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Atlanta, GA Zoning Overlays & Bonuses: Density Bonus Law (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified August 2026

Key Facts

Density bonus
15% FAR increase above zoned FAR
Trigger
10+ new rental units at one site
Set-aside
15% at 80% AMI, or 10% at 60%
LURA term
20 years minimum, recorded
Geographic scope
BeltLine Overlay District only

Summary

In Atlanta's BeltLine Overlay District, developers earn a 15% floor-area-ratio bonus above the zoned FAR by setting aside 10-15% of new rental units as affordable workforce housing for 20 years.

A development in compliance with the affordability requirement shall be entitled to a 15 percent floor-area ratio increase above the floor-area ratio set by the current zoning for the development ("density bonus"). In the event the Applicant chooses not to use any or all of the density bonus on-site, such density bonus may be severed in the form of development rights, pursuant to the procedures set forth in section 16-28.023 (Transfer of development rights).

View official code

Full Breakdown

Atlanta's BeltLine Overlay District (Chapter 36A) rewards affordable housing with a zoning bonus: any development of 10 or more new rental units at one site may earn a 15 percent floor-area-ratio increase over the base zoning FAR by setting aside 15 percent of units for renters at or below 80 percent AMI, or 10 percent at 60 percent AMI, for at least 20 years. A recorded Land Use Restrictive Agreement is required before occupancy, and unused bonus square footage can be transferred as development rights under Section 16-28.023.

Violations & Fines

Violations bring penalties under Atlanta City Code Section 16-30.002; no certificate of occupancy issues without a recorded LURA, and the city can sue to enjoin leasing that breaches the affordability covenant.

Frequently Asked Questions

Does this density bonus apply citywide?
No. It only applies inside the BeltLine Overlay District created by Chapter 36A; Atlanta's Westside Overlay and SPI-9 Buckhead Village districts have their own separate density-bonus rules.
Can a developer avoid building the affordable units on-site?
Yes. Section 16-36A.007 lets an applicant pay an in-lieu fee into the BeltLine Affordable Workforce Housing Trust Fund instead of constructing units on the property.

Sources & Official References

Other rules in Atlanta

Downtown Design GuideSignificant RestrictionsNoise Ordinances: Aircraft NoiseFew RestrictionsParking Rules: Towing & Impound RightsSignificant RestrictionsParking Rules: EV ChargingSome RestrictionsParking Rules: Preferential Parking DistrictsSome RestrictionsParking Rules: Curb Color RulesSome RestrictionsFence Regulations: Material RestrictionsSome Restrictions

All Atlanta rules

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