Duluth, Georgia Development & Zoning Tracker

What the records establish

How to read a status

Land use tells you what a public body decided. Permits tell you whether a particular scope of work has a documented permit. Construction tells you whether physical work has been established by dated evidence. "Unknown" describes an unestablished fact. "Not located" describes a missing record in this research; it does not mean the record does not exist.

A Planning Commission recommendation is distinct from a Council decision. A motion can also table or withdraw a case. Draft minutes remain labeled draft. A regional-review file marked certified complete is not a completed development.

For disputes involving a court case, see how court rulings, settlements and permits differ.

Buford Highway / Peachtree Road: the 77-townhome case

Case Z2025-001 · Council conditional approval, August 11, 2025 · Permit state: unknown · Construction state: unknown.

Duluth City Council approved a PUD for a maximum of 77 townhomes at Buford Highway and Peachtree Road on August 11, 2025, by a 5–0 vote. Conditions include a minimum of 2,200 heated square feet per home and road, drainage, design and maintenance obligations. The published Council minutes are labeled draft. Project-specific permits, construction commencement and completed homes were not established in the reviewed records.

Embry Development Company LLC is the applicant; staff lists multiple owners. The request changes HC-A/HC-R zoning to PUD for attached single-family homes. The staff cover identifies ten addresses and eleven parcels. Address and parcel transcriptions differ in parts of the record, so the source list is preserved pending reconciliation rather than treated as a verified map boundary.

Staff-cover addresses: 3375 Buford Hwy; 3355 Buford Hwy; 3366 Buford Hwy; 3356 Peachtree Rd; 3346 Peachtree Rd; 3305 Peachtree Rd; 3357 Peachtree Rd; 3337 Peachtree Rd; 3307 Buford Hwy; 3435 Davenport Rd.

Staff-cover parcels: R6292 065, R6292 043, R6292 043A, R6292 057, R6292 042, R6292 069, R6292 041, R6292 049, R6292 056, R6292 050, R6293 644.

Decision timeline

Councilmembers Harkness, Thomas, Doss, Graeder and Cummings voted in favor. Graeder moved approval and Doss seconded. An executed standalone ordinance was not separately retrieved.

Approved limits, plans and source conflicts

The approved conditions specify a maximum of 77 townhomes and a minimum of 2,200 heated square feet per home. Earlier applicant descriptions of 1,500–2,000 square feet do not replace the later minimum. The concept plan is at PDF page 62 of the August packet, followed by an illustrative plan at page 63 and elevations from page 64. These are zoning exhibits; a final stamped construction set and its revision date were not established.

The staff cover gives approximately 6.12 acres, while the density discussion uses 6.21 acres and 12.39 units per acre. These conflicting values remain attributed to their sources. The tracker does not present a reconciled exact acreage or density. The July PC heading's 76-home figure also remains visible, even though the later Council condition establishes the approved maximum of 77.

Roads and obligations

R2025-10 concerns approximately 0.593 acre, or 25,846 square feet, of Peachtree Road. The exchange contemplates Embry constructing and dedicating a new public roadway while preserving existing utility easements. Internal private roads and drainage have separate maintenance obligations. The road action is not evidence that an exchange deed was recorded, a road was built or the city accepted it.

The concept depicts circulation, sidewalks, a Davenport connection and underground stormwater treatment. A standalone traffic study, approved drainage calculations and utility-capacity approval were not located. Discussion of anticipated trip reduction is planning analysis, not a measured traffic result.

These summaries explain the source conditions; the adopted legal text and incorporated exhibits control. Recorded plats/covenants, permit-stage plans and inspection/occupancy evidence are still needed to establish compliance.

Buford source record: DuluthAgendaBinder8-11-25.pdf; 8-11-25 draft minKM.pdfDRAFT; PC SIGNED MINS 5-5-25.pdf; 7-7-25 PC SIGNED MINS.pdf

Portman at McClure Bridge Road: separate regional review

DRI 4748 · Regional completeness certified September 10, 2026 · Local Council approval not located.

Portman Holdings proposed approximately 1,400 homes, 80,000 square feet of commercial space and 100,000 square feet of medical office space at 3554 McClure Bridge Road. DRI 4748 was certified complete for regional review on September 10, 2026. A local Council approval and approved housing maximum were not located. Certified complete does not mean the development is approved or built.

The initial filing identifies owner SHFF Duluth LLC, approximately 111.55 acres and parcels 6322 425 and 6322 003. Duluth is the submitting local government; the whole project footprint has not been independently checked against the city boundary. An exact residential unit-type breakdown and a local city case number were not established.

The initial DRI submission is dated May 27, 2026; additional information followed August 18. The summary gives October 10, 2026 as projected process completion. That is not a scheduled city hearing. The applicant's 2031 completion year is also a projection.

The additional form reports projected traffic of 12,622 daily trips, 981 AM-peak trips and 1,008 PM-peak trips. It references a Kimley-Horn study that was not retrieved. Surface/underground detention and a proposed southern-stream buffer/setback change appear in the proposal; final findings or permission for those changes were not established.

What remains unknown: local zoning decision, approved maximum, full traffic study and regional findings, final engineering, permits, start of construction and completion.

Regional-review source record: DCA DRI4748 summary; DCA initial form; DCA additional form

Case inventory

The following cards describe selected project records. Separate case filings and modifications are grouped with the property when the relationship is established. The two Peachtree Residential cases remain separate records with an unresolved relationship. No combined housing total is shown.

Public and boundary context

These records are separate from the private-development inventory. Annexation/zoning programs are not new housing projects.

Housing figures: approved does not mean built

Location and coverage

A Duluth postal address does not establish city jurisdiction. City proceedings identify the authority acting on the cases in this inventory; legal parcel boundaries and recent annexations require separate location checks. No parcel map is published from this seed dataset because its coordinates and geometry have not been verified.

Map locations have not yet been verified.

Historical projects such as Marlowe, Encore, Evanshire and Riversong need a carryover check before their current construction status can be stated. The city's public project page is not a complete permit inventory, and this tracker is not one either. A missing entry should not be read as evidence of no activity.

Upcoming hearings

Questions and answers

Source library

30 distinct source URLs. Each card links the exact supplied URL with publisher, format, publication status, and retrieved date. PDF positions are file-page indices, not necessarily the printed page numbers.

About these records

WorthFighting prepared this tracker from official materials reviewed through September 29, 2026. Exact document links and PDF page positions are supplied so readers can inspect the evidence. Some Council records remain published as draft minutes. The research did not recover a complete issued-permit/inspection/occupancy dataset or perform comprehensive appeal-docket clearance.

Update log — September 29, 2026: Initial production dataset prepared from the completed research. The Bunten field card is accounted for separately, case modifications are linked to their parent records where established, and unknown permits and physical progress remain explicit. No later governmental action is implied by this editorial preparation.

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