BBDN DEVELOPMENT DOSSIER · ALPHARETTA, GEORGIA · UPDATED OCTOBER 20, 2026
Brookside Village
A major transformation of Alpharetta’s former office campus, with proposed homes, restaurants, retail, new gathering spaces and trail connections.
2026 LAND-USE AMENDMENT APPROVED. CONSTRUCTION START AND HOME SALES NOT INDEPENDENTLY CONFIRMED.
INSIDE THE CITY’S PLANS | ORIGINAL APPROVAL: APRIL 28, 2025 · AMENDED PLAN REVIEW: MAY 18, 2026
What changed between the 2025 and 2026 site plans?
The City’s six-page Portman Brookside Staff Report, page 6, shows the original 2025 site plan beside the redesigned 2026 plan. The main difference is not another 410 homes. It is the layout of the commercial village. The 2026 layout groups the retail buildings into a more pedestrian-oriented area and shifts surface parking toward the outside edges rather than between the storefront buildings.
| 2025 approved concept | 2026 amended configuration |
|---|---|
| Retail buildings separated by more internal parking | Retail buildings concentrated around a walkable gathering environment |
| Restaurants limited to 32,000 square feet within 60,000 total commercial square feet | Restaurant allowance increased to 40,000 square feet within the same 60,000-square-foot commercial maximum |
| Original Brookside Parkway driveway configuration | Retail-area access reconfigured farther south from Old Milton Parkway, with revised regional transportation approval |
| 335 rental residences and up to 75 townhomes approved | No change in the permitted residential count in this amendment |
See the actual official drawings: open the May 18, 2026 City Council meeting record (PH-26-10) and its Portman Brookside Staff Report, page 6, “Approved Plan (2025)” versus “Proposed Plan (2026).” The applicant’s 2025 versus 2026 site plan comparison is reproduced above for reference.
How would Brookside be built? The original two-phase proposal
PHASE 1: Rental homes + village
- Demolition of one existing office building.
- Retain another office building and convert approximately 7,000 square feet of its ground floor to commercial use.
- Construct the planned rental building, associated parking deck and commercial village.
PHASE 2: For-sale townhomes
- Up to 75 for-sale townhomes at the southern end of the site.
- The applicant’s original schedule tied this phase to a certificate of occupancy for the parking deck.
- No verified builder announcement, sales release or home pricing yet.
Important: This is the applicant’s phasing concept described in the April 2025 Council records, not proof that demolition, Phase 1 construction or any sales have started. Phasing and permits could change.
Traffic, parking and changes drivers might notice
| Projected net new morning peak-hour vehicle trips | 303 in the 2025 staff analysis |
| Projected net new afternoon peak-hour vehicle trips | 290 in the 2025 staff analysis |
| Old Milton Parkway access | Traffic decision calls for a right-in/right-out driveway |
| Brookside Parkway access | Revised 2026 GRTA decision allows up to two driveways on Brookside Parkway or the private road south of the site, subject to City approval |
| Greenway | City conditions call for a 12-foot minimum accessible trail and bridge through Brookside Park, subject to final design and applicable conditions |
The traffic figures are model projections from the original 2025 staff review, not counted trips after construction. The regional transportation authority’s May 4, 2026 Revised Notice of Decision for DRI 4317 supersedes its original March 2025 decision for the access configuration. Any reference to the old driveway layout should be read as historical, not the final current driveway plan.
What about parking?
In the original 2025 staff analysis, the proposed development used a shared-parking approach, supported by a parking study and a requested variance from conventional parking requirements. The April 2026 revised site plan updates the layout and contains its own parking summary. The specific parking supply for construction must be confirmed from final approved engineering and parking plans before we report a definitive space count.
What about trees, open space and Brookside Park?
The zoning conditions call for at least 13.72 acres of open space, inclusive of off-site Greenway connection improvements, and protection of healthy trees near Brookside Park where feasible under grading and pedestrian-improvement needs. Actual landscape details require later plan review. A promised trail or amenity is not the same as an open facility.
