Mack Development Group builds custom homes in Alpharetta, Georgia, a city in north Fulton County. We handle build-on-your-lot construction, teardown-and-rebuild projects, and infill estate homes, with civil engineering, site design, and permitting produced in-house by our sister firm Mack Engineering LLC before a shovel touches the ground.
Neighborhoods & areas we build in
- Windward — a City of Alpharetta master-planned zoning district.
- Stonegate Manor, Meadowbrook, and Milton Estates — the three subdivisions named in Alpharetta’s Residential Overlay District, which adds a 10-foot rear landscape strip and extra tree-density requirements.
- Downtown Alpharetta and the Historic Downtown district — Traditional Main Street architectural style is required.
- The GA-400 corridor — note the Tree Protection Zone within 120 feet of the right-of-way.
- Old Milton Parkway, Haynes Bridge, and Kimball Bridge established-street infill.
What’s different about building in Alpharetta
Alpharetta zoning is written around large lots and public sewer, not septic. The AG district requires 5 acres and 200 feet of lot width; Residential Estate requires 3 acres; the standard detached R district requires a full acre with 100 feet of width. R-22 and R-15 drop to 22,000 and 15,000 square feet. Across AG, RE, and R the setbacks are the same and strict: a 50-foot front yard from a local street right-of-way and 65 feet from any other street, 25-foot sides, a 50-foot rear yard, a 35-foot height cap, a 25% maximum ground coverage, and an 1,800 square foot minimum dwelling. On a 1-acre R lot those setbacks alone can leave a buildable footprint far smaller than buyers expect, which is why we run a yield study before anyone signs on a lot.
New construction here is a sewer market — the city’s residential permit packet requires an approved Fulton County sewer tap receipt before a new home permit is issued, and Fulton County Water Services is the utility. Stream buffers are among the widest in north Fulton: 100 feet undisturbed on both banks of a perennial stream plus a further 50 feet where no impervious cover is allowed, and 50 feet plus 25 feet on a non-perennial stream. Tree cover is regulated by density rather than a single trunk size — every for-sale residential lot must hold a minimum tree density of 130 inches per acre or demonstrate 30% canopy coverage, and specimen removals require replacement planting equal to the diameter removed. Property within 120 feet of the GA-400 right-of-way falls inside a separate Tree Protection Zone.
Permitting in Alpharetta
Alpharetta issues its own permits. Building permits run through the city’s Building Department and its permitting portal, and land disturbance permits are issued by the City Engineer — no land-disturbing activity inside the city limits is legal without one. New residential construction also needs an Engineering Permit Card, the “Pink Card,” from City Engineering. The only piece that goes to the county is the sewer tap.
Alpharetta publishes a review standard, which most of our markets do not: allow ten business days to receive plan review comments on a residential or commercial building permit. Where projects slip is on the second and third submittal, because no resubmittal turnaround is published — the fix is submitting a complete package the first time.
Three local traps we plan for. First, land disturbance thresholds: for-sale dwellings disturbing under an acre are exempt, but that exemption vanishes inside a larger common plan of development of an acre or more, or within 200 feet of the bank of any state waters. Stormwater runoff reduction is triggered at just 1,000 square feet of new impervious area, and detention at a 5,000 square foot increase — a driveway, motor court, and pool deck clear that quickly. Second, demolition: the Design Review Board reviews demolition of any building over 50 years old, suspected asbestos or lead paint requires a Georgia-certified abatement contractor and EPD notification, and no follow-on building permit is issued until written proof of abatement is provided. Third, any retaining wall over 4 feet must be engineered and permitted — routine on Alpharetta’s rolling infill lots and a common cause of a stalled certificate of occupancy.
A new single-family detached house is not itself subject to Design Review Board approval in Alpharetta, which is a real scheduling advantage over Roswell.
Frequently asked questions
Who issues a building permit for a custom home in Alpharetta?
The City of Alpharetta does. Building permits come from the city’s Building Department through its permitting portal, land disturbance permits are issued by the City Engineer, and new residential construction also requires an Engineering Permit Card, known locally as the Pink Card. Only the sewer tap is a Fulton County item.
How long does Alpharetta take to review residential building plans?
The city asks applicants to allow ten business days to receive plan review comments on a residential building permit. Alpharetta does not publish a resubmittal turnaround, so a package that comes back with comments can add weeks. We front-load the engineering to keep the project to a single review cycle.
Do I need a land disturbance permit to build one house in Alpharetta?
Often not. For-sale dwellings disturbing less than an acre are exempt — unless the lot sits inside a larger common plan of development of an acre or more, or within 200 feet of the bank of any state waters. Stormwater rules apply separately at 1,000 square feet of new impervious area.
What are the setbacks on a one-acre lot in Alpharetta’s R district?
Fifty feet from a local street right-of-way, 65 feet from any other street, 25-foot side yards and a 50-foot rear yard, with a 35-foot height limit and a 25% maximum ground coverage. Minimum dwelling size is 1,800 square feet. Those numbers, not the acreage, decide your buildable footprint.
Can I tear down an older Alpharetta house and rebuild on the lot?
Yes, but plan the approvals. The Design Review Board reviews demolition of any building over 50 years old, and if asbestos or lead paint is suspected you need a Georgia-certified abatement contractor plus EPD notification — no follow-on building permit is issued until written proof of abatement is filed.