SOUTH FULTON
Our People Are Our Future.
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Established in 2017, Atlanta’s new twin city — South Fulton, GA — is 100 square miles with over 100,000 residents and a nearly $200 million budget. South Fulton’s population is 92 percent African American, making this formally unincorporated area of Fulton County (affectionately known in hip-hop as the S.W.A.T.S.) the Blackest City in America. This new, international Black mecca boasts an average median income higher than Atlanta (which has lost its Black majority) or Chicago (see economic data below) and a home ownership rate of 69% — one of the highest in the nation across all demographics. Our honor roll of residents includes late Civil Rights Icon John Lewis, Tony award-winner Kenny Leon’s True Colors Theatre, Grammy-winning artists Kandi Burruss, Ludacris and 2 Chainz, legendary MLB center-fielder Marquis Grissom and Heisman trophy-winning, NFL quarterback Cam Newton.
OLD NATIONAL HIGHWAY
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Old National's Current ZoningTo better understand Zoning, take a look at the Zoning Map of Old National Highway. Old National has the highest percentage of commercially-zoned land in the City of South Fulton. It also contains almost every Zoning Classification the City currently uses.
This map includes Addresses & Zoning Codes for every parcel of land along the Old National Corridor. Use this and the explanations of Zonings below to gain a greater understanding of the issues & terms that will be discussed in upcoming Special Called Meetings. Find Property, Voting, Flood and other information for Fulton County properties at the link below. |
Old National's Current Zoning (2018)
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Zoning Codes Explained
Click the picture above to view & print this Primer on South Fulton's Zoning Codes & Classifications. This document helps explain all the maps and other documents on this site.
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Complete Zoning Code
In 2017, the new South Fulton City Council adopted Fulton County's existing Zoning Code. The City contracted with Consulting firm Woods LLC for a complete re-write of the 784-page Ordinance, which is expected to to be completed December 2019. View the entire current Zoning Code below.
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Old National Area Freeway Access
Old National Interstate Access
Old National has the most freeway access of any commercial corridor in the City of South Fulton. This map shows Old National Higway's access to the interstate via 285 (Old National, Riverdale Rd/Hwy 314) 85 (Old Nationall, Flat Shoals, Hwy 138) and South Fulton Parkway/S.R.14 (Buffington, Old Bill Cook).
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Old National Downtown Development Authority
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Old National Economic Analysis
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Old National Economic Analysis (2015)
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Old National & Perimeter Overlay District: A Comparison
Unlike Comp Plans & Zoning Ordinances, which regulate how land can be used, an Overlay regulates what the buildings built on that land must look like, and what materials they must use.
Click the pictures above to view & compare Old National's Overlay (10 pages, last updated in 2009) with Dunwoody's Perimeter Center Overlay (78 pages, updated in 2016).
Click the pictures above to view & compare Old National's Overlay (10 pages, last updated in 2009) with Dunwoody's Perimeter Center Overlay (78 pages, updated in 2016).
$350 Million Mixed Use Development in Works for Old National
The City of South Fulton Development Authority (SFDA) is currently in talks for $350 million mixed-use development along Old National Highway — the city's largest commercial district. The Atlantic Station-style development will be anchored by a Hyatt-brand hotel and include a conference center, shops, restaurants and condominiums.
The mixed-use development would be located on sixty unused acres of Old National Park which sit on Old National Highway across from World Changers Church. The property is currently vacant and undeveloped, save a single gazebo. It has become a popular campground for Old National's homeless population.
In contrast to the secrecy of the Halpens' Warehouse deal, the meetings around the Hyatt mixed-used project have all been public. The South Fulton Development Authority meets every fourth Monday at 6 p.m. at the Marriott Fairfield Inn on Senoia Road (currently the only hotel within South Fulton's city limits). Developers have presented plans at several City Authority meetings.
The South Fulton Development Authority is already planning Public Hearings for January 2020 about its proposed Hyatt project. The hearings will allow Old National residents a chance to offer feedback on the site plan, which also includes improvements to Old National Park (see next section).
Critics of the project have attacked the vagueness of the deal. However, Councilman khalid noted, "The City paid nothing for this land and pays no property taxes on this land. If the City's Development Authority can take this blighted property and turn it into the kind of revenue-generating, live-work-play environment our constituents have been clamoring for — I'm all for it."
Bookmark this page for updates on this and other Old National developments.
The mixed-use development would be located on sixty unused acres of Old National Park which sit on Old National Highway across from World Changers Church. The property is currently vacant and undeveloped, save a single gazebo. It has become a popular campground for Old National's homeless population.
In contrast to the secrecy of the Halpens' Warehouse deal, the meetings around the Hyatt mixed-used project have all been public. The South Fulton Development Authority meets every fourth Monday at 6 p.m. at the Marriott Fairfield Inn on Senoia Road (currently the only hotel within South Fulton's city limits). Developers have presented plans at several City Authority meetings.