Document trail: City of Alpharetta April 28, 2025 Council minutes and application (original zoning and two-phase plan); May 18, 2026 Portman Brookside Staff Report, pp. 1–6 (revised village layout); Amended Application, April 23, 2026 (specific proposed changes); Georgia Regional Transportation Authority, Revised Notice of Decision, May 4, 2026 (driveway and pedestrian conditions). All construction-start and sales-release status remains unverified.
Brookside Village at a glance
335
Maximum permitted rental residences
75
Maximum permitted for-sale townhomes
60,000 sq ft
Retail and restaurant allowance; restaurant uses limited to 40,000 sq ft within this total
19.68 acres
Approximate approved redevelopment area
Location: 3625 and 3655 Brookside Parkway, Alpharetta, Georgia, near North Point Parkway and the Big Creek Greenway. Developer: Portman Holdings. Approval: Alpharetta City Council, May 18, 2026, case PH-26-10. Figures are maximum permitted uses, not units under construction or currently available for purchase.
What has actually happened?
- 2025: Portman announced its Brookside Office Park acquisition and redevelopment vision. Its original announcement cited 70 townhomes; later city-approved documents permit up to 75.
- December 2025: Alpharetta Design Review Board considered/conditionally approved site, landscape, lighting and architectural elements.
- May 18, 2026: Alpharetta City Council approved revised development conditions for the property, including a changed restaurant allowance and retail arrangement.
- September 2, 2026: Fulton County approved water-vault and sewer easements associated with Brookside Village Phase 1 infrastructure. This is preparation, not proof of active building construction.
- October 20, 2026 reporting checkpoint: BBDN has not independently confirmed an issued land-disturbance permit, vertical construction start, phased residential sales launch or first tenant opening.
What will the development include?
The approved mixed-use framework would reposition a longstanding office campus with rental housing, for-sale townhomes, retail and restaurants, pedestrian facilities and retained office uses. The final built program may be smaller than the permitted maximums. Exact phasing and designs remain subject to applicable permits and conditions.
Townhomes
Up to 75 for-sale townhomes are permitted. The approval contains height limits and restrictions on rental use of those units. Not yet verified: builder, price range, floor plans, reservation process, release date and actual available inventory. These are not advertised as homes currently for sale.
Rental homes
Up to 335 rental residences are permitted under the approval. Zoning conditions link occupancy milestones to associated commercial and office-space work. The approval also includes an April 28, 2028 building-permit-related entitlement condition. The exact legal operation of that condition should be checked against the signed ordinance before making future-development predictions.
Restaurants and shops
The revised framework permits up to 60,000 square feet of combined retail and restaurant uses, with up to 40,000 square feet of restaurant space within that amount. No restaurant tenant or opening date is confirmed in this dossier. Developer marketing figures published at different times vary, so BBDN uses the more specific approved-city figures for the permitted framework.
Big Creek Greenway access
The development approval outlines a multi-use trail and bridge connection to the Big Creek Greenway, subject to final design, implementation and relevant conditions. A required connection in a zoning approval does not mean that path is open today.
Why this matters for Alpharetta
Brookside illustrates a larger shift in North Fulton: office-dominated properties may be repurposed for a mix of housing, commercial uses and public-facing space. For nearby residents, the practical issues are traffic and access, construction timing, greenway connectivity, building heights, and whether restaurants and retail actually arrive. For potential homebuyers, the for-sale townhome component is worth tracking, but pricing and availability have not been announced or independently verified.
What BBDN is verifying next
- Whether the City has issued land-disturbance, site-development and building permits.
- Whether Phase 1 grading, utilities or other construction work has physically begun.
- Which approved site-plan revision governs the current build and what the actual phase sequence will be.
- Who is building or marketing the townhomes, and when future buyer information becomes public.
- When the Greenway connection and proposed restaurants may become available.
Original sources and documents
- Alpharetta City Council, May 18, 2026: meeting video and PH-26-10 discussion
- Portman Holdings: Brookside Parkway development portfolio
- Portman Holdings: original Brookside acquisition announcement
- City of Alpharetta: private-development resources
Brookside Village Alpharetta: Frequently Asked Questions
Answers below are based on the City of Alpharetta zoning and transportation record, the applicant’s 2026 plans, and BBDN’s October 20, 2026 reporting checkpoint. Proposed designs and future milestones may change.
Where is Brookside Village located in Alpharetta?
