City of Atlanta Zoning: How It Works and What Residents Need to Know

Zoning in the City of Atlanta shapes what can be built where, how tall buildings can be, and how neighborhoods grow and change. Whether you’re a homeowner, business owner, developer, or renter, understanding Atlanta zoning rules can save you time, money, and frustration.

This guide breaks down how zoning works in Atlanta, how to look up your property’s zoning, what the main zoning districts mean, and where to go for help.

What Is Zoning in Atlanta?

Zoning is the set of local rules that control:

• What types of uses are allowed on a property (homes, stores, apartments, offices, etc.)
• How large or tall buildings can be
• How close buildings can be to the street and property lines
• Parking, landscaping, and design standards in some areas

In Atlanta, zoning is governed by the City of Atlanta Zoning Ordinance and the Official Zoning Map. These are administered by the Department of City Planning and enforced through permitting.

If you’re planning any major change to a building or land use—such as adding a second unit, opening a business, subdividing land, or building new—you’ll need to know your zoning.

How to Find Your Zoning in the City of Atlanta

Before making any plans, you should confirm the zoning designation of your property.

1. Use the City’s Online Zoning Map

Atlanta maintains an official zoning map where you can:

• Search by address
• See your zoning district code (such as R-4, R-5, C-1, MRC, MR, SPI, etc.)
• View overlays or special districts (such as SPI – Special Public Interest districts)

Look for codes such as:

• R- (Residential)
• C- (Commercial)
• I- (Industrial)
• MRC (Mixed Residential-Commercial)
• MR (Multifamily Residential)
• SPI (Special Public Interest, such as Downtown SPI-1 or Midtown SPI-16)
• PD (Planned Development)

Once you have the code, you can look up the specific rules in the zoning ordinance.

2. Contact the City of Atlanta Planning Department

If the map is confusing or your property is in a complex area (like Midtown, Downtown, or a Special Public Interest district), it can help to speak with city staff.

City of Atlanta – Department of City Planning
55 Trinity Avenue SW
Atlanta, GA 30303
Main line: 404-330-6150

You can ask to speak with Zoning staff or visit the Office of Buildings counter (housed under the Department of City Planning) to discuss:

• What’s allowed on your lot
• Setback requirements
• How zoning interacts with historic districts or overlays

Key Zoning Categories in Atlanta

Atlanta’s zoning system includes many districts, but most fall into a few broad groups: residential, mixed-use/commercial, industrial, and special districts.

Major Zoning Types at a Glance

Your exact rights depend on the specific district and any overlays that apply.

Residential Zoning in Atlanta

Residential zoning covers most neighborhoods in Atlanta, from Buckhead to South Atlanta.

Single-Family Districts (R-1 through R-5)

Common city single-family districts include:

• R-1 / R-2 – Larger lots, lower density single-family areas
• R-3 / R-4 – Typical in many intown neighborhoods, smaller lots than R-1/R-2
• R-5 – Allows duplexes and small multifamily in some cases, often found in more urban areas

These districts typically regulate:

• Minimum lot size
• Front, side, and rear setbacks
• Building height
• Lot coverage (how much of the lot can be covered by buildings and paving)

If you want to:

• Add an addition
• Build a garage or accessory structure
• Convert a single-family home into a duplex

you need to check whether your R- district allows it and whether you meet setback and lot-size requirements.

Multifamily Residential (MR, RG, RLC)

In more urban or transit-rich areas, you may see:

• MR (Multifamily Residential) – Varies by subtype; permits apartments and condos
• RG (Residential General) – Older district used for multifamily development
• RLC (Residential Limited Commercial) – Allows residential with limited non-residential uses

These districts often include:

• Maximum density (units per acre)
• Maximum height
• Requirements for open space, parking, and sometimes street-facing design

These zones are common in areas like Midtown, Old Fourth Ward, parts of West Midtown, and near MARTA stations.

Mixed-Use and Commercial Zoning

In many Atlanta corridors, especially along major streets and near transit, the city encourages mixed-use development that combines housing, offices, and retail.

