She joined Colliers more than eight years ago as an assistant property manager. What first attracted her to the role was its proximity to home. “When they told me the property was off Oakbrook Parkway, I couldn’t believe it. I lived just 15 minutes away,” she said. “Now, I get to help businesses in my own community succeed.”

Building relationships and community

As a self-described “people person,” Bellina enjoys being hands-on and connected with her tenants. “My favorite part of the job is getting out, walking the property and checking in with tenants to see how we can make their day-to-day easier. It’s all about relationships,” she said.

Partnering with Gateway85 CID

Over the years, Bellina has partnered closely with Gateway85 CID on multiple improvement projects, including the sidewalk expansion along Oakbrook Parkway — one of the CID’s key infrastructure initiatives. “At first, I was nervous about the construction,” she said. “Our ownership had just invested heavily in landscaping, and I was worried about how it would look. But Robert [Michener] and the CID team were great partners. They kept me updated, restored everything beautifully and even repaired irrigation. It turned out better than before.”

Bellina has also seen the impact of the CID’s beautification and safety efforts, from enhanced landscaping to security signage that deters unwanted activity. “Anything that helps tenants feel safer and makes the area look cared for is a win,” she said. “Curb appeal is huge. When a business brings clients to their space, they want it to look professional and welcoming. The landscaping, signage and street improvements Gateway85 has made really show that someone cares.”

Why businesses choose Norcross Corporate Park

For tenants in the Gateway85 district, location remains the biggest draw. With direct access to I-85, Jimmy Carter Boulevard and the bus line, Norcross Corporate Park offers convenience and visibility for companies and their employees. “Businesses choose this area because it’s easy for their employees to get to and from work, and the improvements happening along Jimmy Carter and throughout the district make it even more attractive,” she said.

Bellina credits Gateway85’s ongoing investment in the area with helping to attract and retain businesses. “The CID has really helped revive the area,” she said. “You can see the difference in how people view Norcross now.”

Looking ahead

Bellina also praised executive director Robert Michener for his leadership and vision. “I’m so proud of Robert and the direction he’s taking Gateway85,” she said. “He’s bringing great ideas and fresh energy to help our business community continue to thrive.” For Bellina, managing Norcross Corporate Park and collaborating with Gateway85 CID go hand in hand. “Their projects make a real difference — from sidewalks to safety to beautification,” she said. “When property owners, tenants and the CID work together, everyone benefits.”

The post Investing in People and Place: How Colliers International’s Dori Bellina Strengthens Gateway85’s Business District appeared first on Gateway85.

For nearly 100 years, Illing has helped businesses of all sizes get their products to customers efficiently and effectively. Their comprehensive services allow local companies to streamline operations, reduce costs and improve product presentation.

Solutions That Help Businesses Grow

Illing offers a wide range of services tailored to meet the needs of Gateway85 businesses, including:

• Custom packaging design to create branded packaging that stands out on the shelf and builds brand recognition.
• High-speed labeling and decoration with LabeILLING and shrink sleeve technologies for a professional, ready-for-market finish.
• A large inventory of containers, from bottles and jars to industrial pails and drums, supporting both retail and large-scale industrial operations.
• AI Smart Packaging solutions that provide real-time data on inventory and logistics to improve efficiency and reduce waste.

Whether you own a small business or manage a large manufacturing operation, Illing’s local presence helps your products move from concept to consumer faster and with higher quality.

Strengthening the Gateway85 Community

Illing’s location in Gateway85 brings benefits beyond their direct services. By operating within the district, they:

• Provide faster turnaround times and reduce transportation costs for nearby businesses.
• Support a diverse range of industries, from personal care and food production to industrial and commercial operations.
• Create jobs and contribute to the district’s economic vitality.
• Attract other businesses to the area, boosting demand for industrial and commercial space.

For property owners, companies like Illing showcase the value of being part of Gateway85. Their global reputation and innovative services help increase property values and draw new tenants to the area.

A Strong Future for Gateway85

Illing Packaging’s facility on Nancy Hanks Drive represents the type of forward-thinking, innovative business that makes Gateway85 a premier location for growth. Their services help local companies meet production demands, improve efficiency and expand their customer base while contributing to the overall success of the district. To learn more about Illing Packaging and how their services can support your business, visit illingcompany.com.

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A Legacy of Inclusion and Impact

The global Special Olympics movement began in 1968, when Eunice Kennedy Shriver founded Special Olympics Inc. to create sports opportunities for individuals with intellectual disabilities. Two years later, in 1970, Special Olympics Georgia was formed, bringing that same vision to life in the Peach State. What started as a small group of dedicated athletes and coaches has grown into a statewide network supporting more than 26,000 athletes each year.

