Greater Hidden Hills Overlay Study

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Background

The Greater Hidden Hills Overlay District is an area of around 4 square miles bordered by Covington Highway, S Hairston Road, Redan Road, and Panola Road. The overlay was signed into law in order to encourage economic development, attract preferred types of businesses, conserve greenspace, institute design standards, and improve connectivity on foot, bike, and transit. The overlay district, comprised of over a dozen neighborhoods, aims to promote mixed-use development to create a vibrant, economically healthy, pedestrian-friendly, and sustainable community beyond the overlay boundaries.


Click here or scroll to the bottom for a quick survey!


What is an Overlay District? In DeKalb County, Overlay Districts act as supplemental zoning standards that override the zoning code. Communities have the opportunity to create zoning standards customized to community needs, such as establish permitted uses, that do not align with the standard zoning districts.
Why does Hidden Hills have one?In 2009, residents of Hidden Hills wished to promote economic development in the area by creating new zoning standards that would enable mixed-use projects that would expand housing availability and commercial opportunities in and around the neighborhood. With the closure of the golf course, this gave the community a unique opportunity for development as well as preserving community greenspace.

Why undergo this process?

Residents of Hidden Hills approached staff with concerns that the existing overlay is not attracting the type of development that they initially envisioned for the area. While many factors may have contributed to this, there are updates that can be made to the Overlay standards that can better incentivize developments that match community goals.
What are potential outcomes?Potential results of this study can be amendments to the existing Hidden Hills Overlay zoning and design standards. Currently, some standards make it difficult for developers to meet the code requirements. For example, the 30% mixed-use requirement for multifamily developments mean the resulting project would not be feasible with the availability of developable land and road networks. Without pedestrian and cycling infrastructure, the traffic generated by these developments would be excessive and not feasible with current road capacities.

I don't live in Hidden Hills. How does this affect me?


Mixed-use developments are an effective economic development tool by providing more convenience through efficient land use. This will enhance quality of life for residents in the greater area, and potentially increase property values. The neighborhoods surrounding Hidden Hills would benefit from the update to this plan and potential development by having greater access to retail, diverse housing options, and community amenities.


See the chart below for the different development types achievable in each tier:

Tier 1 Development Example

Tier 2 Development Example

Tiers 3 and 4 Conservation Examples

Tier 5 Development Example



Interactive Area Map

Explore the map below and select various areas of the existing overlay to find out more information about each tier's perimeters. Use the map and search to locate your address or area of interest.

Zone A - Hidden Hills Overlay Area in the center of the map, featuring the majority of the overlay district. The various overlay tiers are outlined is various colors and have more information available by selecting a desired location on the map.

Zone B (Yellow) - 1-mile area surrounding the overlay district. Residents and businesses in this area are impacted by adjacent overlay development standards.

Zone C (Red) - : 1 to 2 miles from the overlay district center, encompassing portions of I-20 and bordering I-285. Residents in this zone are within easy driving distance of the overlay district. Businesses in the zone are part of a shared economic environment, where synergy and collaboration could drive mutual growth and opportunity.





Learn more about the Greater Hidden Hills Community here!

Interactive Electoral Map Here!

Background

The Greater Hidden Hills Overlay District is an area of around 4 square miles bordered by Covington Highway, S Hairston Road, Redan Road, and Panola Road. The overlay was signed into law in order to encourage economic development, attract preferred types of businesses, conserve greenspace, institute design standards, and improve connectivity on foot, bike, and transit. The overlay district, comprised of over a dozen neighborhoods, aims to promote mixed-use development to create a vibrant, economically healthy, pedestrian-friendly, and sustainable community beyond the overlay boundaries.


Click here or scroll to the bottom for a quick survey!


What is an Overlay District? In DeKalb County, Overlay Districts act as supplemental zoning standards that override the zoning code. Communities have the opportunity to create zoning standards customized to community needs, such as establish permitted uses, that do not align with the standard zoning districts.
Why does Hidden Hills have one?In 2009, residents of Hidden Hills wished to promote economic development in the area by creating new zoning standards that would enable mixed-use projects that would expand housing availability and commercial opportunities in and around the neighborhood. With the closure of the golf course, this gave the community a unique opportunity for development as well as preserving community greenspace.

Why undergo this process?

Residents of Hidden Hills approached staff with concerns that the existing overlay is not attracting the type of development that they initially envisioned for the area. While many factors may have contributed to this, there are updates that can be made to the Overlay standards that can better incentivize developments that match community goals.
What are potential outcomes?Potential results of this study can be amendments to the existing Hidden Hills Overlay zoning and design standards. Currently, some standards make it difficult for developers to meet the code requirements. For example, the 30% mixed-use requirement for multifamily developments mean the resulting project would not be feasible with the availability of developable land and road networks. Without pedestrian and cycling infrastructure, the traffic generated by these developments would be excessive and not feasible with current road capacities.

I don't live in Hidden Hills. How does this affect me?


Mixed-use developments are an effective economic development tool by providing more convenience through efficient land use. This will enhance quality of life for residents in the greater area, and potentially increase property values. The neighborhoods surrounding Hidden Hills would benefit from the update to this plan and potential development by having greater access to retail, diverse housing options, and community amenities.


See the chart below for the different development types achievable in each tier:

Tier 1 Development Example

Tier 2 Development Example

Tiers 3 and 4 Conservation Examples

Tier 5 Development Example



Interactive Area Map

Explore the map below and select various areas of the existing overlay to find out more information about each tier's perimeters. Use the map and search to locate your address or area of interest.

Zone A - Hidden Hills Overlay Area in the center of the map, featuring the majority of the overlay district. The various overlay tiers are outlined is various colors and have more information available by selecting a desired location on the map.

Zone B (Yellow) - 1-mile area surrounding the overlay district. Residents and businesses in this area are impacted by adjacent overlay development standards.

Zone C (Red) - : 1 to 2 miles from the overlay district center, encompassing portions of I-20 and bordering I-285. Residents in this zone are within easy driving distance of the overlay district. Businesses in the zone are part of a shared economic environment, where synergy and collaboration could drive mutual growth and opportunity.





Learn more about the Greater Hidden Hills Community here!

Interactive Electoral Map Here!

  • Hidden Hills Overlay Update preliminary survey

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Page last updated: 04 Apr 2025, 12:35 PM