Brookhaven, GA — rezoning & P&Z cases
51 past case(s) tracked in Brookhaven (DeKalb County). Want new cases in your inbox the moment they publish, days before the hearing? Start a free trial.
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27-563 — text_amendment
This text amendment modifies Chapter 27 of the Brookhaven zoning code to establish workforce housing requirements for residential developments. Developers proposing residential projects with special land use permits or rezoning will be required to dedicate at least 10% of dwelling units as workforce housing restricted for 20 years, which may affect project economics and design.
27-577 — text_amendment
This is a text amendment to Chapter 27 of the Brookhaven zoning ordinance regarding affordable housing and workforce housing regulations. The amendment modifies Article VII (Uses) of the zoning code, which could affect permitted uses and special use permit requirements across multiple zoning districts. Developers should review how these changes to use categories and supplemental regulations may impact residential and mixed-use development projects.
27-562 — text_amendment
This case involves a text amendment to the zoning ordinance that clarifies how to interpret the use table in the Zoning Code, specifically defining how uses are classified, permitted as-of-right, subject to special land use permits, or prohibited. This amendment affects how developers determine what uses are allowed in any zoning district across the city.
27-1285 — text_amendment
This text amendment modifies the zoning code's treatment of nonconforming uses and structures, specifically allowing residential properties with existing density to be redeveloped with the same number of principal dwelling units without losing grandfathered status. Developers should note that the changes encourage infill redevelopment of properties with "missing middle" housing types (duplexes and triplexes) in single-family zones while preserving existing nonconforming residential densities.
27-591 — text_amendment
This is a text amendment to the Brookhaven zoning ordinance involving reserved numbering changes in Article VII, Section 27-591 to create space for new workforce housing provisions. The amendment also includes adding definitions for housing-related terms (HUD, LURA, market rate units) to the General Definitions section of the ordinance.
27-1289 — text_amendment
Brookhaven is amending Chapter 27 zoning regulations to expand workforce housing opportunities and preserve existing small-scale multifamily structures (duplexes, triplexes, fourplexes) that are currently nonconforming. The changes include new permitted uses in the Buford Highway Overlay District, revised citywide multifamily regulations, and modified nonconforming-use provisions allowing legal rebuilding of existing structures within their current zoning classification.
TA26-01 — text_amendment
This text amendment modifies Chapter 27 of Brookhaven's zoning code to amend Article VII regarding permitted uses, with specific focus on affordable and workforce housing categories. The changes affect how residential uses, group living facilities, and related housing types are regulated across all zoning districts. Developers should review the amended use table to understand new permissions or restrictions for residential and mixed-use projects.
27-1288 — text_amendment
This text amendment codifies procedures for how nonconforming uses lose their protected status through abandonment, conversion to conforming uses, or destruction. Developers should be aware that nonconforming uses are presumed abandoned after six months of discontinuance, and intentional destruction of buildings with nonconforming uses permanently eliminates re-establishment rights.
27-406 — text_amendment
This text amendment to Section 27-406 modifies streetscape requirements in the /PRO district, establishing minimum and maximum widths for landscape and pedestrian zones, specifying tree planting standards, and requiring streetscape elements like lighting, benches, and functional art on major streets. Developers proposing projects within the /PRO district will need to comply with these new detailed streetscape specifications and coordination requirements with city staff and the Architectural Control Commission.
27-390 — text_amendment
This is a text amendment to Chapter 27 (Zoning Code) establishing open space requirements for developments in the Briarhill Innovation District overlay (/BHO) district. Developers must now provide 10-15% on-site open space (depending on lot size) in the form of amenity spaces, plazas, pocket parks, or parks with specific design criteria, directly affecting development costs and site planning for future projects in this district.
27-1380 — text_amendment
This text amendment updates the definition of "Workforce Housing" in the City's zoning ordinance to establish clear affordability standards tied to HUD income limits and housing cost thresholds. Developers proposing workforce housing projects should review the revised definition requirements, which cap housing and utility costs at 30% of household monthly gross income for households earning up to 80% of Area Median Household Income for the Atlanta MSA.
