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Conversions: Revised Discussion Draft V1

This document shows the conversion of existing zoning districts to the new Form and Use Districts.

As an example, the "R1" zoning district would be renamed to "H1-R1" and would be labeled as such on the official zoning map.

With regard to Discussion Draft V1 of the new Zoning Ordinance, this document remains unchanged from the previous version.

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billdorn Sep 2 2025 at 12:10PM on page 6

Why isn't SPI-5(SA1, SA2, SA3) being carried forward as a Legacy District?
The current provisions of SPI-5(SA1, SA2, SA3) are neighborhood specific, extensive and comprehensive. The chapter should be carried forward as a Legacy District.

in reply to ltovar@atlantaga.gov's comment

SiteAdmin Jun 30 2025 at 1:45PM on page 2

Answer

The "A" and "B" only distinguish between FARS. They are both considered N5, as shown on the N5 page. Thanks!

ltovar@atlantaga.gov Jun 30 2025 at 1:08PM on page 2

I didn't find N5A in the conversion table. I would assume there wasn't a conversion for this new district.

in reply to Laurel David's comment

SiteAdmin Mar 11 2025 at 9:18AM on page 11

Answer

Thanks. Given the ongoing updates to the ZO, we will be incorporating all adopted text amendments once we wrap up the Module III Q&A. There are several.

Laurel David Mar 10 2025 at 11:53AM on page 11

Suggestion

SPI-26 was approved after 9/12/24 and should be added, but the provisions should not be changed. The can be confirmed with Director Holmes. I was the attorney representing The Galloway School in this endeavor

in reply to ChrisMcD1's comment

SiteAdmin Feb 6 2025 at 8:02AM on page 7

Answer

This SPI only regulates parking. Parking is not a Form or a Use District. Parking standards are found here on page 8-19 link and here link

ChrisMcD1 Feb 5 2025 at 11:39PM on page 7

Question

What does it mean that SPI-8 has n/a in both of its Proposed Form District, and Proposed Use district? And yet it is not Deleted (unmapped) like the SPI-6 - SA1.

in reply to AtlantaTwin's comment

SiteAdmin Jan 29 2025 at 10:34AM on page 1

Answer

Historic and conservation districts (HC's) will keep their current zoning. They are not converting to Form and Use Districts.

AtlantaTwin Jan 27 2025 at 4:27PM on page 1

Question

I am looking for existing zone HC-20B, which is what 1215-1459 South Ponce de Leon NE are zoned for. What will this be converted to?

in reply to AtlantaTwin's comment

SiteAdmin Jan 27 2025 at 11:19AM on page 1

Answer

PD districts will convert to a corresponding Form and Use Districts, depending on their specifics. We are in the process of reviewing several hundred cases for the best fit. All associated conditions, including site plans, will continue to apply as conditional zoning (-C on the zoning map).

Regarding Amsterdam Walk, the City's GIS website appears to have an error. As of 1/27/25 501 Amsterdam HAS NOT been rezoned to PD-MU. The legislation (23-O-1715) remains in Zoning Committee and is being held.

in reply to Jennifer Friese's comment

SiteAdmin Jan 27 2025 at 7:40AM on page 1

Answer

Thank you for your idea. Many other stakeholders have made us aware of concerns regarding the RG-3 conversion. We are looking into strategies for addressing RG-2 and RG-3 embedded in neighborhoods differently.

Jennifer Friese Jan 26 2025 at 2:50PM on page 1

Question

Just a thought, perhaps RG3 could be split into Neighborhood Scale Form and UG3 Form based on where they currently fall in the LUI table?

AtlantaTwin Jan 26 2025 at 9:34AM on page 1

Question

I am looking for PD-H, which is what Amsterdam Walk is currently zoned for. What will that be converted to?

in reply to AtlantaTwin's comment

SiteAdmin Jan 22 2025 at 7:55AM on page 1

Answer

This video may be useful: link
The slideshow and materials are around the project website under “Meet and Contribute.” Scroll down to the applicable meeting.

in reply to AtlantaTwin's comment

SiteAdmin Jan 22 2025 at 7:51AM on page 1

Answer

Use Districts are a way of organizing the uses are allowed in a particular area. They are combined with the form districts to create the “zoning district” for a lot. They include this table and the text below: link

in reply to AtlantaTwin's comment

SiteAdmin Jan 22 2025 at 7:46AM on page 1

Answer

Yes, it does. The “-C” shown at the end of some zoning district names on the official zoning map simply means that there zoning conditions applied to that property. All zoning conditions dated 2000 and later will still apply.

