Update Posted: Aug. 28, 2025
Roswell Creates Hill Street Overlay District to Guide Transformative Mixed-Use Development
The Roswell City Council has approved the creation of the Hill Street Overlay District (HSOD), a major step toward transforming the Hill Street corridor into a vibrant, walkable mixed-use destination that reflects the City’s vision for growth.
The HSOD is a zoning framework that shapes redevelopment along Hill Street and its connecting corridors into a dynamic mixed-use district featuring housing, retail, office, restaurants, and public spaces. Serving as the foundation for the forthcoming Hill Street Mixed-Use Development, the HSOD will help transform a key gateway property next to City Hall into a vibrant community destination.
“This is a once-in-a-generation opportunity to shape the future of downtown Roswell,” said Mayor Kurt Wilson. “The Hill Street Overlay District will deliver the kind of walkable, mixed-use development that our residents want, while strengthening our community and creating new opportunities for the future.”
The HSOD covers properties along Hill Street, Oak Street, Ellis Street, and Forrest Street, and is divided into two areas:
- HSOD “A”: A 6.4-acre core site that will include residential, commercial, and public spaces, anchored by a central public lawn.
- HSOD “B”: The surrounding parcels, where redevelopment must meet minimum size thresholds and complement the Historic District.
The ordinance establishes detailed design standards, including requirements for wide sidewalks, crosswalks, a multi-use trail, a public lawn, underground utilities, and at least 72,000 square feet of commercial space. The City Council will oversee design approvals to ensure high-quality outcomes.
By combining housing, retail, office space, and exceptional public areas, the Hill Street Overlay District will strengthen downtown Roswell as a thriving community hub and economic driver.
Forthcoming Projects and Housing Redevelopment
The Hill Street Mixed-Use Development represents a cornerstone of Roswell’s broader strategy to revitalize and reinvest in key corridors of the City. Situated immediately south of City Hall, this project will transform a critical gateway property into a dynamic mixed-use district that blends housing, commerce, and public space.
Just down the street at 199 Grove Way, the forthcoming Pelfrey Pines Apartments will provide modern, affordable homes for low- to moderate-income families. The City has pledged $2 million in its Community Development Block Grant (CDBG) funding to go toward the development of this project.
Together, these initiatives establish a corridor that offers a full spectrum of housing options while advancing the City’s commitment to the community.
For more information, about the Hill Street project, visit www.roswellconnections.com/hillstreet. To learn more about the City’s effort to support affordable housing options through the Pelfrey Pines project, click here.
Update Posted: July 15, 2025
Roswell City Council Approves First Reading of Hill Street Overlay District Ordinance
Second and Final Reading Scheduled for July 28
The Roswell City Council approved the first reading of a proposed zoning amendment to establish the Hill Street Overlay District (HSOD) at its July 14 meeting. This new overlay district is designed to promote a vibrant, walkable, mixed-use development. (Watch Meeting)
The proposed overlay, which amends Article 8 of the City’s Unified Development Code (UDC), outlines a comprehensive vision for a dynamic and inclusive Hill Street corridor, balancing housing diversity, modern infrastructure, and thoughtful design.
“The Hill Street Overlay District is a strategic step forward for Roswell,” said Mayor Kurt Wilson. “It supports thoughtful, responsible growth while embracing innovation and enhancing the vibrancy of our community.”
The ordinance supports key priorities outlined in the City’s 2040 Comprehensive Plan, including:
- Mixed-use development that fosters walkability and commercial vibrancy
- Townhomes and multi-family options to expand housing choice
- Investment in public infrastructure like multi-use trails, open space, and traffic calming
NEXT STEPS: With first reading now approved, the ordinance moves forward to its second and final reading on Monday, July 28, 2025, where public input will continue to be welcomed.
Original Story Posted: April 28, 2025
Roswell Unveils Concept for Transformative Hill Street Mixed-Use Development
The City of Roswell has provided the first public look at concept plans for the reimagined Hill Street Mixed-Use Development, a project poised to transform a key gateway property adjacent to City Hall into a vibrant community asset. Presented during the April 28 Mayor and City Council meeting, the plans outline a first-class, integrated development featuring commercial, residential, and public spaces designed to enhance economic vitality and create new revenue streams for the City.
This proposal represents a significant evolution from a previously approved, smaller-scale project from 2019. Following the Mayor and Council taking office in January 2022, the City initiated a proactive renegotiation with the developer, Atlantic Companies, to craft a plan offering substantially greater benefits to Roswell residents and businesses.
The reimagined development, located on properties that include the current Roswell Police Department headquarters at 39 Hill Street, proposes:
- Approximately 80,000 square feet of commercial space (office, retail, restaurant).
- A mix of residential options, including a maximum of 143 multi-family apartments and 14 for-sale townhomes/brownstones.
- Approximately 485 parking spaces, including a City-owned and operated structure, to serve the development, City Hall, and the surrounding area.
- An inviting open-air public plaza and enhanced streetscapes designed for community gathering and connectivity.
- A design that merges traditional forms with clean, modern aesthetics, utilizing materials like painted brick paired with oversized windows and welcoming porches. Native landscaping and gathering spaces emphasize community connection, balancing modern energy with southern warmth.
“This reimagined Hill Street project is a strategic win for Roswell,” said Mayor Kurt Wilson. “We seized the opportunity to transform this critical gateway property not just aesthetically, but financially. This plan delivers significant new revenue streams through ground leases, PILOT payments, and parking—resources that will directly help us keep property taxes low for our residents while creating a dynamic destination for everyone to enjoy.”
A key feature of the agreement is its innovative financial structure. The City will retain long-term ownership control of its land through a ground lease, generating steady income. Additionally, the City or its Downtown Development Authority (DDA) will own and operate the parking, creating another revenue source. While the residential components will pay full property taxes, the commercial portion on City-leased land will contribute through a Payment in Lieu of Taxes (PILOT) agreement that phases in over time. Roswell City Council voted unanimously during their April 28 meeting to approve a resolution that authorizes the exchange of certain City-owned and developer-owned parcels of land on the site to facilitate this innovative approach.
The development is made possible by the planned relocation of the Roswell Police Department and 911 Center to new facilities funded by voter-approved Public Safety Bonds in 2022.
Learn More and View Renderings
Roswell residents and stakeholders are encouraged to take a look at the concept drawings and video fly-through to envision the transformation that will take place at the corner of Hill Street and Atlanta Street.
The City anticipates further public discussion and review as the project progresses through the necessary approval stages.