From swimming and basketball to gymnastics and tennis, Special Olympics Georgia offers training and competition in 26 Olympic-type sports, giving athletes of all abilities the chance to compete, develop new skills and form lifelong friendships.

How You or Your Business Can Get Involved

Special Olympics Georgia thrives because of the generous contributions of time, talent and resources from people and organizations across the state. There are many ways to support its mission:

• Volunteer: From coaching to event support, there’s a role for everyone — no sports experience required.
• Donate: Contributions help fund year-round training, competitions and health programs for athletes.
• Sponsor: Businesses can make a lasting impact through event sponsorships or corporate partnerships.
• Attend an event: Show your support in person and cheer on athletes as they compete and achieve their goals.

Whether you give your time, make a donation or simply spread the word, your involvement helps empower athletes to discover new strengths and abilities.

Learn more

Visit specialolympicsga.org to explore upcoming events, register as a volunteer or make a donation. And next time you’re in Norcross, know that one of the nation’s most inspiring organizations is working just around the corner — right here in Gateway85 CID.

The post Special Olympics Georgia: Empowering Athletes Right Here in Gateway85 appeared first on Gateway85.

Originally launched as a retail operation, Engelman’s quickly transitioned into wholesale production and today operates a 50,000-square-foot SQF-certified facility on Best Friend Road. The team combines old-world recipes with modern baking technology, producing everything from sandwich breads and dinner rolls to challah, hoagie buns and more than 20 variations of gluten-free products.

Engelman’s has become a go-to bakery partner for chefs and restaurants across the region, with its breads featured at Mercedes-Benz Stadium and in kitchens from Sweet Auburn Barbecue to Kirkyard Public House. Its signature products, such as the challah bun and potato roll, are praised for their taste, consistency and ability to hold up to bold flavors.

Located in one of the most logistically strategic corridors in the state, Engelman’s leverages Gateway85’s access to major interstates and distribution routes to efficiently serve foodservice partners throughout the Southeast. The bakery’s recent acquisitions of St. Armands Baking Company and H&F Bread Company have further expanded its footprint and strengthened its position as a premier wholesale bakery in the region.

As Engelman’s continues to grow, its commitment to quality, service and community remains unchanged. It is businesses like Engelman’s that make Gateway85 a dynamic district for industry and innovation — and a place where tradition rises daily.

The post Decades of Dough: Engelman’s Bakery Builds on 200 Years of Tradition appeared first on Gateway85.

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The Norcross and Doraville submarkets serve as key industrial hubs in northeast Atlanta, offering strategic infill locations with strong connectivity, proximity to the urban core and access to the affluent northern suburbs. Despite limited new development and aging inventory, both areas remain attractive to small and mid-sized tenants seeking last-mile and local distribution opportunities.

Location & Connectivity

Both submarkets benefit from exceptional access to vital infrastructure:

• Norcross: Proximity to I-85 and located between Atlanta’s dense core and its wealthy northern suburbs
• Doraville: Immediate access to I-85, I-285 and a Norfolk Southern rail line

This connectivity supports regional distribution while keeping transportation costs low, a key driver for tenants in these tight infill locations.

Tenant Profiles & Inventory Characteristics

Norcross

Norcross caters more to small and midsized users, with an average building size of 40,000 SF and very few properties exceeding 250,000 SF. Much of the submarket was built during a boom in the late 1980s and early 1990s, leaving the typical facility around 35 years old.

Doraville

Doraville’s inventory is characterized by larger facilities, but nearly 80% of its space was built before 1990. Only 1.9 million SF has been delivered over the past decade, while 1.3 million SF was demolished — reflecting land constraints and limited development opportunities.

Zoning restrictions and land limitations make new construction rare, with most tenants opting for smaller infill space close to customers and workforce.

Vacancy & Rent Trends

Vacancy in both markets has ticked up slightly due to recent move-outs and slower leasing activity, not an influx of new supply. Overall rates remain below the metro average and rent growth is modest but stable.

Key Takeaways

• Infill Strength: Both Doraville and Norcross are well-positioned for last-mile and regional distribution, thanks to superior access and proximity to metro Atlanta.
• Constrained Supply: Land and zoning constraints continue to limit new development, placing upward pressure on rents and reducing availability.
• Diverse Tenant Base: Doraville supports larger-scale tenants; Norcross is tailored to small and mid-sized users.
• Aging Inventory: Most space is decades old, though location continues to drive demand.

The post Gateway85 District Market Report, June 2025 appeared first on Gateway85.

This shift reflects a broader industry trend: nearly 50% of large warehouse facilities are expected to deploy robotics by the end of 2025, with the global warehouse robotics market projected to grow at a CAGR of 18.2% through 2032. At the same time, predictive maintenance powered by AI is helping companies cut downtime by 30–50%, while automated guided vehicles (AGVs) are reducing internal congestion and boosting throughput by up to 40%.

