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

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

Key Facts

Base max density
4 units/acre
Bonus max density
8 units/acre
Top single bonus
100% over base
Eligible property type
Subdivisions only, not infill lots

Summary

Unincorporated DeKalb County lets developers in the RSM Small Lot Residential Mix district double their base density by stacking bonuses for public improvements, transit proximity, workforce housing, or extra open space.

These county ordinances apply to unincorporated areas of DeKalb County. Incorporated cities within the county may have their own rules that take precedence over county-level regulations.

Use of bonuses shall permit a development to exceed the maximum base density established for the district in which the development property is located, provided that in no case shall a development exceed the maximum density allowed by the character area in which the property is located. Table 2.5 describes the maximum allowed dwelling unit density after application of any bonuses. Table 2.5 R-SM Character Area and Bonus Residential Density Maximum

Character Area RSM Dwelling Units per Acre Base Max Bonus Max Suburban 4 8 Traditional Neighborhood 4 8 Neighborhood Center 4 8 Commercial Redevelopment Corridor 4 8 Town Center 4 8

View official code

Full Breakdown

Sec. 27-2.12.5 lets RSM (Small Lot Residential Mix) subdivisions exceed the district's base density, capped at 8 dwelling units per acre versus a 4-unit base, but never above the character area's overall maximum. Table 2.6 grants graduated bonuses: 20% for public improvements, transit proximity, or amenity proximity; 25% for a 15-year workforce-housing commitment; 50% for LEED/EarthCraft sustainability or mixed-income/mixed-age commitments; and 100% for enhanced open space over 35%, MARTA rapid-transit proximity, or location in an Enterprise or Opportunity Zone. Bonuses apply only to subdivisions, not individual infill lots.

Violations & Fines

Density bonuses are granted administratively or by the board of commissioners only after the applicant documents eligibility under Table 2.6; building beyond the approved density without qualifying triggers zoning enforcement and permit denial.

Frequently Asked Questions

How much extra density can a DeKalb County RSM development earn?
Up to double the base density (from 4 to 8 units per acre) by stacking bonuses under Table 2.6, per Sec. 27-2.12.5, but never above the character area's cap.
Does an individual DeKalb County lot qualify for a density bonus?
No. Sec. 27-2.12.5 limits density bonuses to platted subdivisions in the RSM district and expressly excludes individual infill lots.

Sources & Official References

Other rules in DeKalb County

Parking Rules: Street Parking LimitsSome RestrictionsNoise Ordinances: Decibel LimitsSome RestrictionsNoise Ordinances: Barking DogsSome RestrictionsNoise Ordinances: Aircraft NoiseLight RestrictionsParking Rules: Preferential Parking DistrictsSome RestrictionsParking Rules: Commercial & Oversized VehiclesSignificant Restrictions

All DeKalb County rules

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