Commercial Districts (C-1, C-2, etc.)

• C-1 – Neighborhood commercial (small shops, services, offices)
• C-2 – Higher-intensity commercial (larger stores, broader range of uses)

These districts regulate:

• Allowed commercial uses (restaurants, shops, offices, etc.)
• Building size and placement
• Parking requirements and drive-through rules

Mixed Residential-Commercial (MRC)

Atlanta’s MRC districts (such as MRC-1, MRC-2, MRC-3) are designed for:

• Ground-floor retail or commercial with
• Residential units above or nearby

They are often found along:

• Ponce de Leon Avenue
• Peachtree Street
• Major transit corridors and redevelopment areas

MRC districts are key if you are planning:

• A mixed-use building
• A small apartment building over retail
• Converting older commercial buildings into housing and retail

Industrial Zoning in Atlanta

Industrial zoning is intended for manufacturing, logistics, and warehousing uses, often along rail lines or major truck routes.

Industrial Districts (I-1, I-2)

• I-1 – Light industrial (warehousing, distribution, some production)
• I-2 – Heavy industrial (more intensive uses, sometimes with more noise or emissions)

If you’re buying property for industrial or flex space in areas like parts of South Atlanta, Westside, or Fulton Industrial (unincorporated Fulton in some areas), confirm:

• Whether your intended use is permitted
• Any buffer or screening requirements near residential areas
• Truck access and parking rules

Special Public Interest (SPI) Districts and Overlays

Some of Atlanta’s most active areas have Special Public Interest (SPI) districts or overlay districts that add extra rules on top of base zoning.

Common SPI Districts

Examples include:

• SPI-1 Downtown – Controls building form, street-level design, and uses in the downtown core
• SPI-16 Midtown and SPI-17 Midtown – Shape high-density, walkable development along Peachtree, West Peachtree, and Spring streets
• SPI districts around stadiums or major redevelopment areas (such as near Mercedes-Benz Stadium)

SPI rules often address:

• Building placement and height
• Sidewalk width and streetscape
• Ground-floor active uses (retail, restaurants)
• Parking location and design

If your property is in an SPI district, your project may require Design Review in addition to standard zoning review.

Historic and Neighborhood Overlays

Some historic neighborhoods and corridors have overlay districts, such as:

• Landmark or Historic Districts (e.g., Inman Park, Grant Park, Adair Park)
• Neighborhood commercial overlays on key corridors

These can add requirements for:

• Exterior alterations
• Demolition and new construction
• Materials and architectural features

In many cases, proposals are reviewed by a Neighborhood Planning Unit (NPU) and sometimes a historic or design commission before final city action.

What You Can Do on Your Atlanta Property

What you can do depends on the exact zoning district and any overlays. Common questions include:

Can I Add a Second Unit or ADU?

Accessory dwelling units (ADUs), basement apartments, or carriage houses are subject to:

• Your base zoning district (e.g., R-4, R-5)
• Lot size and coverage limits
• Height and setback rules
• Sometimes parking requirements

Some Atlanta neighborhoods have been moving toward more flexibility with accessory units, but the rules remain detailed and location-specific. Always verify with the Office of Buildings before building a second unit.

Can I Open a Business From Home?

Home occupations (like home offices, small consulting practices, or creative work) may be allowed in many residential districts with restrictions, such as:

• No significant increase in traffic or parking demand
• Limits on signage
• Limits on employees or customer visits

More intensive or customer-facing uses typically require commercial or mixed-use zoning.

Can I Turn My Property Into Short-Term Rental (Airbnb/VRBO)?

Short-term rental rules are distinct from base zoning and involve:

• Registration requirements with the City of Atlanta
• Limitations on where and how many properties you can operate
• Compliance with building and safety codes

Zoning can still matter (for instance, in certain multifamily or SPI districts), so check both short-term rental regulations and zoning requirements.

How Zoning Decisions Are Made in Atlanta

Changes to zoning, or requests to use land differently than current zoning allows, go through a public, multi-step process.

