Dunwoody Development Update 2026: Infrastructure, Redevelopment & What’s Changing

Project	Developer / Lead	Approval year	Status in / entering 2026	Residential units	Commercial / office / hotel	Expected timeline	Required mitigations / infrastructure
High Street (Perimeter)	GID	Pre-2008 (rezoned pre-incorporation)	Phase 1 operating; phased build-out continues.	~600 (Phase 1)	150,000 retail/restaurant (Phase 1); ~90,000 new loft office; ~222,000 existing office (on site)	Multi-phase; ongoing leasing + additional phases (confirm current phasing in city project notes / site updates).	Traffic and access improvements typically tied to phased build-out (confirm in zoning conditions / site plan approvals).
Campus 244 (Perimeter)	The Georgetown Company; RocaPoint Partners	Unverified (incentives referenced in 2021 materials)	Phase 1 delivered; hotel opened (Nov 2024); leasing and tenant build-outs ongoing.	0 (Phase 1)	Mixed-use campus with hotel + office/amenity components (confirm square footage in incentive package / development agreement).	Active operations + leasing; later phases depend on build-out schedule (confirm on city development trackers).	Site access/circulation improvements typically required (confirm in site plan / incentive documents).
Park Center Phase IV (Perimeter)	KDC	2024	Rezoning approved; preconstruction / permitting in process.	~300 apartments	~300,000 office; ~22,000 retail; ~175-room hotel	2026 activity focused on permitting and early site work (confirm in permit records / agenda packet updates).	Transportation demand / access conditions likely included in rezoning (confirm in zoning case file + conditions).
Park Place (shopping center / courtyard improvements)	EDENS	Unverified (renovation described as completing in 2024)	Courtyard renovation described as completing in 2024; ongoing tenant/retail activity in 2026.	0	~88,280 retail	Post-renovation leasing / operations (confirm project scope in property announcements).	Typically internal circulation / pedestrian upgrades (confirm in site plan / project description).
64 & 66 Perimeter Center East conversion	Workspace Property Trust	2025	Rezoning approved (per city reporting); conversion planning / design steps next.	Unverified (reported as condos + townhomes + age-restricted rentals)	Unverified (confirm in zoning case file / staff report)	2026 likely focused on design + permitting (confirm permit activity and phasing in city records).	Any traffic/sidewalk/path conditions will be in the rezoning conditions (confirm in case file).
84 Perimeter Center East (Ashford Dunwoody Rd area)	JSJ Perimeter LLC	Not approved (as of Jan 2026)	City Council repeatedly deferred; zoning/SLUP steps incomplete.	Unverified (prior versions referenced ~225 age-restricted units)	Unverified	Timeline uncertain pending approvals (confirm latest agenda items + staff memos).	Any mitigations would be negotiated through the zoning/SLUP process (confirm in case file).
Ashford Dunwoody Path – Phase 2	City of Dunwoody + Perimeter Community Improvement Districts (PCIDs)	Unverified (multi-year planning + funding)	Right-of-way acquisition described as current activity entering 2026.	N/A	Multi-use path / active mobility project	Phased delivery; confirm schedule in city project updates.	ROW acquisition + coordination with utilities/driveways; safety and connectivity focus (confirm in project page and design docs).
Village Crossing (complete-streets project)	City-led (design partners listed on project page)	Multi-year (funding secured; design underway)	Preliminary design/environmental work underway; construction scheduled later (long-lead).	N/A	N/A	Construction scheduled winter 2029 (per project schedule references).	Complete-streets elements: safer crossings, sidewalks, bike accommodations, local circulation upgrades (confirm in concept plans).
Dunwoody Knoll Water Main Replacement	DeKalb County (watershed)	2025	Construction underway (Oct 2025–Oct 2026 window stated).	N/A	N/A	Oct 6, 2025 – Oct 6, 2026 window stated.	Utility replacement work; expect localized lane/shoulder impacts during active construction (confirm traffic control notes in county updates).

Transportation & Commuting Changes

The largest regional transportation project affecting Dunwoody commuters continues to be the I-285 / GA-400 interchange overhaul. Most of the major ramps and connecting lanes are now open. What remains in 2026 are finishing items — paving, striping, technology systems, and occasional short-term closures tied to final adjustments.

For many residents, though, the more noticeable commuting changes in 2026 are happening closer to home. They involve local streets, short trips, and safer alternatives to driving short distances.

Ashford Dunwoody Path (Perimeter Area)

In the Perimeter area, the city and the Perimeter Community Improvement Districts are expanding the Ashford Dunwoody Path.

