[PAGE 1]
City of South Fulton, Georgia 5440 Fulton Industrial Blvd.
South Fulton, GA 30336
Phone: 470-552-4311
Agenda
cityofsouthfultonga.gov
Alcohol License and Zoning Public
Hearings
The Honorable Carmalitha Gumbs, Mayor
The Honorable Catherine F. Rowell, District 1
The Honorable Aaron V. Johnson, District 2
The Honorable Helen Z. Willis, District 3
The Honorable Jaceey Sebastian, District 4
The Honorable Keosha B. Bell, District 5
The Honorable Natasha Williams-Brown, District 6
The Honorable Linda B. Pritchett, District 7
Tuesday, January 27, 2026 5:00 PM City Hall
SOUTH FULTON CITY COUNCIL MISSION STATEMENT:
To provide exceptional customer service that sustains a safe, inclusive, innovative, and an economically vibrant city.
Live-stream: Public Meeting Portal (Civic Clerk):
https://southfultonga.portal.civicclerk.com
Public Comment: https://www.cityofsouthfultonga.gov/3074/Public-Comment-at-Council-
Meetings
I. Meeting Called to Order - Mayor Gumbs
II. Roll Call - Corey Adams, City Clerk
III. Alcohol Licenses, Rezonings, Variance and Modification Cases (For Presentation and
Public Hearing Only)
A. 4. Z25-036/CDP25-015 (Public Hearing): An application by BTR Group C/0 Hakim Hilliard
requests a rezoning from AG -1 (Agricultural District/Cliftondale Overlay District) to A -L
(Apartment Limited Dwelling District/Cliftondale Overlay District) to develop 162 units on
6.3 acres at 5090, 5050, & 0 Southwood Road (Parcel Ids: 09F310001390713,
09F310001391281, 09F310001390945, 09F310001390929 &09F310001391489). A
Future Land Use Amendment from Agricultural Neighborhood to Suburban Neighborhood
II is also requested. City Council District: 3.
Staff Recommendation: DENIAL
Planning Commission Recommendation:
IV. Executive Session, if neccesary
V. Adjournment of Meeting
Page 1 of 14

[PAGE 2]
TO: Planning Commission
FROM: Community Development & Regulatory Affairs,
Planning & Zoning Division
SUBJECT: Z25-036/CDP25-015: 5090, 5050, & 0
Southwood Road
MEETING DATE: December 17, 2025
The applicant is requesting to rezone from the AG-1 (Agricultural/Cliftondale
Overlay District) to A-L (Apartment Limited Dwelling District/Cliftondale Overlay
District) and is requesting a Comprehensive Development Plan amendment from
Suburban Neighborhood to Suburban Neighborhood II for the purpose of
constructing 162 cottage style units on 30.13 acres of land, Council District 3.
STAFF RECOMMENDATION: DENIAL
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 1 of 13
Page 2 of 14

[PAGE 3]
APPLICATION INFORMATION
Applicant Information: Hakim Hilliard
Status of Applicant: Attorney/Applicant
City Council District: 3
Parcel ID Numbers: 09F310001390713, 09F310001391281, 09F310001390945,
09F310001390929, & 09F310001391489
Area of Property: 30.13 Acres
Existing Zoning: AG-1 (Agricultural/Cliftondale Overlay District)
Current/Past Use of the Property: Single-Family Residential and vacant
Prior Zoning Cases/History: N/A
SPECIFIC INFORMATION
REQUEST
The applicant is requesting to rezone from the AG-1 (Agricultural/Cliftondale Overlay District) to
A-L (Apartment Limited Dwelling District/Cliftondale Overlay District) and is requesting a
Comprehensive Development Plan amendment from Suburban Neighborhood to Suburban
Neighborhood II for the purpose of constructing 162 cottage style units on 30.13 acres of land.
PROPERTY LOCATION
The property consists of five parcels otherwise known as 5090 Southwood Road (parcel number
09F310001390713), 5050 Southwood Road (parcel number 09F310001391281) and three
abutting parcels to the south (parcel numbers 09F310001390945, 09F310001390929, and
09F310001391489) to contain a proposed development site totaling of 30.13 acres, located on
the west side of Southwood Road to the north of its intersection with Thompson Road, lying and
being in land lots 117, 118, 139, and 140, 9th district, City of South Fulton, Fulton County. The
property is located in Council District 3.
2021 COMPREHENSIVE PLAN LAND USE DESIGNATION
The subject property has a future land use designation of Suburban Neighborhood I as designated
in the 2021 South Fulton Comprehensive Plan, which does not support the proposed zoning. The
applicants have applied for a Comprehensive Development Plan amendment under this
application from Suburban Neighborhood I to Suburban Neighborhood II for the purpose of
constructing 162 cottage apartments. At a permitted density of up to 8 units per acre, the proposal
at a density of 5.38 meets this requirement if the Comprehensive Development Plan amendment
that is part of this application is approved.
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 2 of 13
Page 3 of 14

