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Doraville council limits T4 buildings abutting single‑family lots to 3 stories, 51 feet
Summary
After more than two hours of public comment and debate, Doraville’s City Council adopted a text amendment to the zoning code that restricts buildings in T4 transects that touch R‑1 single‑family property to a maximum of three stories and 51 feet, removing an earlier 80‑foot setback exemption and addressing neighbors’ scale concerns.
Doraville’s City Council voted Oct. 15 to change the city’s form‑based zoning rules so that any property in T4 that abuts R‑1 single‑family zoning may be built no higher than three stories and 51 feet to the top of the roof. The motion to amend the zoning ordinance passed on a roll call after extended debate and public comment.
The change removes a previously discussed 80‑foot exception that could have allowed four stories when a proposed building was set back from an R‑1 lot. Council member Charlie Kountz (who made the motion) said the amendment clarifies the city’s intent to keep “neighborhood‑scale” edges where denser corridors meet single‑family yards. “The property line touches R‑1; the maximum height’s reduced to 3 stories, 51 feet to the tippy top of the roof,” Kountz said when moving the amendment.
Staff framed the rezoning as implementing the city’s comprehensive plan and mobility goals. Austin (city planning staff) told the council the changes align zoning with the long‑range plan and noted the process follows the state’s public‑notice requirements: “We are here at the 1st read… it’ll go back to y’all next month for a 2nd read,” he said earlier in the presentation. Council and staff discussed how the code measures “story height” (finished floor to finished ceiling) and how very tall commercial ground floors could produce unexpectedly tall buildings if only story counts were used. Council ultimately fixed a numeric ceiling (51 feet) to address that concern.
Residents at the public hearing described worries about traffic, parking, and the effect on property values. Sharon Baker, a Winners Chapel resident, asked whether rezoning could drive up taxes by changing what can be built on a lot; Council member Kuntz and others answered that tax assessments are based on what is actually built, not simply what zoning allows. Multiple speakers also urged clearer plans for sidewalks and stormwater during redevelopment.
Council members who supported the amendment said it preserves neighborhood character while allowing limited, walkable infill along corridors. Opponents urged a more cautious rollout or stronger limits in specific places; council members amended the proposal during debate to remove the 80‑foot exemption and codify the 51‑foot / 3‑story cap where properties abut R‑1.
The ordinance change passed on the council floor by voice/roll call; the council recorded assent from a majority of members during the vote. The council also reiterated that the rezoning implements the comprehensive plan and that further refinements can return to a future meeting. The amendment will appear in the updated zoning ordinance according to the council’s adopted language.
What happens next: the council adopted the amendment at the meeting and staff remain available to answer detailed questions as stakeholders prepare for the next round of public review where individual rezoning maps will be finalized.
The full text of the ordinance and the planning‑staff exhibits remain available through the city planning office.
