Johns Creek City Council will consider a Development Agreement on Monday, July 27 that would lock in road improvements Toll Brothers must complete before its Embry Farms luxury subdivision can begin site work in east Johns Creek.
The agreement with Toll Southeast LP, the builder's regional operating entity, appears on the 5 p.m. work session agenda published Thursday, July 23. It formalizes the Rogers Circle roadway upgrades required under the project's zoning conditions before the city will issue a land disturbance permit. The improvements include:
- A single-lane, four-legged roundabout on Rogers Circle replacing two stop-controlled intersections at Embry Farm Road
- An extended right-turn lane serving Shakerag Elementary School to increase vehicle storage during drop-off and pick-up
- Intersection improvements at the westbound approach of Bell Road at Rogers Circle to achieve Level of Service "C" or better (a measure of intersection delay, where A is free-flowing and F is severe congestion)
A traffic study by A&R Engineering found the development would generate 1,909 daily vehicle trips. Without the road work, the Bell Road/Rogers Circle intersection would degrade to Level of Service "F" during morning peak hours, according to the city's staff report for rezoning case RZ-24-0010.
From 280 units denied to 189 approved
A prior rezoning application for the same property proposing 280 units, including attached housing, was denied by the city council in 2019. Toll Brothers filed a scaled-back petition in August 2024 at roughly one-third less density.
The council voted August 25, 2025 to approve the new plan amid resident opposition, the Johns Creek Herald reported September 1, 2025. The approved zoning allows up to 200 lots on the 204-acre site; Toll Brothers' current plan calls for 189 homes, according to the Herald's August 2025 reporting.
The property at 10505, 10555, and 10655 Embry Farm Road sits in the Shakerag Community Area, bordered by Spring Meadow Farms subdivision, River Trail Middle and Shakerag Elementary schools, Shakerag Park, and the Chattahoochee River. The land was the Embry family farm, used for sod production and animal grazing, with a 6,300-square-foot residence built in 1975. All existing structures will be removed.
What residents get
Homes must have at least 3,000 square feet of heated space, side-entry garages, and lots of at least 12,000 square feet. The Johns Creek Herald reported in August 2025 that homes would be priced between $1.5 million and $2 million. Toll Brothers delivered homes nationally at an average price of $960,200 in fiscal year 2025, making the Embry Farms price point well above the company's typical product.
The development would preserve roughly 98 acres as open space, including walking trails, an overlook park, a pool, pickleball courts, a clubhouse, and a 12-foot multi-use trail along nearly 4,600 feet of Chattahoochee River frontage dedicated for public use at no cost to the city.
The Fulton County School Board estimated the project would generate 72 to 184 new students across Shakerag Elementary, River Trail Middle, and Northview High School. All three schools are under capacity, according to the staff report.
What happens next
The Development Agreement is listed as routine, non-discussion business on the Monday, July 27 work session agenda at City Hall, 11360 Lakefield Drive. Toll Brothers' attorney on the project is Dennis J. Webb Jr. of Smith Gambrell & Russell. No construction start date or home sales launch has been publicly announced.
