residents — including those in Duluth — ultimately pay for through their property taxes. The county's $2.58 billion budget, which Duluth taxpayers help fund, includes hundreds of millions in contracts approved with minimal public scrutiny.

A Cell Tower and Land Use Changes

The hearing also included:

• A Tall Structure Permit to construct an 184.1-foot telecommunications tower at 4100 Five Forks Trickum Road, replacing an existing tower on adjacent property. The Planning Department recommended approval with conditions.
• Two Change in Conditions requests: one at 1900 Glynmoore Drive (District 1) and one at 957 Rock Springs Road (District 4), both recommended for approval.

Cell towers are a frequent source of controversy in Gwinnett County neighborhoods, with residents raising concerns about property values, aesthetics, and health. The 184-foot tower would replace an existing tower, but residents near the new location may not have anticipated the structure when they purchased their homes.

Why This Matters in Duluth

Duluth residents are represented on the Gwinnett County Board of Commissioners, which makes zoning and spending decisions for the entire county. The commissioners who voted on the Loganville Highway rezoning, the plumbing contract increase, and the Aetna renewal are the same commissioners who vote on issues affecting Duluth.

The rezoning at 3633 Loganville Highway may be in the eastern part of the county, but the precedent matters countywide. When the Board of Commissioners approves a rezoning against the Planning Commission's recommendation, it signals that developer interests can override citizen advisory input. That precedent could apply to any rezoning in Gwinnett County — including those near Duluth.

Duluth residents have already seen what rapid development looks like. The 1,400 homes proposed near Duluth raised questions about infrastructure capacity. The debate over who pays for Duluth's growth — developers or taxpayers — is directly relevant to how the Board of Commissioners approaches rezoning decisions.

And the spending items — a $1 million plumbing contract increase and a $2.75 million Aetna renewal — affect the county budget that determines whether property taxes stay steady or rise. The county held its general fund millage rate at 6.95 mills for the seventh straight year, but rising property assessments mean many homeowners are paying more anyway.

What Happens Next

The Board of Commissioners heard public testimony on the rezoning at the September 22 hearing. Residents can watch the hearing video on the Gwinnett County website.

The next Board of Commissioners business session is scheduled for October 6 at 2:00 PM. The next public hearing is scheduled for October 27.

Residents who want to track rezoning cases and spending items can access the Board of Commissioners meeting agendas and minutes on the Gwinnett County website. The Georgia Open Records Act ensures that these documents are available to the public — but only if residents know to look for them.

Sources & Documents

• Gwinnett County Board of Commissioners, Public Hearing Agenda, September 22, 2026
• Gwinnett County Board of Commissioners, Public Hearing Agenda Package, September 22, 2026
• Gwinnett County Planning Commission, Recommendation on REZ2026-00032
• Change.org, "Opposition to Rezoning Application REZ2026-00032"
• Gwinnett County Board of Commissioners, Business Session Minutes, September 15, 2026

More Gwinnett County Coverage

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