27-590 — text_amendment
This text amendment reorganizes and substantially expands Article VII of the Brookhaven zoning code to create dedicated workforce housing requirements for all new residential developments with 10+ units, requiring 10% affordable to 60% AMI and 10% affordable to 80% AMI. Developers must provide units on-site with specific design standards or pay an in-lieu fee (with at least 50% on-site provision required), subject to 20-year deed restrictions and annual compliance monitoring by the city.
27-1381 — text_amendment
This text amendment modifies Chapter 27 of the Brookhaven zoning ordinance to add workforce housing requirements and incentives, primarily affecting new residential developments within the Buford Highway Overlay District. Developments with 10+ units must now provide income-restricted housing units at varying affordability levels (5% at 40% AMI, 5% at 60% AMI, and 5% at 80% AMI, or alternatively 20% at 60% AMI), with incentives including fee waivers, permitting expedites, and by-right multifamily residential use for qualifying projects. This affects developers planning residential projects in the Buford Highway area and establishes new density and building type allowances citywide.
27-1298 — text_amendment
This text amendment modifies Chapter 27 zoning code provisions on nonconforming uses and structures, specifically allowing residential properties with grandfathered density to be redeveloped with the same number of principal dwelling units without losing their nonconforming status. The change encourages redevelopment of older residential properties while preserving existing "missing middle" housing types like duplexes and triplexes in single-family zones.
27-589 — text_amendment
This text amendment establishes mandatory workforce housing requirements for new residential developments of 10+ units, requiring 10% of units affordable to households at ≤60% AMI and 10% at ≤80% AMI. The ordinance includes provisions for on-site development, design similarity, and Land Use Restrictive Agreements with a 20-year affordability period, and allows for alternative payment-in-lieu options of up to 10% of required units. Developers should review these new affordability mandates and associated compliance/enforcement procedures that will apply to future residential projects in Brookhaven.
27-388 — text_amendment
This text amendment to Chapter 27 modifies zoning code provisions governing the Buford Highway Overlay District, establishing workforce housing requirements for new residential developments with 10+ units. Developers proposing multifamily projects in the BHO District must now comply with income-restricted unit requirements or pursue alternative compliance paths, which could affect project economics and feasibility.
27-386 — text_amendment
This text amendment modifies zoning code language governing where multi-unit buildings are permitted, expanding allowances in the C-1 district for properties south of I-85 within the Briar-Hills Innovation District Character Area. Developers proposing multi-unit projects in these districts should review the updated Special Land Use Permit requirements in Article X, Division 3.
27-294 — text_amendment
This is a text amendment to Section 27-294 of the Brookhaven zoning ordinance establishing lot and building regulations for all allowed building types in commercial and employment districts. The amendment modifies height limits, density, floor area ratios, and transition buffer requirements across various zoning districts (NS, C-1, C-2, O-I, O-D, O-C-R, M), including provisions for workforce housing incentives that allow bonus building height for affordable units provided in the Buford Highway Overlay.
27-1287 — text_amendment
This case involves an amendment to Brookhaven's zoning code regarding nonconforming structures and uses, specifically addressing how and where such uses may be relocated. The amendment clarifies that nonconforming uses can only move to another lot if permitted under the zoning regulations for that lot, which could affect existing businesses seeking relocation options.
27-685 — other
This case involves amendments to Chapter 27 of the Brookhaven zoning code regarding workforce housing and affordable housing provisions. The amendments modify density requirements, unit size restrictions, and use permissions across various zoning districts (PR-1, PR-2, PR-3, and C-1). Developers should review the specific density caps, square footage limitations, and special use approval requirements that may affect multifamily and mixed-use projects in Brookhaven.
CV25-00002 — variance
This case involves a variance request from Section 27-67(b)(3) to reduce the required front street setback. The variance is being heard concurrently with another application, which may indicate related development on the site.
LUP25-00001 — rezoning
This rezoning from RS-100 to RS-85 includes multiple concurrent variance requests for significantly reduced setbacks and would enable higher-density development with a zero-setback cul-de-sac placed on property lines. Adjacent property owners and staff oppose the application, citing drainage capacity concerns, density impacts, reduced buffers, and failure to provide adequate site plan details.