What It Means for Gateway85

As a major hub for warehousing and freight, Gateway85 is positioned at the forefront of this transformation. Logistics businesses in the district are already investing in tech-forward upgrade s— from robotic unloading to smart inventory systems — resulting in faster operations, safer workplaces and improved reliability.

Here’s what it means for business and property owners in the district:

• Increased Operational Efficiency
  Automation can dramatically reduce labor costs and increase throughput, helping companies meet next-day delivery expectations.
• Safer Work Environments
  Robotic systems reduce the need for heavy lifting and repetitive motion, leading to fewer workplace injuries and better employee retention.
• Greater Competitive Edge
  Smart routing and predictive systems reduce fuel usage and boost sustainability — aligning with modern ESG goals and market demands.
• Stronger Investment Potential
  Automation-ready facilities are more attractive to tenants and investors, especially as major logistics players adopt these technologies. Businesses may also qualify for training programs or funding tied to AI integration.

With global leaders like Amazon’s AI-boosted warehouse operations pioneering the way, now is the time for Gateway85 businesses to seize these opportunities.

Looking Ahead

Automation and AI aren’t future possibilities — they’re reshaping logistics now. For Gateway85 stakeholders, the path forward is clear: retrofit facilities for robotics, invest in tech-savvy training and embrace AI solutions that unlock faster, safer, more sustainable operations. This district isn’t just keeping pace — it’s setting the standard for logistics innovation in Georgia.

The post The Rise of Smart Logistics: What It Means for Gateway85 appeared first on Gateway85.

Gateway85 CID was honored to join the Georgia delegation at the 2025 SelectUSA Investment Summit in Washington, D.C., showcasing why Georgia — and specifically our district — is one of the most business-friendly destinations in the U.S.

As part of the official SelectUSA Georgia exhibition booth, we joined partners from across the state to highlight the unmatched business climate Georgia offers. We’re grateful to have worked alongside Pat Wilson – Commissioner, Georgia Department of Economic Development; Lizann Grupalo – Deputy Commissioner of International Trade, Georgia Department of Economic Development; Ellen Kraft – Managing Director, Georgia Europe Office; Raquel Freitas – Trade and FDI Specialist, Brazil Office; Andrew Hickey – Director of Economic Development, Partnership Gwinnett; and the entire Georgia SelectUSA exhibit team.

Showcasing Gateway85 on a Global Stage

The 2025 SelectUSA Investment Summit brought together more than 5,500 attendees from over 100 countries, including 2,700 international delegates and 1,100 economic development leaders. Gateway85 CID was proud to co-host a major side event, “Select Georgia: Taking Off from the U.S.–Ukraine Tech Launchpad,” at Ukraine House in Washington, D.C. The event was co-hosted with Partnership Gwinnett, the Georgia Department of Economic Development, Georgia Tech, Curiosity Lab at Peachtree Corners and DroneUA, with support from the U.S. Department of Commerce and the Embassy of Ukraine to the United States.

Oksana Markarova, Ambassador of Ukraine to the United States, delivered opening remarks that underscored the spirit of innovation and cooperation between the U.S. and Ukraine. “Ukrainians are very entrepreneurial, brave and active. We love freedom and we’re also willing to defend it. And that’s something that unites Ukrainians and Americans,” she said. “That entrepreneurial and innovative part, I think, is at the essence of it. I think there is a big future ahead of us.”

Elizabeth Schaefer, Deputy Executive Director of SelectUSA, also emphasized the value of foreign direct investment and the summit’s broader economic goals. “The Trump Administration is committed to ushering in a Golden Age for America, creating manufacturing jobs across the United States,” she said. “President Trump’s America First Investment Policy underscores the value of our economy and ensures the United States remains the most attractive investment to foreign direct investment.”

Gateway85’s Executive Director Emory Morsberger positioned the CID as a premier landing zone for Ukrainian technology entering the U.S. market. “Gateway85 CID was honored to organize and represent the district at this landmark event,” he said. “We are building bridges between our thriving Georgia business community and Ukrainian innovators who are ready to expand into the U.S. With world-class infrastructure, opportunity zones and a strong tech corridor and foundation, our CID is proud to welcome these companies into our diverse ecosystem.”

Panel Highlights and Industry Insights

The panel discussion brought together industry leaders and international voices to explore the synergies between Georgia’s thriving tech sectors and Ukraine’s entrepreneurial energy. Valerii Iakovenko, Co-Founder of DroneUA, announced the company’s U.S. expansion and praised Georgia as a natural innovation hub. “Business is the perfect diplomacy,” he said. “Today, Ukrainians are ready to invest, innovate and contribute. Georgia offers a real opportunity for building long-term partnerships and Gateway85 is our partner.”

