Retrofit Atlas

Garden apartments · Georgia

71 Sheridan Drive

Imported, unreviewedRedevelopedRetrofit proposedAtlanta, GA

Zoning denied for proposed housing redevelopment of historic apartment building amid 31 nearby projects; median rent $1,635, traffic 37,900 ADT. · summary, model-written

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

Finance and pipeline
Retrofit in the pipelineThis site: …proposed record · all sites with this
Place
3+ other atlas sites within 10 kmThis site: 31 within 10 km computed · all sites with this
30,000+ vehicles a day on an adjacent roadThis site: 37,900 on ALPHARETTA HIGHWAY;PEACHTREE ROAD; fhwa-hpms · all sites with this
County permitting 2,000+ apartment units a yearThis site: 8,159 units, Fulton County census-bps · all sites with this
Strategy
RedevelopedThis site: …two single-family homes record · all sites with this
New use
HousingThis site: …new_use field newtypes-extraction · all sites with this

All elements and lists · Trends

Now

StatusRetrofit proposedWikipedia no source
StrategyRedevelopment, proposedWikipedia no source
New useshousingWikipedia no source
What is there nowtwo single-family homesnewtypes-extraction reported
RedeveloperHedgewood Homesnewtypes-extraction reported

Planning

Zoning changedeniednewtypes-extraction reported

Site context

Housing permits, Fulton County (GA), 20248,159 units in 5+ unit buildings, 481 in 2–4, 2,937 single-family; 2023: 7,096 in 5+Census BPS
Other atlas sites nearby31 within 10 km, 60 within 25 km: Garden Hills Apartments (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, 20221,894 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
SchoolsAtlanta City School District (PK-12); 2 public schools within 1 mile: Garden Hills Elementary School; E. Rivers Elementary SchoolNCES EDGE
Elevation942 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025266 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, 2026-09median 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 20233,732 establishments (+10%); 55,757 jobs (+14%)Census CBP
Housing market in the countytypical 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

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.

What we do not know yet

  • 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.

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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.

History and original facts

CountyFulton County
Census division5 · South Atlantic
NotesDraft 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.

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

Timeline

  1. 1940 The apartment buildings to be demolished were built in 1940 as part of the Garden Hills planned residential development.
  2. 1987 They are contributing structures that aided in the Garden Hills Historic District being listed in the National Register of Historic Places in 1987.
  3. 2024 Hedgewood Homes has filed a demolition permit application with the city to raze the six-unit apartment building at 71 Sheridan Drive.

Sources

  • Historic apartment building in Buckhead at risk of demolition
    4 quoted sentences
    71 Sheridan Drive
    The apartment buildings to be demolished were built in 1940 as part of the Garden Hills planned residential development.
    They are contributing structures that aided in the Garden Hills Historic District being listed in the National Register of Historic Places in 1987.
    Atlanta developer Hedgewood Homes has filed a demolition permit application with the city to raze the six-unit apartment building at 71 Sheridan Drive.

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