PC-08-05-26 — comprehensive_plan_amendment
This text amendment (TA26-02) modifies Chapter 27 of the zoning ordinance to implement workforce housing requirements and incentives, particularly within the Buford Highway Overlay District. The changes allow multi-unit buildings as permitted uses (without Special Land Use Permits) in commercial/employment zones within designated character areas and establish new mandatory workforce housing requirements for residential developments with 10+ units in the Buford Highway Overlay. Developers should monitor these changes as they expand workforce housing incentives including height bonuses, fee waivers, expedited permitting, and potential financial assistance beyond what was previously available.
27-572 — other
This case involves a municipal text amendment (TA26-01) modifying Chapter 27 of Brookhaven's zoning ordinance to establish mandatory workforce housing requirements. Developers undertaking residential projects following rezoning or special land use permits will be required to restrict at least 10% of dwelling units as workforce housing for a minimum 20-year period. The amendment also establishes supplemental regulations for varying unit sizes in townhome, multi-lot, and cottage courtyard developments.
27-1027 — Four new single-family detached residential homes on minimum ±13,183 square foot lots
Applicant seeks to rezone property from RS-100 to RS-85 to allow development of four new single-family detached homes on smaller lots (±13,183 sf) that are nonconforming under current zoning. The rezoning also includes concurrent variance requests to reduce private drive and setback requirements due to the property's irregular shape and existing constraints. The proposed development aligns with Lakes District character area policies and surrounding development patterns.
27-661 — other
This case involves amendments to Chapter 27 of the Brookhaven zoning code regarding wireless communication facilities and related provisions. The amendment (TA26-01) modifies permitted uses and standards for various types of wireless facilities including carriers on wheels, co-located facilities, concealed facilities, wireless support structures, and drive-through uses across different zoning districts.
26-077 — Mixed-use development: 320-unit multifamily (5-story), 268,289 sq ft office space, 16,000 sq ft retail, structured parking and surface parking
The Ashford Green mixed-use development proposes 320 residential units, office space, and retail on a 14-acre site. The revised site plan generates 54% fewer vehicle trips during peak hours compared to the 2017 master plan, reducing AM peak hour trips from 1,000 to 462. The development is projected to create 412 permanent jobs, generate $3.8 million in annual public revenues, and result in an 8:1 revenue-to-cost ratio for schools with only 17 new school-aged children estimated.
CZ-78079 — Mixed-use development with multi-family residential, commercial/restaurant spaces, and repurposed office building
Applicant seeks to modify conditions of existing O-I Conditional zoning to shift development from office-focused to mixed-use residential and commercial, responding to changed market conditions and alignment with Brookhaven's Comprehensive Plan goals. The proposal includes multi-family housing and neighborhood-focused restaurant development while reducing traffic impacts compared to the currently-approved office development plan. A concurrent variance is being requested to reduce the front yard setback on Parkside Place from 15 feet to 10 feet.
LUP26-00002 — Four+-Household Living
This Special Land Use Permit allows 320 units of multifamily residential development on a 14.24-acre office-zoned property in the Perimeter Center, replacing approximately 500,000 square feet of unbuilt office entitlements with housing, restaurants, and amenity space. The proposal is responsive to shifting market demand away from office toward multifamily development and aligns with the city's Comprehensive Plan goal of adding housing and creating a more balanced mixed-use center. The development retains the existing office building and adds restaurant and event spaces within a high-intensity urban area served by existing infrastructure.
14-191 — rezoning
Applicant seeks to rezone property from RS-100 to RS-85 and obtain multiple setback variances (including a zero-lot-line cul-de-sac) to develop additional residential lots on the property. Adjacent property owners oppose the project citing drainage system inadequacy, excessive density, violation of setback requirements, and negative impacts on neighboring properties including loss of privacy and property value diminution.
27-1098 — Four new single-family detached residences
Applicant seeks to rezone the property from RS-100 to RS-85 to allow development of four new single-family detached homes on minimum 13,183 square foot lots. The proposal includes concurrent variances to allow a cul-de-sac encroachment within the required 50-foot setback and to reduce front yard, rear yard, and side street setbacks to accommodate the property's narrow, odd shape. The modest infill development is characterized as compatible with surrounding residential areas and consistent with recent neighborhood development trends toward smaller lot sizes.
