{
 "id": "n-a68b3952d2",
 "slug": "atlanta-garden-hills-apartments",
 "type": "garden-apartments",
 "name": "Garden Hills Apartments",
 "aka": [],
 "city": "Atlanta",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.83207,
 "lon": -84.38143,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "apartments",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from buckhead.com, model-extracted, unreviewed: The Garden Hills Apartments, a pre-WWII garden-apartment complex on a 0.3-acre site at 71 Sheridan Drive in Atlanta, was proposed for demolition to build three luxury townhomes but the rezoning request was denied by the City Council in December 2023.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Hedgewood Homes",
 "architect": null,
 "after_notes": "three luxury townhomes",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "denied",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": null,
 "wikidata_qid": null,
 "wikipedia": null,
 "osm_id": null,
 "verified": "draft",
 "verified_by": null,
 "last_verified": null,
 "last_updated": "2026-10-18",
 "created": "2026-10-18",
 "contributor_name": null,
 "contributor_org": null,
 "contributor_link": null,
 "international": 0,
 "county_fips": "13121",
 "opp_score": 15.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county grew 4.6% 2018\u201323",
  "median rent $1,635",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "31 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "37,900 on ALPHARETTA HIGHWAY;PEACHTREE ROAD;",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,159 units, Fulton County",
   "origin": "census-bps"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "three luxury townhomes",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "three luxury townhomes",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 6969,
   "site_id": "n-a68b3952d2",
   "url": "https://www.buckhead.com/developers-request-to-demolish-garden-hills-apartments-for-luxury-townhomes-denied-by-city-council/",
   "title": "Developer's Request To Demolish Garden Hills Apartments For ...",
   "publisher": "buckhead.com",
   "date": null,
   "quote": "Garden Hills Apartments",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 6970,
   "site_id": "n-a68b3952d2",
   "url": "https://www.buckhead.com/developers-request-to-demolish-garden-hills-apartments-for-luxury-townhomes-denied-by-city-council/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Atlanta City Council voted unanimously Dec. 4 to deny a developer\u2019s request to rezone a property in the Garden Hills neighborhood and demolish existing apartments to construct several luxury townhomes.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Hedgewood Homes",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4047,
   "site_id": "n-a68b3952d2",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Atlanta City Council voted unanimously to deny rezoning request",
   "share": null,
   "source_id": 6970,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of Garden Hills Apartments (original use: apartments) into housing (described as 'three luxury townhomes') was denied zoning change in 2023 (Atlanta City Council vote). Status remains 'proposed'.",
   "why": "Zoning change denied. County population grew 4.6% 2018\u201323. Median rent $1,635. Housing market shows ZHVI $414k (down 1.5% YoY), ZORI $1,926 (up 2.6% YoY).",
   "where_it_stands": "No construction underway. Developer Hedgewood Homes listed but no timeline. Peer projects (e.g., 71 Sheridan Drive, 0km away) have lower opportunity scores (6.0\u20136.5).",
   "for_a_planner": [
    "Zoning denial confirmed",
    "No active construction",
    "Market rent aligns with county trends"
   ],
   "for_a_developer": [
    "Zoning hurdle remains",
    "Peer projects show similar strategy but lower scores",
    "No current construction status"
   ],
   "risks_and_unknowns": [
    "No timeline for project",
    "Scale unclear (only 'three townhomes' noted)",
    "No current permits or approvals"
   ],
   "data_quality": "partial",
   "one_line": "Zoning denied for proposed townhome conversion; no active construction, peers show lower scores.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "5c4e97821fe6"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-edeeb0cdd5",
     "name": "71 Sheridan Drive",
     "city": "Atlanta",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "m-9ca7535f56",
     "name": "Phipps Plaza",
     "city": "Atlanta",
     "status": "partial",
     "km": 2.9
    },
    {
     "id": "m-5a9b71f589",
     "name": "Rhodes Center",
     "city": "Atlanta",
     "status": "unknown",
     "km": 4.1
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 4.8
    },
    {
     "id": "m-422226f672",
     "name": "Rio Shopping Center",
     "city": "Atlanta",
     "status": "closed",
     "km": 6.8
    },
    {
     "id": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "status": "built",
     "km": 7.6
    },
    {
     "id": "n-7d58fa47b9",
     "name": "Oak Valley Court Apartments",
     "city": "Atlanta",
     "status": "demolished",
     "km": 8.2
    },
    {
     "id": "n-92e3583e3a",
     "name": "CNN Center",
     "city": "Atlanta",
     "status": "under construction",
     "km": 8.3
    },
    {
     "id": "n-0162c7bfcf",
     "name": "Boisfeuillet Jones Atlanta Civic Center site",
     "city": "Atlanta",
     "status": "under construction",
     "km": 8.6
    },
    {
     "id": "n-04402ffe05",
     "name": "2 Peachtree Street",
     "city": "Atlanta",
     "status": "proposed",
     "km": 8.6
    },
    {
     "id": "n-0c30c0c879",
     "name": "Carver Community",
     "city": "Atlanta",
     "status": "built",
     "km": 8.6
    },
    {
     "id": "n-1a68a4b959",
     "name": "Altmore",
     "city": "Atlanta",
     "status": "under construction",
     "km": 8.6
    }
   ],
   "count_10km": 31,
