The Suwanee Roundabout Master Plan establishes a clear vision for the area surrounding the Buford Highway and Russell Street roundabout, identified in the Downtown Suwanee Master Plan (2015) as a catalytic, neighborhood-scale activity node. The area is envisioned as both a gateway and enhanced connection between Town Center and Old Town, extending walkable, mixed-use development south along Buford Highway and strengthening connections between the two existing destinations.

The plan covers three primary tracts (northwest, southwest, and southeast corners of the roundabout) within approximately a 10-minute walk of Town Center Park and a 5-minute walk of Old Town. While the plan illustrates a preferred concept, it is intentionally flexible and may be implemented as a single coordinated project or a series of independent developments over time.

Planning Process and Public Engagement

The city pursued this effort through the Atlanta Regional Commission’s Community Development Assistance Program (CDAP). Work began in May 2023 and concluded with City Council adoption in September 2024.

Key elements of the process included:

• A detailed Existing Conditions Analysis covering land use, zoning, infrastructure, environmental constraints, and connectivity.
• A comprehensive Market Analysis and Real Estate Assessment conducted by KB Advisory Group to ground the plan in realistic demand and absorption potential.
• Two Stakeholder Committee meetings, including property owners and community representatives:
  • The first focused on existing conditions, market findings, and high-level development scenarios.
  • The second reviewed refined design alternatives and infrastructure considerations.
• Ongoing coordination between City staff, ARC, and technical consultants.

The result is a plan that balances City goals, market feasibility, and neighborhood compatibility.

Market Study and Economic Context

A core principle of the plan is that development intensity and land uses are driven by market and engineering realities, not aspirational assumptions. The market study found that:

• The surrounding market area has experienced strong population and household growth, with incomes well above county and regional averages.
• Over the next five years, the area can support: 
  • 25,000–35,000 square feet of neighborhood-scale retail, with restaurants representing the strongest opportunity.
  • 115–200 townhome units and 375–500 multifamily units across the broader area.
  • 60,000–70,000 square feet of traditional office and 45,000–55,000 square feet of medical office, favoring amenity-rich, walkable locations.
• Walkable downtown environments in West Gwinnett consistently command rent and value premiums compared to conventional suburban development.

The market findings did not dictate the final design, instead they validated and informed the recommended mix, scale, and phasing of development within the Roundabout area. The final design was based on a combination of real-world market demand, physical characteristics of the site and area, infrastructure availability and needs, as well as broader community desires, policies and goals.

Key Plan Recommendations

Across all tracts, the plan emphasizes:

• Walkability and placemaking, with buildings framing streets, sidewalks, and public spaces.
• Active ground-floor uses at key corners, especially restaurants and retail facing the roundabout.
• Context-sensitive transitions to nearby residential neighborhoods.
• Shared and structured parking that supports development without dominating the streetscape.
• Flexibility to adapt to changing market conditions over time.

A signature feature is an outdoor dining plaza on the northwest tract, designed as a central gathering space surrounded by restaurants and co-working/office uses.

Infrastructure and Implementation Considerations

• Stormwater: Multiple detention strategies were evaluated. The preferred scenario assumes off-site detention, which preserves developable land and allows buildings to anchor the roundabout corners. Estimated stormwater costs for the area are approximately $800,000 (2024 dollars).
• Sanitary Sewer: The study area currently lacks sanitary sewer service. Extending sewer is estimated at approximately $800,000 (2024 dollars), utilizing existing dry sewer infrastructure beneath Buford Highway. Note: these estimates have been updated and range between $1.2 and $1.9 million. These costs are anticipated to be shared among the various participants.
• Streets and Connectivity: White Street is envisioned to be widened, extended, and converted to a two-way street to improve circulation, access, and pedestrian comfort.

Development Program by Tract

Tract 1 – Northwest Corner (City Property)
Character: “Third Place District”

• Approximately 18,000 square feet of restaurants (5–8 establishments).
• 12,000 square feet of co-working/office space oriented to the plaza.
• A prominent corner restaurant with a rooftop deck anchoring Buford Highway and Russell Street.
• Outdoor dining plaza as a shared public space.
• 159 parking spaces, including surplus capacity to support the greater area.

This tract is envisioned as the social and activity heart of the Roundabout area.

Tract 2 – Southwest Corner
Character: Mixed-Use Block

• 5,000 square feet of restaurant space anchoring the roundabout corner.
• 10,000 square feet of retail/service office space.
• Approximately 60 multifamily flats, transitioning in height toward adjacent neighborhoods.
• Two-level parking (approximately 202 spaces) wrapped by buildings to minimize visual impact.

This tract provides the strongest blend of residential uses and a vibrant commercial ground floor.

Tract 3 – Southeast Corner
Character: Residential Block

• 14 townhomes, 2–3 stories in height.
• Rear-loaded garages accessed by an internal alley.
• Front stoops oriented to Buford Highway or Russell Street, reinforcing a walkable streetscape.

This tract serves as a lower-intensity transition to surrounding residential areas.

Closing

The Roundabout Master Plan provides the city with a clear, market-supported framework for guiding future redevelopment at one of Suwanee’s most high profile gateways. It reinforces and advances previously adopted city policy, strengthens connections between Town Center and Old Town, and positions the area for phased, high-quality development that enhances downtown walkability, economic vitality, and sense of place.

The implementation approach and timing decisions are left open to the city as desired.