RangeWater Real Estate is planning 332 homes at 99 Northside Drive SW, on 12.8 acres of surface parking directly across from Mercedes Benz Stadium. The City of Atlanta approved the site plan on December 3, 2025. RangeWater filed for its land development permit two weeks later, and four city reviewers (traffic, sanitation, streetlight, and fire) have gone through it since, with fire sending back revisions on July 24.
The original site plan had 320 rental units. After approval, RangeWater applied for a land development permit showing 332 units across five phases. The plan includes apartment buildings and townhomes and commits to inclusionary affordability.
Jared McKinnon of Kimley Horn filed the site plan as the civil engineer. RangeWater needs the land development permit next and then building permits for the first phase. Typically, it performs the work itself as GC. Dwell Design Studio is the architect, and TSW is the landscape designer. There is no reported lender, so there is likely an opportunity to provide financing on the project. Subcontractors should be pitching RangeWater directly.
The Russell family owns the land through SPD II LLC, based in Buckhead. The owners have run Russell Parking Management for years. The family entered Castleberry Hill in the 1960s, when Herman J. Russell's plastering business grew into one of the country's largest Black owned construction firms. The family has redeveloped more than 30 acres around downtown in the decades since, while H.J. Russell & Co. helped build the stadium itself as one of four joint venture contractors.
RangeWater needed no council vote in December because Atlanta zoned the site SPI 4, the Ashview Heights and Atlanta University Center Special Public Interest District. An SPI district sets its rules in advance so that city staff can issue a Special Administrative Permit to any project that meets them. All objections after these permits have passed have to be appealed to the Board of Zoning Adjustment.
Friendship Tower Inc., the owner of the low income senior building next door at 35 Northside Drive, filed an appeal in December on the grounds that the permit had factual and procedural errors. Friendship Tower grew out of Friendship Baptist Church, the congregation that sold its old sanctuary at Mitchell and Northside to the Falcons for $19.5 million in 2013 to make room for the stadium. The board heard the appeal in April and denied the request.
Fans can still park on the lots for the Falcons and Atlanta United and did for the World Cup this summer after the owner applied in June to run a fan village there.
RangeWater started in Atlanta in 2006 as Pollack Shores and has acquired and built more than 34,000 apartments across the Sun Belt in the years since. In 2022, it launched RangeWater Construction to build its own projects, starting with The Mabry and The Margot in Lawrenceville, while at Maverick on the Southside Trail, it used the same mix as here, putting 110 townhomes built for rent inside a community of 325 units.
Status: Under review · RangeWater filed the site plan on July 28, 2025 · The city approved it on December 3, 2025 · RangeWater filed the land development permit on December 19, 2025 · Site: 12.8 acres, 99 Northside Drive SW, Castleberry Hill · Program: 332 homes, five phases, 13 buildings · Appeal: Friendship Tower Inc., BZA hearing on March 12, 2026 · Next: The city issues the land development permit · CityScout holds the complete filing set, review comments, the appeal, and the people on the project.