17-2025 — Six single-family detached homes (four new homes to be constructed, two existing homes to be retained)
This rezoning reduces minimum lot sizes from 15,000 sq ft (RS-100) to 12,000 sq ft (RS-85) to enable development of six single-family homes on 2.35 acres, with proposed lots ranging from approximately 13,183 to 19,867 square feet. The application includes concurrent variances and targets an area already transitioning to moderate-lot single-family residential development, with nearby RS-85 districts present along Lanier Drive. The proposal preserves two existing homes built in 1915-1916 while adding four new residences compatible with the existing neighborhood character.
CV25-00004 — 6-lot single-family detached subdivision
This variance request seeks to reduce the rear setback for Lot 5 from 40 feet to 30 feet as part of a larger rezoning and subdivision development. The staff recommends denial, finding that the variance request stems from the applicant's self-imposed design choices—specifically prioritizing preservation and expansion of existing residences over conforming subdivision design—rather than unique property constraints. The requested relief, combined with three other concurrent variances, would substantially compress the development pattern and violate the minimum necessary relief standard.
27-700 — other
This case involves an amendment to Chapter 27 of the Brookhaven zoning ordinance regarding affordable housing and workforce housing provisions. The amendment modifies terminology and measurement definitions in the zoning code, including the definition of "household" and related terms. Developers should review this case if they are planning multifamily or mixed-use projects that may be subject to workforce or affordable housing requirements.
LUP26-00001 — rezoning
This case involves a rezoning request for 4170 Ashford Dunwoody Road from O-I (Office-Institution) to O-I (Office-Institution) by Ashford Green Venture, LLC. Since the requested zoning district is identical to the current zoning, this may be a procedural rezoning or a technical correction. Developers should review the full staff report to understand the project's scope and any conditions that may apply.
RS-100 — Single Dwelling Detached
Smoak Design is requesting to rezone four parcels on Woodrow Way from RS-100 (15,000 SF minimum lot size) to RS-85 (12,000 SF minimum lot size) with concurrent variances. This rezoning would allow reduced lot sizes for single-dwelling detached homes on these properties. Developers should track this case if working in this Brookhaven neighborhood or considering similar density increases for residential projects.
27-588 — other
This case involves amendments to Brookhaven's zoning regulations governing household living and workforce housing regulations. The ordinance modifies Chapter 27, Article XII, Divisions 3 and 4, which may affect residential development opportunities and housing policies city-wide.
27-1003 — text_amendment
This text amendment modifies Chapter 27 Article X, Division 3 regarding Special Land Use Permits (SLUPs) in the Brookhaven zoning ordinance. The amendment affects notice requirements and procedures for public hearings on zoning-related proposals. Developers should review this change to understand updated notification timelines and requirements for any future rezoning, zoning map amendments, or SLUP applications.
27-1045 — text_amendment
This is a text amendment to Section 27-1045 of the Brookhaven zoning ordinance governing public hearing notice procedures. The amendment modifies the timing requirements for newspaper, mailed, and posted notices by changing the minimum notice period from 15 days to 30 days before planning and city council hearings. This change extends advance notice requirements for property-initiated amendments and affects all future zoning applications in Brookhaven.
27-1290 — text_amendment
This is an ordinance amendment to Chapter 27 (Zoning), Article 5, regarding review and approval procedures. The amendment modifies the code text itself rather than affecting a specific property, so developers should monitor if procedural changes impact their project timelines or approval processes.
TA26-07 — text_amendment
This is a text amendment to Chapter 27 of the Brookhaven zoning code, specifically modifying Article X regarding review and zoning procedures. Developers should monitor this case to understand any changes to how zoning applications and procedures are processed in the city.
LUP25-000009 — Multi 4+-household residential building (280 units)
This case involves a rezoning and two special land use permits to convert 2.75 acres of vacant office-zoned land into a 280-unit residential building in Brookhaven's Perimeter Center area. The proposal requires updating 1980s-era conditional zoning to current standards and obtaining permits for multi-family residential use and increased building height, with staff recommending conditional approval of all three petitions.
CZ-85043 — Mixed-use residential complex with 280 residential units and 5,000 SF commercial/nonresidential space
Perimeter Summit Phase 2 proposes a Special Land Use Permit for a mixed-use residential development with 280 units in an 8-story building (85' height) on 2.75 acres in O-I zoning. The project includes 375 parking spaces, 5,000 SF of commercial space, and a parking deck, with 80% impervious coverage.
