{"id": "n-edeeb0cdd5", "slug": "atlanta-71-sheridan-drive", "type": "garden-apartments", "name": "71 Sheridan Drive", "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": "apartment building", "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 roughdraftatlanta.com, model-extracted, unreviewed: The six-unit apartment building at 71 Sheridan Drive in Buckhead’s Garden Hills Historic District, built in 1940, is proposed for demolition to be replaced with two single-family homes.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Hedgewood Homes", "architect": null, "after_notes": "two single-family homes", "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% 2018–23", "median rent $1,635", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/ga/atlanta-71-sheridan-drive/", "events": [{"year": 1940, "date": null, "kind": "note", "detail": "The apartment buildings to be demolished were built in 1940 as part of the Garden Hills planned residential development.", "source_id": 7449}, {"year": 1987, "date": null, "kind": "note", "detail": "They are contributing structures that aided in the Garden Hills Historic District being listed in the National Register of Historic Places in 1987.", "source_id": 7450}, {"year": 2024, "date": null, "kind": "note", "detail": "Hedgewood Homes has filed a demolition permit application with the city to raze the six-unit apartment building at 71 Sheridan Drive.", "source_id": 7451}], "sources": [{"id": 7448, "site_id": "n-edeeb0cdd5", "url": "https://roughdraftatlanta.com/2024/12/19/buckheads-garden-hills-historic-apartment-building-faces-demolition-for-new-homes/", "title": "Historic apartment building in Buckhead at risk of demolition", "publisher": "roughdraftatlanta.com", "date": null, "quote": "71 Sheridan Drive", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7449, "site_id": "n-edeeb0cdd5", "url": "https://roughdraftatlanta.com/2024/12/19/buckheads-garden-hills-historic-apartment-building-faces-demolition-for-new-homes/", "title": "Timeline", "publisher": null, "date": null, "quote": "The apartment buildings to be demolished were built in 1940 as part of the Garden Hills planned residential development.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7450, "site_id": "n-edeeb0cdd5", "url": "https://roughdraftatlanta.com/2024/12/19/buckheads-garden-hills-historic-apartment-building-faces-demolition-for-new-homes/", "title": "Timeline", "publisher": null, "date": null, "quote": "They are contributing structures that aided in the Garden Hills Historic District being listed in the National Register of Historic Places in 1987.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7451, "site_id": "n-edeeb0cdd5", "url": "https://roughdraftatlanta.com/2024/12/19/buckheads-garden-hills-historic-apartment-building-faces-demolition-for-new-homes/", "title": "Timeline", "publisher": null, "date": null, "quote": "Atlanta developer Hedgewood Homes has filed a demolition permit application with the city to raze the six-unit apartment building at 71 Sheridan Drive.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Hedgewood Homes", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "71 Sheridan Drive is a 1940s garden-apartment building in Atlanta’s Garden Hills Historic District (listed 1987). Hedgewood Homes filed a 2024 demolition permit to replace it with housing, but zoning change was denied. The site is proposed for redevelopment, though the record notes it’s 'already in play' due to nearby housing projects. ", "why": "Zoning denial and proximity to Garden Hills Apartments (0km, also proposed) suggest competitive pressure. Median rent is $1,635, and Fulton County grew 4.6% (2018–23). Housing market data shows ZHVI at $414,221 (down 1.5% YoY) and ZORI at $1,926. Traffic on nearby Alpharetta Highway (37,900 ADT) supports development viability. ", "where_it_stands": "Status: proposed (zoning denied). Nearby peers include Garden Hills Apartments (0km, proposed) and 30 other housing projects within 10km. Record lacks details on why zoning was denied or resolution of the permit. ", "for_a_planner": ["Zoning denial may reflect historic district constraints or local policy.", "High housing demand (31 projects within 10km) but competition is intense."], "for_a_developer": ["Current status is stalled (zoning denied).", "Median rent ($1,635) aligns with market, but nearby projects (e.g., Garden Hills) may absorb demand.", "Traffic volume (37,900 ADT) supports site accessibility."], "risks_and_unknowns": ["Reason for zoning denial unknown.", "Record states 'after_notes: two single-family homes' but site is apartment building—conflict unexplained.", "No timeline for rezoning or permit resolution."], "data_quality": "good", "one_line": "Zoning denied for proposed housing redevelopment of historic apartment building amid 31 nearby projects; median rent $1,635, traffic 37,900 ADT.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "c901a5a8d0d6"}, "cluster": {"within_10km": [{"id": "n-a68b3952d2", "name": "Garden Hills Apartments", "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-a68b3952d2", "name": "Garden Hills Apartments", "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"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "31 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,159 units, Fulton County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "two single-family homes", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "37,900 on ALPHARETTA HIGHWAY;PEACHTREE ROAD;", "origin": "fhwa-hpms"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}