   "count_25km": 60
  },
  "elevation": {
   "elevation_ft": 941.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121009603",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 8.16326530612245,
   "median_family_income": 200192.0,
   "snap_households": 47.0,
   "pop2010": 4388.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 414221,
    "month": "2026-09",
    "change_1y": -0.015,
    "change_5y": 0.112
   },
   "zori": {
    "latest": 1926,
    "month": "2026-09",
    "change_1y": 0.026,
    "change_5y": 0.105
   },
   "county_fips": "13121",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "13121009604",
   "jobs": 1894,
   "retail_jobs": 71,
   "food_accommodation_jobs": 709,
   "year": 2022,
   "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract",
   "retrieved": "2026-10-20"
  },
  "listings": {
   "zip": "30305",
   "month": "202609",
   "median_listing_price": 416583,
   "median_listing_price_yy": -0.2264,
   "active_listing_count": 320,
   "median_days_on_market": 79,
   "price_reduced_share": 0.2152,
   "pending_ratio": 0.1424,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121009603",
   "kfr_p25": 0.4548,
   "jail_p25": -0.0007,
   "kids_count": 77.2965,
   "commuting_zone": "Atlanta",
   "vintage": "children born 1978-83, outcomes measured 2014-15",
   "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)",
   "retrieved": "2026-10-20"
  },
  "peers": {
   "peers": [
    {
     "id": "n-edeeb0cdd5",
     "name": "71 Sheridan Drive",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "0 km away"
     ]
    },
    {
     "id": "m-46d2bbacf2",
     "name": "Town Center at Cobb",
     "city": "Kennesaw",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "26 km away"
     ]
    },
    {
     "id": "m-6b182abdf8",
     "name": "Lotus Grove",
     "city": "Doraville",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "13 km away"
     ]
    },
    {
     "id": "n-4018a6247b",
     "name": "Hill Street Mixed-Use Development",
     "city": "Roswell",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "21 km away"
     ]
    },
    {
     "id": "n-31e56c0ddf",
     "name": "Piedmont Center",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "9 km away"
     ]
    },
    {
     "id": "n-852d03ef41",
     "name": "Summit at Peachtree Parkway",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "21 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Fulton County",
   "2024": {
    "units_1": 2937,
    "units_2_4": 481,
    "units_5plus": 8159,
    "value_total": 2257568576
   },
   "2023": {
    "units_1": 2905,
    "units_2_4": 100,
    "units_5plus": 7096,
    "value_total": 2003182482
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "13121",
   "year": 2025,
   "establishments": 4327,
   "employment": 55938,
   "avg_annual_pay": 50638,
   "lq_employment": 0.6,
   "employment_change_1y": -2.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 3394,
    "emp": 48734
   },
   "2023": {
    "estab": 3732,
    "emp": 55757
   },
   "estab_change": 0.1,
   "emp_change": 0.144,
   "county_fips": "13121"
  },
  "schools": {
   "district": "Atlanta City School District",
   "district_geoid": "1300120",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 2,
   "schools": [
    "Garden Hills Elementary School",
    "E. Rivers Elementary School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "13121",
   "years": "2016-2025",
   "events": 266,
   "by_type": {
    "Thunderstorm Wind": 174,
    "Flash Flood": 48,
    "Hail": 34,
    "Tornado": 10
   },
   "property_damage_usd": 9525000,
   "deaths_direct": 2,
   "injuries_direct": 7,
   "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted",
   "source": "NOAA NCEI Storm Events Database, details files",
   "retrieved": "2026-10-20"
  },
  "traffic": {
   "max_aadt": 37900,
   "trucks_aadt": 783,
   "road": "ALPHARETTA HIGHWAY;PEACHTREE ROAD;",
   "class": "principal arterial",
   "lanes": 5,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/ga/atlanta-garden-hills-apartments/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Fulton County (13121) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US13121",
   "why": "the county's Census profile",
   "from": "site.county_fips 13121",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=33.83207%2C-84.38143",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=33.83207&p_long=-84.38143&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C33.83207%2C-84.38143&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=33.83207%2C-84.38143",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=33.83207%2C-84.38143",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=33.83207~-84.38143&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=33.83207,-84.38143&z=17&q=Garden%20Hills%20Apartments",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=33.83207&mlon=-84.38143#map=17/33.83207/-84.38143",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=33.83207/lng=-84.38143",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/33.83207/-84.38143",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-84.38143,33.83207&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Atlanta, GA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/atlanta-ga/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cGarden Hills Apartments\u201d",
   "url": "https://news.google.com/search?q=%22Garden+Hills+Apartments%22+Atlanta",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cGarden Hills Apartments\u201d",
   "url": "https://www.bing.com/news/search?q=%22Garden+Hills+Apartments%22+Atlanta",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Atlanta on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Atlanta",
   "why": "the city or town's article: government, history, demographics (resolved through a redirect)",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}