Phase 1 opened in April 2025. Phase 2 is moving forward, with right-of-way acquisition underway as of early 2026. The goal is straightforward: create safer, separated space for people walking and cycling along a corridor that currently carries heavy traffic and has frequent driveways and turning movements.

Rather than widening roads again, this project focuses on safety and alternatives for short trips.

Village Crossing (Dunwoody Village)

In Dunwoody Village, the city is advancing the Village Crossing project — a roughly 0.8-mile complete-streets redesign.

Plans include:

• Separated one-way bike lanes
• Wider sidewalks
• Intersection and signal improvements
• Raised medians

City materials acknowledge that weekday traffic volumes are already near capacity. The project is framed not as a road expansion, but as a safety and design upgrade — improving walkability and local access without returning to a wider road layout that many residents previously rejected.

Perimeter Center East Path Concept

Along Perimeter Center East, the city and the Perimeter CIDs are still developing plans for a shared-use path between Two Bridges Park and Ashford Dunwoody Road.

This segment remains in the concept and public feedback stage, with meeting summaries and comment responses posted publicly. It reflects the same broader goal: improving short-trip connections within the Perimeter area.

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Transit Changes in 2026

Transit riders in Dunwoody are also seeing changes this year. The Dunwoody MARTA station sits on the Red Line, and several systemwide updates will affect Perimeter commuters in 2026.

MARTA’s NextGen Bus Network is scheduled to launch on April 18, 2026. This is a systemwide redesign of bus routes intended to simplify service and improve frequency on key corridors.

MARTA Reach, an on-demand service model in certain zones, is scheduled to launch March 7, 2026.

The Better Breeze fare system transition runs from March 28 through May 2, 2026. During this period, riders may notice phased construction or temporary impacts at stations, including Dunwoody.

Outreach materials focused on the Perimeter area describe NextGen route changes intended to improve trips to and from Perimeter Center, including updated bus options along corridors such as Chamblee-Dunwoody Road.

Housing Pipeline in 2026: What’s Actually Moving

Dunwoody’s housing growth in 2026 is mostly concentrated around Perimeter Center. Rather than expanding into established neighborhoods, the biggest changes are happening in commercial areas — especially where older office approvals are being revised.

In simple terms, the city’s housing pipeline is focused on adding density near transit and reworking office-heavy sites into mixed-use developments.

Park Center Phase IV

The clearest approved example is Park Center Phase IV.

In May 2024, Dunwoody City Council approved a rezoning that replaced a planned standalone office tower with a mixed-use program that includes:

• 300 apartments
• A 175-room hotel
• 22,000 square feet of retail
• 300,000 square feet of office

Public reporting tied this shift directly to changes in the office market after the pandemic. Instead of building more office space alone, the project now blends residential, hotel, retail, and office uses.

Office-to-Residential Shifts on Perimeter Center East

The strongest example of office-to-residential rebalancing is along Perimeter Center East.

In 2025, plans were presented to convert the office complex at 64 Perimeter Center East into condominiums. The related proposal at 66 Perimeter Center East included townhomes and age-restricted apartments.

City reporting later indicated that Council approved a multifamily and townhouse development at 66 Perimeter Center East in September 2025. That suggests the project has moved beyond concept and into formal approval. Public discussions referenced possible construction starting in early 2026.

Exact final unit counts for the full 64/66 program are not fully verifiable in the primary documents reviewed here. To confirm precise numbers, readers would need to review zoning case RZ 25-04 and any subsequent building permits in the city’s permitting system.

Not Every Proposal Is Approved

It’s also important to note that housing demand does not guarantee approval.

In September 2025, City Council unanimously denied a proposed 215-unit income-restricted senior housing project on Ashford Dunwoody Road after strong public opposition.

That decision shows that location, traffic impacts, and overall scale remain decisive factors in whether a housing proposal moves forward.

Verified Apartment Approvals (Minimum Count)

Based on confirmed public approvals between 2024 and 2026:

• 300 apartments approved through the Park Center Phase IV rezoning (May 2024).

Other residential counts have been discussed publicly, but final numbers require confirmation through official zoning packets and building permits.

School Considerations

While the City of Dunwoody does not operate the school system directly, adopted planning documents emphasize coordination with school officials as growth continues.

For homeowners, that matters. As residential density increases near Perimeter, long-term capacity planning — including schools — remains part of the broader conversation.ortant framing for homeowners evaluating cumulative residential approvals. 

Retail & Perimeter Center Shifts

Retail changes in Dunwoody are mostly happening around Perimeter — not through a brand-new mall, but through updates to existing centers and new mixed-use districts.