Ellen Kraft, Managing Director at the State of Georgia Europe Office, highlighted the alignment between Ukrainian companies and Georgia’s industrial strengths. “The State of Georgia is incredibly diverse when it comes to our industrial base,” she said. “With a strong focus on defense, technology, aerospace, cybersecurity and fintech, there is a natural connection with the companies that are here.”

Building Connections and Global Partnerships

In addition to our event, Gateway85 CID had the opportunity to engage in several high-level meetings and form strategic relationships that we believe will support long-term growth for both our district and international partners.

We met with Ukraine Ambassador Oksana Markarova and Diane Farrell – Deputy Under Secretary for International Trade, U.S. Department of Commerce – to discuss economic development efforts and future cooperation. We also held a strategic session with Yulia Myronenko from the U.S. Commercial Service and Stephanie Rothman of SelectUSA to explore how we can attract Ukrainian companies to establish operations within the Gateway85 district with support from our members and partners.

During a productive meeting with Serhii Kiral, Deputy Mayor of Lviv and representative of the Lviv Iron Tech Cluster, we laid the foundation for future collaboration. We also spoke with Rodion Borokhovych, Head of Business Development for ECOFACTOR, and began planning a follow-up visit to Georgia with the company’s owner to explore potential local expansion.

We appreciated the opportunity to connect directly with Ellen Kraft, Managing Director at the State of Georgia Europe Office, to discuss actionable next steps for attracting more tech companies to Gateway85. Another exciting conversation took place with Janenne Remondino and Jon T. Kelly, Vice President and Show Director of CES, respectively, about potential involvement in CES 2026 (Consumer Electronics Show).

Our presence at the “Welcome to Washington” event was a highlight, where we had the honor of personally meeting U.S. Senator and Georgia representative Jon Ossoff. We also met with Rey Benitez, Chief of Staff to Senator Ossoff, to share Gateway85’s priorities and discuss federal support opportunities. Finally, Emory Morsberger met with Marcus Garza, Chief of Staff to Congressman Hank Johnson, to continue exploring ways to bring more federal resources and visibility to our district.

Stay tuned for more information!

The post Gateway85 CID Attends the 2025 SelectUSA Investment Summit appeared first on Gateway85.

Did you know the roundabout that eases your daily commute, the sidewalk you stroll down for lunch or that inviting green space in the middle of your city might not be the result of your local government? In fact, they could very well be the result of a Community Improvement District (CID)? Across Georgia, these self-taxing districts—formed and funded by commercial property owners—are delivering real, measurable improvements in infrastructure, mobility, beautification and redevelopment. And they’re doing it faster, more efficiently and more strategically than many traditional public funding mechanisms will allow.

Georgia’s first CID was established in 1988, when business leaders in Cobb County formed the Cumberland CID to address growing traffic and area infrastructure needs. Since then, the model has expanded across the state and more than 30 active CIDs are operating in Georgia today, collectively investing over $1.5 billion in locally generated funds that have leveraged more than $5 billion in additional infrastructure and economic development investments.

At the heart of the CID model is a simple idea: property owners know what their community needs, and they’re willing to invest in making it happen, ultimately resulting in increased property values across the district. By using a small additional property tax on commercial properties within their boundaries, CIDs create a pool of funding that stays local—supporting infrastructure, transit and mobility projects that improve quality of life, attract businesses and drive long-term economic success. These districts also work closely with city, county, regional and state agencies—including the Georgia Department of Transportation, MARTA, the Atlanta Regional Commission, Atlanta-Region Transit Link Authority and local governments—to deliver projects through powerful public-private partnerships.

CIDs come in all shapes and sizes. Some cover vast urban corridors while others serve smaller suburban or industrial areas, but size doesn’t determine impact. Even the smallest CIDs are driving meaningful change in their communities, and many districts are looking to expand their boundaries to meet growing demand, strengthening their ability to improve infrastructure and support new economic development.

Continue reading in the Atlanta Journal-Constitution.

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Key improvements include:

• Adding additional through lanes in both directions on Jimmy Carter Boulevard

• Expanding left-turn capacity from Buford Highway to Jimmy Carter Boulevard

• Restricting South Peachtree Street to right-in/right-out only

• Installing new sidewalks and retaining walls, including work around the existing railroad bridge

• Implementing a half signal at South Peachtree Street for improved visibility and safety

This project responds to years of public input and data showing above-average crash and injury rates in the area. Once completed, the upgrades will help move more than 57,000 daily drivers safely and efficiently through the corridor.

Read the full concept report (PDF)

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