AtlantaTwin Jan 21 2025 at 5:28PM on page 1

Question

I can't find any documentation that explains what a "Proposed Use District" is in the red column. I can find the "Proposed Form District" but see no explanation about the Use District. Please advise.

AtlantaTwin Jan 21 2025 at 5:12PM on page 1

Question

Does this include RG-3-C?

in reply to bluedestiny917's comment

SiteAdmin Dec 12 2024 at 11:20AM on page 1

Answer

Thanks for clarifying. Believe it or now, all other RG-2 (save 5 lots on Atlanta Ave, 10 on Troy Street, and some one-offs) are large complexes. We will look into options. Thanks!

in reply to bluedestiny917's comment

bluedestiny917 Dec 11 2024 at 12:33PM on page 1

Question

Thank you,
Yes, it is specifically St. Charles/Greenwood Ave in Virginia-Highland. I believe there are others.

in reply to bluedestiny917's comment

SiteAdmin Dec 11 2024 at 10:53AM on page 3

Resolution

Thank you for bringing this error to our attention. I reviewed the source conversion methodology and all three NC districts in Virginia-Highland should have converted to NX5. Assigning NC-11 to NX1 was a scrivener's error and has been corrected, as noted. We're very sorry About that.

in reply to bluedestiny917's comment

SiteAdmin Dec 10 2024 at 6:28PM on page 1

Answer

If I understand your request correctly, there is currently no proposed Conservation District for more urban bungalow neighborhoods (remember, Conservation Districts only change height). Can you please be specific about where you are referring too? Is it St. Charles/Greenwood Ave in Virginia-Highland? Other than the two streets, almost all RG-2 in the City is large apartment complexes (I just ran a search using GIS). Thanks!

in reply to bluedestiny917's comment

bluedestiny917 Dec 10 2024 at 5:30PM on page 1

Question

Thank you. To develop this a bit more:

Are there any thoughts for creating a Conservation District for the existing legacy single family/duplex homes within the existing RG-2 to UG3A Districts with additional buffering/setback requirements similar to what may be proposed for the R-3 and R-4 equivalents as mentioned above?

For these RG-2 to UG3A Districts, could there be a new Form diagram more like N5B forms to be applied to any UG3A sites abutting these legacy RG-2 single family/duplex homes so there is a Conservation strategy to harmonize new development with these existing RG-2 single family/duplex homes, since the UG3A diagrams don't offer a way to address this

This alternative form would also be a strategy to address the setback issue in the post below and scale issues mentioned in related posts.

bluedestiny917 Dec 10 2024 at 3:47PM on page 3

Question

Why are NC-10 and 12 mapped to NX5* and NC 11 mapped NX1* since the three districts along N Highland Ave presently are essentially the same language and requirements except for the parking subareas unique to each district?

Please see the comparison below:

PG 10 and PG 18: Why is NX1* permitting Nightclubs/lounge when NX5* prohibits them?

PG 10 and PG 18: Why is NX1* permitting Convention hall or event facility up to 8000 SF when NX5* requires Special Use Permit?

PG 14 and PG 22: Why is NX1* permitting Vehicle service and repair, light up to 8000 SF when NX5* prohibits them?

in reply to phiae01's comment

phiae01 Dec 10 2024 at 10:57AM on page 1

Suggestion

Perhaps a new UG2 ?? Something that has setbacks of say 3-5' on side and rear, front setbacks that match existing, a 35' height limit or 2.5 floors, no limit on number of units, and a similar ~.4 FAR based on GLA.

in reply to bluedestiny917's comment

phiae01 Dec 10 2024 at 10:30AM on page 1

Question

I want to clarify here, the issue with the proposed form is that the RG2 has 7ft setbacks within its zone, so an RG2 to RG2 requires 7ft setbacks on side and rear even when adjacent to another RG2. This is something worth preserving (could perhaps decrease to 5ft). But the UG3A has no such within UG3A setback requirements. Why not? From a property access and safety perspective setbacks should be preserved.

in reply to bluedestiny917's comment

SiteAdmin Dec 9 2024 at 2:28PM on page 1

Answer

The proposal continues the current regulation of having a "transitional yard" where an RG district abuts R1-R5 in place of side or rear setbacks (see Division 8.4 of Chapter 8 of the draft). This generally requires a 10 or 20 ft landscape setback or matching the setback of the adjacent House-Scale or Neighborhood-Scale District.