The Brookside redevelopment involves 3625 and 3655 Brookside Parkway, Alpharetta, Georgia, near Old Milton Parkway and the Big Creek Greenway.
What is Brookside Village?
Brookside Village is a proposed mixed-use redevelopment of a former office campus by Portman Holdings, with permitted rental residences, for-sale townhomes, commercial space, restaurants, and pedestrian amenities.
Has Alpharetta approved Brookside Village?
Alpharetta approved the original zoning framework on April 28, 2025 and revised development conditions on May 18, 2026. Approval of zoning conditions does not establish that construction is underway.
What changed in the 2026 Brookside Village plans?
The revised plan reorganizes the commercial village and pedestrian areas and increases allowed restaurant space from 32,000 to 40,000 square feet within the overall 60,000-square-foot commercial allowance. It does not increase the permitted residential counts.
How many townhomes are planned at Brookside Village?
The approved zoning framework permits up to 75 for-sale townhomes. An announced builder, prices, floor plans, and public sales release have not been independently verified in this October 20, 2026 report.
Are the Brookside townhomes for sale now?
No verified public townhome sales release or currently available Brookside home inventory has been established as of October 20, 2026.
How many apartments or rental homes are planned?
The approved plan permits up to 335 rental residences. This is the maximum permitted count, not a confirmed count of completed units.
What restaurants are coming to Brookside Village?
No individual restaurant tenants or opening dates are confirmed in this report. Concept images are illustrative, and storefront labels should not be interpreted as signed tenants.
How much retail and restaurant space is allowed?
Up to 60,000 square feet of combined commercial space is permitted, including up to 40,000 square feet for restaurants under the revised conditions. The restaurant allowance is part of, not additional to, the 60,000 square feet.
Will Brookside Village connect to the Big Creek Greenway?
The plans and zoning conditions include a proposed pedestrian trail and Greenway connection through Brookside Park, subject to design, agreements, and applicable approvals. The connection is not reported as open.
Will there be a park or outdoor amphitheater?
Applicant concept drawings depict park paths, landscaped gathering areas, and an amphitheater near Brookside Park. These are proposed amenities, not completed public facilities.
Is construction underway at Brookside Village?
As of the October 20, 2026 reporting checkpoint, infrastructure-related approvals were identified, but site clearing and vertical construction had not been independently verified.
Will Brookside Village increase traffic on Old Milton Parkway?
The 2025 city staff analysis projected 303 net new morning peak-hour trips and 290 afternoon peak-hour trips. These are projections, not actual post-construction traffic measurements. The 2026 access design was subsequently revised.
How will drivers enter Brookside Village?
The revised transportation decision addresses Old Milton Parkway and Brookside Parkway access, including a right-in/right-out Old Milton Parkway driveway. Final access details remain subject to applicable City approvals and engineering.
Who is developing Brookside Village?
Portman Holdings is identified with the Brookside redevelopment application. Brookside A Owner (GA), LLC is named as the applicant on the April 23, 2026 zoning amendment letter.
When will Brookside Village open?
A verified construction start, first residential sales date, and retail opening schedule are not available in this October 20, 2026 report. Planning approvals are not opening-date commitments.
BROOKSIDE VILLAGE · ALPHARETTA · BUYER INTEREST
Interested in future Brookside townhomes?
Tell me your budget and timing. I can follow up with verified Brookside news and help you compare other Alpharetta homes while sales details remain unannounced. This is a project-interest inquiry, not a reservation or builder waitlist.
Thank you for your response. ✨
Your inquiry is identified as Brookside Village automatically through its form notification subject. You are contacting Cary Blumenfeld of Method Real Estate Advisors, not the developer. No verified prices or sales launch are available as of the October 20, 2026 update.
Also explore: North Fulton Development Tracker | Alpharetta neighborhood guide | Current Alpharetta new construction.
Looking for new construction in Alpharetta?
Brookside Village’s future townhomes are not a verified active sales opportunity yet. Explore currently marketed new-construction communities separately, and check back here for documented Brookside milestones.
BBDN editorial note: Planning approvals, permits, construction, occupancy and sales releases are different milestones. The information above reflects records reviewed for the October 20, 2026 update and is not a representation that proposed uses will be completed on the described schedule.