The DeKalb Difference Blog

What It Really Takes to Transform a Community: Lessons from Lulah Hills Redevelopment

Redevelopment projects often make headlines when construction begins. You see the groundbreaking photos of community leaders smiling with shovels. Renderings on walls and fences become part of the landscape. New retailers, restaurants, housing, and investment are announced. 

But what people don’t often see is everything that happens before that moment. 

The years of planning. The partnerships. The financing strategies. The patience required to transform a long-vacant property into something new. 

That was the focus of a recent fireside chat hosted during Leadership DeKalb’s 2026 Economic Development Day, where Tiffany Wills, Vice President of Redevelopment & Strategic Initiatives at Decide DeKalb, sat down with Herbert Ames, Director of Development at EDENS, to discuss the evolution of Lulah Hills—one of DeKalb County’s most significant redevelopment projects. 

From Regional Mall to Regional Opportunity 

For decades, the former North DeKalb Mall served as a retail destination for generations of DeKalb residents. But like many malls across the country, consumer habits changed. As retail patterns shifted, large mall spaces that once thrived began struggling to remain viable. Rather than allowing the site to remain stagnant, leaders began asking a bigger question: 

What could this property become next? 

That question ultimately led to the vision for Lulah Hills—a mixed-use redevelopment project designed to reimagine the former mall site into a destination that better reflects how people live, work, shop, and gather today. 

The project is expected to bring a thoughtful mix of housing, retail, green space, restaurants, and walkable community amenities to the area. And as discussed during the fireside chat, that transformation didn’t happen overnight. 

“You can’t simply replace what was there before. You have to create something that reflects how people live today—and how communities want to grow.”
— Herbert Ames 

Redevelopment Is More Than Construction 

Redevelopment is rarely just about buildings. It’s about problem-solving. Before construction can begin, developers and public partners often have to navigate: 

  • Site acquisition 
  • Infrastructure challenges 
  • Environmental considerations 
  • Market realities 
  • Community concerns 
  • Financing gaps 
  • Long-term planning timelines 

These projects can take years of coordination between developers, local governments, economic development organizations, and community stakeholders. 

That’s where Decide DeKalb plays an important role—helping move complex projects forward while ensuring redevelopment aligns with broader community goals. 

Understanding Tax Allocation Districts (TADs) 

One of the most educational portions of the discussion centered around Tax Allocation Districts, commonly referred to as TADs. TADs are often misunderstood, but they can be critical tools in helping redevelopment projects move forward. 

In simple terms, TADs help fund public improvements tied to redevelopment projects by reinvesting future increases in property tax revenue back into designated areas. 

These funds can help support: 

  • Infrastructure improvements 
  • Public spaces 
  • Road connectivity 
  • Site preparation 
  • Community enhancements 

When used strategically, TADs can help unlock projects that may otherwise struggle to move forward due to high redevelopment costs. At Lulah Hills, these tools helped create momentum for a project that had long been viewed as a challenging redevelopment site. 

Why Projects Like Lulah Hills Matter 

Redevelopment projects create ripple effects far beyond a single property line. When underutilized sites are transformed, communities often benefit from: 

  • Increased economic activity 
  • New housing options 
  • Expanded retail and dining opportunities 
  • Improved infrastructure 
  • Enhanced quality of life 
  • New tax revenue generation 

For DeKalb County, projects like Lulah Hills represent something larger than redevelopment. They represent reinvestment. They show what’s possible when public and private partners work together to rethink aging spaces and create new opportunities for future generations. 

A Real-World Lesson in Economic Development 

Leadership DeKalb’s Economic Development Day was designed to help participants better understand how economic development works in real communities. The Lulah Hills conversation did exactly that. It pulled back the curtain on a process many people rarely get to see and highlighted the complexity behind transformative projects. 

Economic development is often misunderstood as simply attracting new businesses. In reality, it’s also about preserving momentum, revitalizing communities, and helping places evolve with changing needs.That’s exactly what redevelopment at Lulah Hills represents. 

At Decide DeKalb, redevelopment is about more than revitalizing properties. It’s about creating stronger communities, expanding opportunity, and helping DeKalb evolve for future generations. 

Explore more stories, initiatives, and resources at Decide DeKalb. 

 

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