Garden apartments · Georgia

Garden Hills Apartments

Imported, unreviewedRedevelopedRetrofit proposedAtlanta, GA

Zoning denied for proposed townhome conversion; no active construction, peers show lower scores. · summary, model-written

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Site profile6 elements · what this site is built with · tap a chip for the evidence

Finance and pipeline

Retrofit in the pipeline

This site: …proposed newtypes-extraction · all sites with this

Place

3+ other atlas sites within 10 km

This site: 31 within 10 km computed · all sites with this

30,000+ vehicles a day on an adjacent road

This site: 37,900 on ALPHARETTA HIGHWAY;PEACHTREE ROAD; fhwa-hpms · all sites with this

County permitting 2,000+ apartment units a year

This site: 8,159 units, Fulton County census-bps · all sites with this

Strategy

Redeveloped

This site: …three luxury townhomes record · all sites with this

New use

Housing

This site: …three luxury townhomes newtypes-extraction · all sites with this

All elements and lists · Trends

Now

Status	Retrofit proposednewtypes-extraction reported
Strategy	Redevelopment, proposedWikipedia no source
New uses	housingWikipedia no source
What is there now	three luxury townhomesnewtypes-extraction reported
Developer	Hedgewood Homesnewtypes-extraction

Links out

Every link is built from an id this record holds (parcel number, filer CIK, Wikidata item, Census tract, coordinates) or from the name and city typed into a search. Nothing here is a guessed address. Search links are marked search in their source note; commercial listing links are marked for search engines not to follow. Hover a link for why it is here.

Official records (3)

government and regulatory records for this site, built from ids on the record

Fulton County (13121) profile (data.census.gov)from data.census.gov
FEMA flood map (NFHL) at this point (search)from msc.fema.gov
EPA ECHO facilities within 1 milefrom echo.epa.gov

Reference (3)

encyclopedic and research references

Wikimedia Commons photos within 500 mfrom commons.wikimedia.org
Retrofitting Suburbia (book site)from retrofittingsuburbia.com
Atlanta on Wikipediafrom en.wikipedia.org

Place (8)

map and street views by coordinates

Google Mapsfrom google.com
Street Viewfrom google.com
Bing Mapsfrom bing.com
Apple Mapsfrom maps.apple.com
OpenStreetMapfrom openstreetmap.org
Walk Score at this pointfrom walkscore.com
Transitland mapfrom transit.land
USGS National Mapfrom apps.nationalmap.gov

Market (1)

listings and owner pages; commercial, so search engines are told not to follow

LoopNet: for sale in Atlanta, GA (search)from city search

News (2)

news searches and archived pages

Google News: “Garden Hills Apartments” (search)from name search
Bing News: “Garden Hills Apartments” (search)from name search

History and original facts

County	Fulton County
Census division	5 · South Atlantic
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.

Not yet recorded: acres, GLA, year opened, original developer, retrofit year. Know it? Tell us.

Planning

Zoning change	deniednewtypes-extraction

Site context

Housing permits, Fulton County (GA), 2024	8,159 units in 5+ unit buildings, 481 in 2–4, 2,937 single-family; 2023: 7,096 in 5+Census BPS
Other atlas sites nearby	31 within 10 km, 60 within 25 km: 71 Sheridan Drive (0.0 km); Phipps Plaza (2.9 km); Rhodes Center (4.1 km); Corporate Square (4.8 km); Rio Shopping Center (6.8 km)computed
Retail trade in the county, 2025 (BLS QCEW)	55,938 jobs in 4,327 establishments; average annual pay $50,638; employment location quotient 0.60; employment -2.8% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 2022	1,894 jobs; 71 in retail trade, 709 in accommodation and food (workplace blocks summed to tract 13121009604)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)	children of low-income (25th percentile) families reached the 45th income percentile as adults; -0.1% incarcerated at the 2010 count (77 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)	not a low-access tract at 1 mile; poverty rate 8.2%; median family income $200,192; 47 SNAP householdsUSDA ERS
Schools	Atlanta City School District (PK-12); 2 public schools within 1 mile: Garden Hills Elementary School; E. Rivers Elementary SchoolNCES EDGE
Elevation	942 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025	266 county-logged events: 174 thunderstorm wind, 48 flash flood, 34 hail, 10 tornado; $9,525,000 property damage reported; 2 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 30305, 2026-09	median list price $416,583 (-22.6% on the year); 320 active listings; median 79 days on market; 22% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023	3,732 establishments (+10%); 55,757 jobs (+14%)Census CBP
Housing market in the county	typical home value $414,221 (-2% 1 yr, +11% 5 yr); typical rent $1,926/mo (+3% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)	37,900 vehicles a day on ALPHARETTA HIGHWAY;PEACHTREE ROAD; (principal arterial, 5 lanes); 783 trucks; 40 counted segmentsFHWA HPMS

Summary, model-written

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% 2018–23. 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 (6.0–6.5).

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

What we do not know yet

No timeline for project
Scale unclear (only 'three townhomes' noted)
No current permits or approvals

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

71 Sheridan Drive, Atlanta, GA · Garden apartments · same strategy: redevelop; also in GA; 0 km away
Town Center at Cobb, Kennesaw, GA · Malls · same strategy: redevelop; also in GA; 26 km away
Lotus Grove, Doraville, GA · Big boxes · same strategy: redevelop; also in GA; 13 km away
Hill Street Mixed-Use Development, Roswell, GA · Other · same strategy: redevelop; also in GA; 21 km away

Elsewhere on the web

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

already in play: under construction, approved, or sold to a developer with housing plans
county grew 4.6% 2018–23
median rent $1,635
housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

Timeline

2023 Atlanta City Council voted unanimously to deny rezoning request

Sources

Developer's Request To Demolish Garden Hills Apartments For ...
2 quoted sentences
Garden Hills Apartments
The Atlanta City Council voted unanimously Dec. 4 to deny a developer’s request to rezone a property in the Garden Hills neighborhood and demolish existing apartments to construct several luxury townhomes.

Cite

Retrofit Atlas (2026). "Garden Hills Apartments, Atlanta, GA." Record n-a68b3952d2, imported, unreviewed. Built on the public Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed. https://retrofitatlas.org/garden-apartments/ga/atlanta-garden-hills-apartments/ (accessed 2026-10-21).

BibTeX

@misc{retrofitatlas_atlantagardenhillsapartments,
  title = {Garden Hills Apartments, Atlanta, GA},
  author = {{Retrofit Atlas}},
  howpublished = {\url{https://retrofitatlas.org/garden-apartments/ga/atlanta-garden-hills-apartments/}},
  year = {2026},
  note = {Record n-a68b3952d2, release 2026-10-21, tier: draft. Built on the Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed on the record. Accessed 2026-10-21}
}

How to cite, versioning

Link back

Paste on a project page: <a href="https://retrofitatlas.org/garden-apartments/ga/atlanta-garden-hills-apartments/">Garden Hills Apartments on Retrofit Atlas</a>