[PAGE 4]
ADJACENT ZONING AND LAND USES
North: CUP (Community Unit Plan/Cliftondale Overlay District) and single-family
residential
South: Union City
East: Union City
West: Union City
COMMUNITY AND PROPERTY OWNERS’ NOTIFICATION/COMMENTS
Per the requirements of Section 803.05, a Community Zoning Information Meeting was held on
November 3, 2025, at 6:00pm. The applicants presented their rezoning plan to attendees, and
nobody spoke in opposition or in favor.
Staff placed the required notice of public hearing in The South Fulton Neighbor on November 25,
2025, to notify the public that Case Z25-036/CDP25-015 would be heard at the Planning
Commission Meeting on December 17, 2025, and at the City Council meeting on January 13, 2026.
The applicant placed a notification sign in front of the subject property on November 25, 2025, to
notify the surrounding community of the hearing dates.
The applicant was given the addresses within one mile of the subject property for the purposes of
hosting their own community meeting.
APPLICABLE CODE REQUIREMENTS
Sec. 405.01. Landscape Strip and Zoning Buffer Requirements
Article 5, Sec. 509 Cliftondale Overlay District
Standard of review for proposed rezoning (City Code, Appendix C, Sec. 803.06):
1) The suitability of the subject property for the zoned purposes;
The property supports the size and intensity of the proposed use. The proposed zoning district is
not supported by the Future Land Use Map; however, the applicants are also requesting an
amendment to the Future Land Use Map from Regional Live Work to Suburban Neighborhood
II; therefore if the amendment passes, it will support the proposed rezoning.
2) The extent to which the property values of the subject property are diminished
by the particular zoning restrictions;
While a higher density zoning designation will, as a matter of course, create a higher property
value, the current zoning of AG-1 (Agricultural District/Cliftondale Overlay District) does not
diminish the unimproved property value. There are many opportunities for development of
properties with the AG-1 zoning designation that would ensure its financial viability.
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 3 of 13
Page 4 of 14

[PAGE 5]
3) The extent to which the destruction of property values of the subject property
promotes the health, safety, morals or general welfare of the public;
The current zoning of AG-1 Agricultural District with Cliftondale Overlay District does not
diminish the unimproved property value.
4) The relative gain to the public as compared to the hardship imposed upon the
individual property owner;
The Suburban II Neighborhood Character Area, which is the proposed Future Land Use
Designation that the applicant intends to change to, will provide a wide diversity of housing types
and affordability in the City of South Fulton while preserving the surrounding natural,
agricultural, and rural areas. Staff does not anticipate any hardship to the property owner.
5) The length of time the property has been vacant as zoned considered in the
context of land development in the area in the vicinity of the property;
Unknown.
6) Whether the zoning proposal will permit a use that is suitable in view of the use
and development of adjacent and nearby property;
The proposed zoning will permit a use that is suitable for development of adjacent and nearby
properties because abutting properties are zoned and utilized as residential, if the future land use
designation is changed to Suburban Neighborhood II.
7) Whether the zoning proposal will adversely affect the existing use or usability of
adjacent or nearby property;
The proposal will not adversely affect the use or usability of nearby property.
8) Whether the property to be affected by the zoning proposal has a reasonable
economic use as currently zoned;
The property does have reasonable economic use as currently zoned.
9) Whether the zoning proposal will result in a use which will or could cause an
excessive burdensome use of existing streets, transportation facilities, utilities, or
schools;
The Zoning proposal should not cause any excessive burdensome use of existing street,
transportation facilities, utilities, or schools.
10) Whether the zoning proposal is in conformity with the policies and intent of
the Comprehensive Plan;
The zoning proposal is not currently in conformity with the comprehensive plan. The property is
located in the Regional Live Work character area; however, they are applying to amend their
future land use to Suburban Neighborhood II. The Suburban Neighborhood Character Area
intends to provide a wide diversity of housing types and affordability in the City of South Fulton
while preserving the surrounding natural, agricultural, and rural areas. Staff does not anticipate
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 4 of 13
Page 5 of 14