15-2025 — Mixed-use development: 280-unit multi-family residential (8 stories) with 5,000 square feet of ground-level commercial space and 375 parking spaces
This rezoning application seeks to amend conditions within the existing O-I zoning district to allow an 8-story, 280-unit mixed-use residential development with ground-floor commercial space, replacing the currently permitted 12-story office building. The project includes approximately 10% affordable housing units and requires special land use permits for the proposed use and height. The development conforms to the Brookhaven 2044 Comprehensive Plan and the Perimeter Center character area designation.
15-027 — Mixed-use development: 280 multi-family residential units with 5,000 sq ft commercial space and parking deck; 8-story building (85 feet maximum height)
This mixed-use development proposes 280 residential units and 5,000 sq ft of commercial space at 5005 Summit Boulevard in Perimeter Center, requiring special use permits and height modifications from the standard O-I district maximum of 70 feet/5 stories to 85 feet/8 stories. The project reduces traffic impact by 77% at peak hours compared to the existing office zoning entitlements and includes 10% workforce housing units, aligning with Perimeter Center's comprehensive plan goals for mixed-use development.
LUP22-00003 — Multifamily residential (280 units) with supportive commercial (5,000 sq ft)
This case involves a proposal to convert a vacant parcel zoned for office development into an 8-story multifamily residential building with 280 units and 5,000 sq ft of supportive commercial space. The project represents a shift from the area's office-dominated character to mixed-use development, consistent with the city's Comprehensive Plan goals to leverage Perimeter Center's I-285 access for multifamily housing. The developer should note this is a Special Land Use Permit request that addresses existing office overconcentration (29.1% vacancy rate) by replacing speculative office entitlements with economically viable residential development.
CZ85-043 — Mixed-use development with 280 residential units, 5,000 sf commercial space, and ~375-space parking deck
The applicant seeks to remove conditional zoning restrictions on the 83-acre Perimeter Summit development to allow a mixed-use project with 280 residential units and commercial space, requiring approval of two Special Land Use Permits for multi-family housing and height exceptions. This rezoning updates outdated 1980s development conditions to current standards and will directly impact residential density and building heights in a previously office-focused corridor.
LUP25-00009 — 280 multi-family residential units (28 units set aside for workforce housing) and 5,000 square feet of restaurant space
This mixed-use development at Perimeter Summit includes 280 multi-family residential units plus commercial space with a requested 8-story building height increase from the original 12-story office plan, reducing overall traffic during peak hours. The project includes 28 workforce housing units and publicly accessible green space, aligning with the Perimeter Summit Character Area vision for mixed-use development. The Planning Commission unanimously approved the case on April 1, 2026 subject to staff conditions.
27-696 — Vehicle sales and service uses (including fueling stations, vehicle sales, rental, maintenance and repair)
Case 27-696 amends zoning regulations to permit vehicle sales and service uses within the North Druid Hills Activity Road Node along the Buford Highway Corridor, specifically for properties with frontage on both Interstate 85 and West Druid Hills Drive. The ordinance allows various vehicle-related commercial services while requiring any multi-household uses to be secondary and located above ground floor.
27-2018 — other
This case involves an ordinance amendment to Chapter 27 Zoning in Brookhaven, updating the Principal Use Table (Table 7-1) that governs what uses are permitted, require special permits, or are prohibited across different zoning districts. The amendment affects permitted land uses across residential, mixed-use, commercial, and employment districts, which may impact development feasibility and project costs depending on your intended use and location. Developers should review whether proposed uses for target properties are permitted by right, require special permits, or are now prohibited under the updated table.
LUP25-00005 — 49-bed skilled nursing facility with corporate headquarters and rooftop deck/patio
Perimeter Healthcare seeks to renovate the existing office building at 4151 Ashford Dunwoody Road to house a 49-bed skilled nursing facility by requesting a Special Land Use Permit to increase maximum allowed height for a rooftop deck/patio. The project maintains the existing structure with only minor renovations and does not add an additional floor, keeping it within the current O-I zoning district with conditional approval from staff.
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