The South Fulton Development Authority is already planning Public Hearings for January 2020 about its proposed Hyatt project. The hearings will allow Old National residents a chance to offer feedback on the site plan, which also includes improvements to Old National Park (see next section).
Critics of the project have attacked the vagueness of the deal. However, Councilman khalid noted, "The City paid nothing for this land and pays no property taxes on this land. If the City's Development Authority can take this blighted property and turn it into the kind of revenue-generating, live-work-play environment our constituents have been clamoring for — I'm all for it."
Bookmark this page for updates on this and other Old National developments.
SOUTH PERIMETER DEVELOPMENT AUTHORITY
(OLD NATIONAL DDA)
Old National Highway sits at the intersection of I-85 & I-285, just minutes from the World's Busiest Airport. This prime location for commercial development could become metro Atlanta's next "Perimeter city," putting the City of South Fulton in competition with northern municipalities cities like Smyrna, Dunwoody and Norcross for new jobs & entertainment attractions.
City of South Fulton Councilman khalid is leading an effort to create a Downtown Development Authority (DDA) for Old National Highway. The true purpose of the DDA is not to name Old National as the "cultural center" or "gathering place" for South Fulton. Though the legal name is required to be the South Fulton DDA, the common name could be the South Perimeter Development Authority, emphasizing Old National's prime location for commercial development — not a City Hall.
City of South Fulton Councilman khalid is leading an effort to create a Downtown Development Authority (DDA) for Old National Highway. The true purpose of the DDA is not to name Old National as the "cultural center" or "gathering place" for South Fulton. Though the legal name is required to be the South Fulton DDA, the common name could be the South Perimeter Development Authority, emphasizing Old National's prime location for commercial development — not a City Hall.
Do DDA's Decide Where a City Puts Its Downtown?
Not necessarily. DDA's Explained
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Councilman khalid dispels myths about Downtown Development Authority.
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The Downtown Development Authority (DDA) is a legislative invention of the Georgia General Assembly created specifically to help revitalize economically-depressed commercial districts. A DDA is a financial tool used to build revenue-generating commercial properties like hotels, restaurants and condos, through privately-backed bonds. This attracts investors to development projects with little or no risk to taxpayers.
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DDA laws were written to cover all of Georgia’s 535 cities. In most of these small cities, the commercial center & government center share a single “downtown,” usually along the town’s main street. However, in larger cities like Atlanta and Sandy Springs, government centers & community gathering places are often miles apart from a city’s commercial center (think Midtown & Buckhead vs. Downtown Atlanta). Though State Law requires the use of the word “Downtown” in a DDA Resolution, the DDA can later be re-branded without the downtown moniker, such as Charlotte’s “Uptown" or... South's Fulton's South Perimeter.
The City of Atlanta's DDA, Invest Atlanta, works much the same way. In recent years, Invest Atlanta has been the development engine behind high profile projects like the Gulch, Ponce City Market and the Atlanta Beltline.
The City of Atlanta's DDA, Invest Atlanta, works much the same way. In recent years, Invest Atlanta has been the development engine behind high profile projects like the Gulch, Ponce City Market and the Atlanta Beltline.
OLD NATIONAL MAIN STREET PROGRAM
Georgia's Department of Community Affairs (DCA) — whose mission is to build strong communities with affordable housing — also identifies Old National as a perfect area for its Main Street program. While a DDA works to build new shops, restaurants, hotels & condominiums, a Main Street Program supports existing businesses by encouraging people to Shop Old National. Main Street Programs could include activities like an Old National Christmas Tree Lighting. Another poplular Main Street program is a monthly raffle where Old National Shoppers could win a $500 or $1000 gift card. Shoppers would enter the raffle by bringing a receipt above a specific dollar amount from a purchase they make at a participating Old National store.
ECONOMIC DEVELOPMENT
NEWS
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South Fulton Considers Tax Allocation Districts (TADs) to Encourage Development
South Fulton's City Council is considering using Tax Allocation Districts (TAD) to finance new, large-scale development within the city. In many states, a TAD is also known as TIF (Tax Increment Financing).
The video above offers a brief explanation of how they work.
TADs can attract builders to undeveloped areas by freezing property taxes for a time (usually 10-25 years). The County and School Board — who would also receive tax revenues on the land in a TAD district — are also asked to agree to the deal.
The video above offers a brief explanation of how they work.
TADs can attract builders to undeveloped areas by freezing property taxes for a time (usually 10-25 years). The County and School Board — who would also receive tax revenues on the land in a TAD district — are also asked to agree to the deal.
College Park Announces Largest Mixed-Used Development in History South of I-20
While the City of South Fulton delays in developing Old National, the City of College Park is planning the largest mixed-use development south of I-20 in Atlanta history. The 320-acre, master-planned community known as Airport City includes housing, retail & offices. The city is also planning a similar mixed-used project for the old Richway/Target building & Discount Mall on Old National.
The City of College Park has 34 hotels near the airport, including several on Old National. College Park is breaking ground on its 35th hotel — a Ramada with a Starbucks. The City of South Fulton has no hotels on Old National, and only one hotel in its city limits, off Senior Road near Fairburn.