Neighborhood Planning Units (NPUs)

Atlanta is divided into Neighborhood Planning Units, or NPUs, which are community advisory bodies. If you apply for:

• A rezoning
• A special use permit
• A variance for setbacks, height, or other standards

your request is usually reviewed by the relevant NPU at a public meeting.

NPU recommendations are advisory, but they can influence decisions by:

• The Zoning Review Board (ZRB)
• The Atlanta City Council

Zoning Review Board and City Council

For rezonings and many special permits:

1. Application filed with the city
2. NPU review and vote
3. Zoning Review Board hearing
4. City Council votes on final approval or denial

This process can take several months. If you’re a homeowner seeking a relatively small change (for example, a minor setback variance), the process can be simpler but still formal.

Variances, Special Permits, and Rezoning in Atlanta

If your project doesn’t meet current zoning rules, you may need one of these:

Variance

A variance is a request to waive or adjust a specific zoning standard, such as:

• Setbacks
• Height
• Lot coverage

Variances typically require:

• Demonstrating a hardship related to the property (such as unusual lot shape or topography)
• Public notice and sometimes an NPU review
• A hearing before the Board of Zoning Adjustment (BZA)

Special Use Permit

Some uses are allowed only with a Special Use Permit, such as:

• Certain institutional uses (schools, churches, community centers) in residential zones
• Some drive-throughs or auto-related uses
• More intensive uses in commercial or industrial zones

Special use permits go through hearings and City Council approval, similar to rezonings.

Rezoning

If you want to change the underlying zoning district, you must apply for rezoning. Typical reasons include:

• Changing a single-family parcel to allow townhomes or apartments
• Converting industrial land to mixed-use
• Increasing or decreasing allowable density

Rezoning requires:

• A formal application
• Public notice and NPU review
• Hearings and a City Council vote

Because rezoning can significantly change what’s allowed on a property, neighbors and community groups are often heavily involved.

Where to Get Help With Atlanta Zoning

If you’re unsure how zoning affects your property or project, you have several options.

City of Atlanta – Department of City Planning

Main Office
55 Trinity Avenue SW
Atlanta, GA 30303
Phone: 404-330-6150

You can request:

• Zoning verification
• Guidance on zoning codes and overlays
• Information on NPU meeting schedules and rezoning processes

Office of Buildings (Permitting)

The Office of Buildings, under the Department of City Planning, handles:

• Building permits
• Zoning reviews for new construction and major renovations
• Certificates of occupancy

Property owners and contractors often visit or call before submitting full plans to clarify requirements.

Neighborhood Planning Unit (NPU)

Every property in the city falls within one NPU (A through Z). NPUs:

• Hold public meetings, usually monthly
• Review rezonings, variances, and some permit applications
• Provide a forum for you to ask questions and hear community feedback

You can find out which NPU you’re in by checking the city’s neighborhood planning maps or calling the planning department.

Practical Tips for Navigating Atlanta Zoning

Here are some straightforward steps if you’re planning a project in the City of Atlanta:

• Confirm zoning early 🗺️
  Look up your parcel on the official zoning map and note both the district and any overlays.

• Read the district rules
  Use the zoning code to understand what’s allowed, including use, height, setbacks, and parking.

• Check for special districts
  If you’re in Midtown, Downtown, around the BeltLine, or in a historic neighborhood, review SPI or historic district rules.

• Talk to staff before designing
  A brief conversation or pre-application meeting with the Office of Buildings or City Planning can help you avoid costly redesigns.

• Expect a process for exceptions
  Variances, special use permits, and rezonings involve public notice, NPU input, and formal hearings. Build this into your timeline.

• Stay engaged locally
  If changes around you are a concern—such as new apartments, commercial developments, or zoning changes—you can attend NPU meetings and follow rezoning agendas.

Understanding City of Atlanta zoning gives you a clearer picture of what’s possible on a property, what your neighbors can build, and how the city is likely to grow. With the right information and a bit of planning, you can navigate the zoning system more confidently and make informed decisions about your home or business in Atlanta.