High Street is a good example. Phase 1 includes about 150,000 square feet of retail and restaurants, along with apartments and office space near MARTA access. That mix shows how Perimeter’s retail future is being tied not just to office workers, but also to residents and walkable access.

At the same time, older centers are being refreshed rather than torn down. Park Place, across from Perimeter Mall, completed a courtyard renovation in 2024. The property includes about 88,000 square feet of retail space and remains an active commercial site under owner EDENS.

Office space is still part of the story — just in a more selective way. City reporting notes a major office lease at High Street (about 150,000 square feet) and a planned relocation bringing roughly 750 jobs. That suggests Perimeter’s office market is not disappearing, but companies are choosing locations more carefully, often favoring mixed-use environments with amenities.

Another small but telling shift involves drive-through proposals. In late 2025, City Council denied certain drive-through applications near Perimeter. Public concerns focused on traffic, parking pressure, and walkability in already congested areas. These decisions suggest the city is using zoning tools to guide Perimeter toward a more pedestrian-friendly pattern rather than adding more auto-oriented design.

Overall, retail change in 2026 is less about expansion and more about repositioning — making Perimeter work as a mixed-use district rather than an office-only hub.

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Parks, Public Space & Civic Investments

Dunwoody’s development pattern in 2026 isn’t just about buildings. The city continues to invest in parks and public space as part of its long-term livability strategy.

Brook Run Park remains a major civic anchor. With its amphitheater, Great Lawn, trails, and other amenities, it functions as more than a neighborhood park — it serves as a gathering place for the wider community.

Capital reinvestment is ongoing. In 2025, City Council approved a contract to renovate the veterans memorial at Brook Run Park, reflecting continued maintenance and upgrades to existing assets.

Budget reporting tied to the 2026 process also describes capital allocations for park improvements and safety upgrades. One example is the planned buildout of Homecoming Park, using surplus funds for features such as an inclusive playground and nature trail elements.

Public safety investments are also part of the broader development picture. Reporting indicates that the Perimeter Community Improvement Districts have invested in technology support for Dunwoody Police, including Real-Time Crime Center capabilities and aerial assistance tools. This reflects a model where commercial districts co-invest in services that support both residents and the increasingly urbanized Perimeter area.

What This Means for Residents

For homeowners and long-term residents, Dunwoody’s 2026 changes show up in four practical ways.

1. Traffic is still the main constraint.
Perimeter and Ashford Dunwoody Road remain heavily traveled corridors. City materials for the Village Crossing project acknowledge that weekday traffic volumes are often at or near capacity. Planned improvements include turn-lane adjustments, signal updates, and separated bike and pedestrian facilities. The message is clear: safety upgrades are being added alongside — not instead of — heavy vehicle traffic.

2. Perimeter is becoming more residential — by design.
The shift isn’t just talk. The Park Center Phase IV approval replaced a standalone office tower with a mixed-use project that includes apartments and a hotel near transit. That change reflects a broader pattern: adding residents in the Perimeter core rather than expanding outward. Over time, that may shift some activity away from pure peak-hour commuting toward a more evenly distributed mix of residential, hotel, and retail trips.

3. Construction impacts will continue.
Even though the biggest freeway ramps are already open, redevelopment and infrastructure work are happening at multiple levels. Water main replacement projects, streetscape upgrades, path construction, and office-to-residential conversions all bring temporary disruptions. Residents should expect periodic lane shifts, detours, and localized closures to remain part of daily life.

4. Parks and trails are part of the strategy.
Investments in parks, trails, and civic amenities are not separate from development — they are part of it. As Perimeter adds housing and mixed-use density, the city is also building alternatives to short car trips and strengthening public spaces. The goal is not only to add intensity, but to balance it with livability.

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What to Watch in 2027

Several developments already in motion will shape what comes next.

Campus 244’s next phase (“The Stacks”).
Real estate reporting describes a planned office and life-science addition targeted for 2027 delivery. This will be an important test of whether Perimeter’s office market is adding new product, not just converting older buildings to housing.

Village Crossing design decisions.
While construction is scheduled for later in the decade, design work and right-of-way steps in 2026–2027 will influence how the project ultimately balances traffic flow with walkability in the Dunwoody Village area.

Transit usability changes.
2026 is a transition year for MARTA riders. The NextGen Bus Network launch (April 18, 2026) and the Better Breeze fare transition (March 28–May 2, 2026) are systemwide changes, but they will affect Perimeter commuters directly. Combined with local path expansions that improve access to the Dunwoody station, these shifts could make transit more practical for short and medium-distance trips.