Within NS Districts, the number of stories has been reduced from current 3 to 2.5, which better matches existing built patterns. There is currently a Conservation District proposed for R-3 and R-4 equivalents.

in reply to bluedestiny917's comment

bluedestiny917 Dec 9 2024 at 1:21PM on page 1

Thanks. Related question: In select areas of the RG-2 districts there are still many remaining 1 1/2 story bungalow and two story single family/duplex homes interspersed with garden apartments/condos.
Also UG3A setbacks appear to be less than existing in RG-2.
Are there any transitional buffer and height planes envisioned to buffer these legacy homes from potentially larger developments than exist now or may be created out of assembled and replatted lots?
Is there the possibility of creating Conservation Districts for these legacy single family/duplex homes?

in reply to bluedestiny917's comment

SiteAdmin Dec 9 2024 at 11:40AM on page 1

Answer

Thank you for your comments. The FAR of RG-2 (0.348) is LESS than the allowed FAR in most House-Scale Districts. Because RG-2 is intended to create low-density garden apartments, we have grouped it with the "Form District" that results in a typical 2 to 3 story "house-scale" building.

This said, we are going to review if RX1 is the best conversion based on the input of you and others.

Thanks!

Jennifer Friese Dec 6 2024 at 5:05PM on page 1

Suggestion

I agree that it's more appropriate for the RG districts to convert to Neighborhood categories - RG3 is closest to N5A - (N5 is too dense for RG1)- the goal of RG3 was to allow for a variety of housing options and to preserve and reuse the existing buildings - it allows single family, single family conversions, duplexes, town homes, college court, small apartments - although that flexibility caused a lot of confusion and some headaches interpreting the rules, it's left us with wonderful neighborhood scale areas that have naturally occurring affordable housing. The Neighborhood categories will ensure that new buildings are in scale with the residential neighborhoods they are part of.

bluedestiny917 Dec 6 2024 at 4:10PM on page 1

Question

Why are RG-2 and RG 3 the same since the FAR doubles the allowable area in going from RG-2 (0.348) to RG 3 (0.696)? Logically RG-2 needs it's own definition more in line with the existing FAR.

in reply to phiae01's comment

SiteAdmin Dec 6 2024 at 1:30PM on page 1

Answer

Thank you for your idea. You and others have commented on the RG-2 and RG-3 "islands" within neighborhoods. We're going explore if we can find a way to convert these districts in a way that doesn't create unforeseen problems in other neighborhoods.

phiae01 Dec 6 2024 at 9:45AM on page 1

Question

As the current RG2 zoning is very heterogeneous across the city. Can different RG2 blocks be rezoned into different new forms? For example the RG2 zone at the south end of VAHI seems like it would better map to N5A or possibly N5B.

phiae01 Dec 5 2024 at 3:15PM on page 1

Suggestion

This is an inappropriate conversion. This should be an N5A or an N5B for the area in VAHI.

in reply to phiae01's comment

SiteAdmin Dec 2 2024 at 7:03AM on page 1

Answer

Thank you for your comment.

phiae01 Dec 1 2024 at 3:04PM on page 1

Suggestion

I agree with this, right now RG-3 in many areas (mine included) is a mish-mash and mostly smaller houses or houses which were split into multiple units (and sometimes put back together) not commercial. Commercial should be greatly restricted here or that which is commercial be converted.

Jennifer Friese Nov 24 2024 at 5:12PM on page 1

Suggestion

I don't think it's appropriate to change RG-3 from a Residential Use to Residential plus small Commercial (aka mixed use). RG-1 and RG-2 are in residential R1, Rg3 should be in residential R2. In neighborhoods like Ansley Park we are very proud of our diverse housing stock and our naturally occurring affordable housing it would be a shame if this were supplanted by small bars, restaurants, nail salons etc.