[PAGE 6]
any hardship to the property owner.
11) Whether there are other existing or changing conditions affecting the use and
development of the property which give supporting grounds for either approval or
disapproval of the zoning proposal;
It is unknown whether there are other existing or changing conditions affecting the use and
development of the property.
12) Whether the zoning proposal will permit a use which can be considered
environmentally adverse to the natural resources, environment and citizens of
South Fulton.
The zoning proposal will not permit an environmentally adverse use.
PUBLIC PARTICIPATION
The applicant had a public participation meeting on December 2, 2025 at 6:00 p.m. at 3675
Butner Road in person and on Teams. However, there were no attendees.
STAFF RECOMMENDATION
The proposed rezoning is not supported by the current future development in the City of South
Fulton 2021 Comprehensive Plan which is Suburban Neighborhood I. The request proposes a
change to Suburban Neighborhood II under this application. The current future land use
designation of the property is Suburban Neighborhood I.
In the City of South Fulton, the Suburban Neighborhood Character Area intends to provide a wide
diversity of housing types and affordability in the City of South Fulton while preserving the
surrounding natural, agricultural, and rural areas.
The Suburban Neighborhoods are located closest to urbanized areas and are comprised of
medium-density residential housing. Included in this area are the communities of Sandtown,
Cascade, Old National, and portions of Cliftondale. Public infrastructure is available. This
Character Area has the highest percentage of existing developed land.
Other types of development allowed in Suburban Neighborhood include civic uses such as schools,
places of worship, community centers, and facilities. Within the Suburban II Neighborhood,
Character mixed use developments may be allowed to encourage redevelopment of older areas.
Regarding the proposed zoning, The A-L Apartment Limited dwelling district is described in the
South Fulton Zoning Code as follows:
A-L Apartment Limited Dwelling District. The A-L District is intended to provide land areas for
high to very high-density apartment dwellings which will:
(1) Encourage attractive apartment living opportunities;
(2) Encourage the provision of recreation areas and facilities;
(3) Be located in areas of intense development near retail shopping, schools, and major
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 5 of 13
Page 6 of 14

[PAGE 7]
thoroughfares; and
(4) Be located so as to provide a transition between medium density residential areas and
nonresidential areas.
The Cliftondale Overlay District’s purpose and intent is as follows:
(a) The City Council of South Fulton, Georgia hereby declares it to be the purpose and intent
of this section 509.
(b) Cliftondale Overlay District (District) to establish a uniform procedure for providing the
protection, enhancement, preservation, unity of design, and use of sites, buildings,
structures, streets, neighborhoods, and landscape features in the District in accordance
with the provisions herein.
(c) This Cliftondale Overlay District is adopted as part of a strategy designed to promote the
health, safety, order, prosperity, and general welfare of the citizens of South Fulton
through the regulation of design, aesthetics, location, bulk, size of buildings and
structures, and the density and distribution of population.
(d) This District seeks to reduce congestion on the streets; to provide safety from fire, flood
and other dangers; provide adequate light and open space; protect the natural
environment and address other public requirements, in order to provide sustainable
development that involves the simultaneous pursuit of economic prosperity,
environmental protection and social quality.
(e) This District also seeks to promote accepted design principles in areas of new
development and redevelopment, to raise the level of community understanding and
expectation for quality in the built environment, to protect and enhance local aesthetic
and functional qualities, to stimulate business and promote economic development.
(f) In consideration of the character of the District, the regulations in this Section 509 are
intended to monitor the suitability for certain uses, construction and design, prevent
functional and visual disunity, promote desirable conditions for community and
commerce and protect property against blight and depreciation.
According to the applicant, the proposed project consists of 162 cottage-style units with private
garages, driveways, and fenced yards. Amenities include a clubhouse, pool, playground, dog park,
nature trails, and ample open space.
Regarding the conceptual site plan, there is a lack of a zoning buffer on the southern and western
perimeters of the development. Per Section 405. Landscape Strip and Zoning Buffer
Requirements, A 100-foot zoning buffer shall be provided for all new residential developments
along property boundaries adjacent to or within a municipal jurisdiction adjacent to the City of
South Fulton. Changing the site plan to reflect the required zoning buffer will result in a
significantly different plan.
The current future land use designation of Suburban Neighborhood is the prevalent character
area in the general vicinity of the parcel to the north, northwest, and northeast. Allowing the
future land use to change from Suburban I to Suburban II could be detrimental to the area with
regard to the increased density that would result. Approving this change to the future land use
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 6 of 13
Page 7 of 14

[PAGE 8]
map would represent a departure from the density in the area. Staff can’t recommend approval
of an amendment to the future land use for this site, and subsequently cannot recommend
approval for the zoning designation.
Staff recommends DENIAL based on these factors.
PREPARED BY: Karen Tominey, Senior Planner
REVIEWED BY: Reginald McClendon, Director, CDRA
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 7 of 13
Page 8 of 14

[PAGE 9]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 8 of 13
Page 9 of 14

[PAGE 10]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 9 of 13
Page 10 of 14

[PAGE 11]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 10 of 13
Page 11 of 14

[PAGE 12]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 11 of 13
Page 12 of 14

[PAGE 13]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 12 of 13
Page 13 of 14

[PAGE 14]
Z25-036 CDP25-015 Southwood Road
Meeting on December 17, 2025
Page 13 of 13
Page 14 of 14