The City of College Park has 34 hotels near the airport, including several on Old National. College Park is breaking ground on its 35th hotel — a Ramada with a Starbucks. The City of South Fulton has no hotels on Old National, and only one hotel in its city limits, off Senior Road near Fairburn.
College Park Plans Redevelopment for Old Target Building & Old National Discount Mall
College Park Target & I-285 Redevelopment
The City of College Park is using a Tax Allocation District (TAD) to redevelop Old National’s first mile – the entrance from I-85/285 to South Fulton. Redevelopment plans include the long-abandoned, old Target building and the Old National Discount Mall.
#SouthFulton2030 is a 12-year plan that envisions a financially-vibrant city with a walkable, downtown arts district along Old National. The path to this future is forged by municipal investment in locally grown entrepreneurs and politically "woke" residents. The roadmap to this future focuses on 3 areas of improvement:
Investing in Our Young People (Our Children Matter)
Investing in Local Business (Our Dollars Matter)
Investing in Political Education (Political Education Matters)
Investing in Our Young People (Our Children Matter)
Investing in Local Business (Our Dollars Matter)
Investing in Political Education (Political Education Matters)
Councilman khalid unveils his #SouthFulton2030 Plan during South Fulton's First Anniversary Celebration,
May 2018.
May 2018.
ECONOMIC DEVELOPMENT
NEWS
While Southside Transit Stalls, Gwinnett Races Toward MARTA Vote with Train Stations Planned
Gwinnett County purchased the 103-acre campus for $35 million (AJC)
28 December 2018 — Gwinnett County now officially owns the property that could be the location for its first-ever MARTA rail station. Officials announced Friday that the county had closed on the purchase of about 103 acres on the OFS Brightwave Solutions site, a high-profile property near I-85 and Jimmy Carter Boulevard that has previously been pitched as everything from a casino to a movie production campus. The county has issued the more than $35 million in bonds necessary for its purchase earlier this month.
Gwinnett plans to market part of the property to private developers in hopes of luring in some kind of urban-style, mixed-use project. But officials also have pinpointed the site for the future home of a transit hub.
In March, the county will hold a public referendum on joining MARTA. Should the referendum pass, officials hope to extend heavy rail into Gwinnett from the existing Doraville MARTA station.
Gwinnett plans to market part of the property to private developers in hopes of luring in some kind of urban-style, mixed-use project. But officials also have pinpointed the site for the future home of a transit hub.
In March, the county will hold a public referendum on joining MARTA. Should the referendum pass, officials hope to extend heavy rail into Gwinnett from the existing Doraville MARTA station.
Massive Mixed Used Development Planned for Dunwoody
Developers are expected to break ground on High Street Atlanta 2019 .
3 December 2018 — The City of Dunwoody is planning a massive, mixed used Development for 2019 called High Street Atlanta. The project is expected to take up 10 blocks.
he eight-million-square-foot property, located near Perimeter Mall and the Dunwoody MARTA station, will include 1,500 apartments, 1,500 condominiums and 400,000 square feet of retail, according to a release about the development. The property will also include 400,000 square feet of new office space and 400 hotel rooms.
he eight-million-square-foot property, located near Perimeter Mall and the Dunwoody MARTA station, will include 1,500 apartments, 1,500 condominiums and 400,000 square feet of retail, according to a release about the development. The property will also include 400,000 square feet of new office space and 400 hotel rooms.
Average Atlanta Rent Soars to $1350/mo.
Click to read the entire article.
30 November 2018 — In the past year, average rent for a one-bedroom apartment in Atlanta was up 7.5 percent to $1,340 a month. In that same period, rent for a two-bedroom climbed 9.5 percent to $1,840. And the trend extends beyond newly constructed apartments.
“Landlords are buying older rental properties & renovating them because they can charge a lot more, anywhere from $50 to $300 more a month.” says Marjy Stagmeier of TriStarr Realty, LLC.
“Landlords are buying older rental properties & renovating them because they can charge a lot more, anywhere from $50 to $300 more a month.” says Marjy Stagmeier of TriStarr Realty, LLC.
South Fulton
Video Newsletter #1
Councilman khalid's first Video Newsletter, which includes an interview with legender community leader & urban planner Michael Hightower.
DOCUMENTS LIBRARY
Click on any of the documents below to view or download.
City Map
City of South Fulton, GA (Zoomable PDF)
City Demographics
According to City of South Fulton Economic Development Director Chris Pike, the City of South Fulton boasts one of the Metropolitan Atlanta area's highest median incomes. Click the picture above for an overview of our demographic data, o the link below to take a deep dive into the numbers.
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2016 Citywide Comprehensive Plan
Fulton County Comp Plan (2016)
Created by Fulton County in 2016 before we became a city, the 2035 Comprehensive (Comp) Plan lays out a 20-vision & strategic plan for South Fulton, including demographic data for the area, land use by regional "character" areas, and workforce development plans.
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