What could be built here: zoning massing, Atlanta prototype
For 4 Georgia sites whose assessor parcels carry a zoning code: the parcels drawn from the county parcel layer, and three scenarios computed from the published code. By right as zoned; bonus density, the same district at the density its bonus provisions allow; and an upzone to the county's next mixed-use district. Each gives storeys, square feet, homes at 900 sq ft, code-minimum parking and the surface acres it eats, and a proxy NOI from the county Zillow rent set against the county appraised value. Nothing here is a design or a valuation. CSV · rule table and sources.
Featured site · DeKalb County, GA (unincorporated); county parcel layer ZONING field
North DeKalb Mall Decatur, GA
73.1 site acres · 635,000 sq ft GLA as a mall · opened 1965 · closed 2020 · retrofit 2023 · status demolished · largest parcel owned by NDM Edens LLC · county appraised $16.4M over the encoded parcels ($950k/ac)
Parcels by zoning districtcounty parcel layer
Three scenarioscode as encoded 2026-10-20
620k sq ft · 4 st
parking 9.2 ac surface
NOI $3.9M · 24% of appraised
873k sq ft · 6 st
parking 12.7 ac surface
NOI $6.6M · 40% of appraised
717k sq ft · 6 st
parking 10.0 ac surface
NOI $7.4M · 45% of appraised
Scenario detail
| By right | Bonus density | Upzone | |
|---|---|---|---|
| District(s) | MU-4 14.07 ac (density 24 du/ac); C-1 3.24 ac (height × coverage) | MU-4 14.07 ac (density 40 du/ac); C-1 3.24 ac (height × coverage) | MU-5 14.07 ac (density 40 du/ac); MU-4 3.24 ac (density 24 du/ac) |
| Storeys / height | 4 / 60 ft | 6 / 75 ft | 6 / 75 ft |
| Envelope (height × coverage), sq ft | 2,448,156 | 3,551,357 | 3,817,683 |
| Program within density cap, sq ft | 619,757 | 872,882 | 716,625 |
| Homes at 900 sq ft | 336 | 561 | 637 |
| Non-residential, sq ft | 317,357 | 367,982 | 143,325 |
| Parking spaces (code minimum) | 1,139 | 1,577 | 1,242 |
| Surface acres those spaces need | 9.2 | 12.7 | 10.0 |
| Proxy NOI / year | $3.9M | $6.6M | $7.4M |
| Proxy NOI on county appraised value | 24% | 40% | 45% |
| County appraised value per home | $49k | $29k | $26k |
Parcel by parcel
| Parcel | Address | Owner of record | Acres | Zoning | Character area | County appraised | Homes by right | Homes bonus | Homes upzone | What binds |
|---|---|---|---|---|---|---|---|---|---|---|
18 100 02 061 | 1041 Mysterious Way Decatur, GA 30033 | NDM Edens LLC | 6.86 | MU-4 | Town Center | $7.1M | 164 | 274 | 274 | density 24 du/ac |
18 100 02 005 | 2710 Lulah Avenue Decatur, GA 30033 | NDM Edens LLC | 5.17 | MU-4 | Town Center | $1.9M | 124 | 206 | 206 | density 24 du/ac |
18 100 02 066 | 2791 Lulah Avenue Decatur, GA 30033 | NDM Edens LLC | 2.04 | MU-4 | Town Center | $3.5M | 48 | 81 | 81 | density 24 du/ac |
18 100 02 058 | 2136 Lawrenceville Highway Decatur, GA 30033 | NDM II Edens LLC | 1.83 | C-1 | Town Center | $2.4M | 0 | 0 | 43 | height × coverage |
18 100 07 002 | 2125 Lawrenceville Highway Decatur, GA 30033 | Sky Speed Distributors INC | 0.72 | C-1 | Commercial Redevelopment Corridor | $1.1M | 0 | 0 | 17 | height × coverage |
18 100 07 003 | 2113 Lawrenceville Highway Decatur, GA 30033 | Executive Leasing Co | 0.69 | C-1 | Commercial Redevelopment Corridor | $375k | 0 | 0 | 16 | height × coverage |
Owner of record and appraised value from the county assessor as retrieved; natural persons are withheld. Appraised value is the assessor's figure, not a price or an opinion of value.
What moves the number
- MU-4 bonus density. Bonus density path, same district: Table 2.22 raises Town Center / Regional Center density from 24 to 40 du/ac (Sec. 27-2.22.1); Table 2.11 'Density 24 to 40' row, building with accessory non-residential, 6 stories or 75 ft. Bonus density is conditional on the district's bonus provisions (Sec. 27-2.22.1); the conditions are not modelled.
- C-1 bonus density. No bonus density: multi-family not permitted (Table 2.24). Height above 2 stories needs a Special Land Use Permit (Table 2.24 footnote 5); not modelled.
- C-1 residential. Table 2.24: multi-family attached dwelling 'Not permitted' in C-1; live/work unit permitted (residential portion min 650 sq ft)
- MU-4 density. Table 2.22: Town Center and Regional Center base 24, bonus 40; Office Park and Highway Corridor base 24, bonus 30
- MU-5 density. Table 2.23: Town Center base 40, bonus 60; Regional Center base 40, bonus 120
- Parking. Code minimums are shown (DeKalb Table 6.2: 1.5 spaces per home, 1 per 500 sq ft retail). A shared-parking reduction (Table 6.3) and structured parking both shrink the surface acres; neither is modelled.
Covers 17.3 of 73.1 site acres: the 6 assessor parcels within 40 m of the pin that carry a zoning code. parcel outlines from the county parcel layer. Parcel outlines: DeKalb County Property Appraisal Parcels_IASWorld FeatureServer/0. Homes at 900 sq ft average; 350 sq ft per surface space; proxy NOI = homes × rent × 12 × 92% occupancy × (1 − 40% opex), rent = Zillow ZORI, county 13089, 2026-09 (housing_market layer, retrieved 2026-10-20); commercial income not estimated. Bonus density = the same district at its bonus density and the matching height row. Upzone = the county's next mixed-use district as listed in the rule table (MU-4 → MU-5; C-1/C-2 → MU-4), not a proposal. bonus density is conditional on the district's bonus provisions; conditions not modelled; character area Commercial Redevelopment Corridor: 'all other' coverage 80%; coverage not set for multi-family; 1 − 10% open space used; surface parking does not fit beside the footprint; structured or shared parking implied. Code sections: MU-5: Sec. 27-2.23.1 and Table 2.23, Sec. 27-2.18.3 Table 2.17, Sec. 27-2.16.6 Table 2.13, Sec. 27-6.1.4 Table 6.2; C-1: Sec. 27-2.26.3 (dimensions by reference), Sec. 27-2.24.1 Table 2.24, Sec. 27-6.1.4 Table 6.2; MU-4: Sec. 27-2.22.1 and Table 2.22 (density, height reference), Sec. 27-2.18.3 Table 2.17 (dimensions, open space, mix of uses, setbacks), Sec. 27-2.15.6 Table 2.11 (height by density), Sec. 27-6.1.4 Table 6.2 (parking). Sources: MU-5 · C-1 · MU-4. JSON.
Request the full scheme site plan options, phasing, parking and yield by scenario, with the code citations: early access.
Homes per site under the three scenarioshover for square feet
All covered sitessum of encoded parcels within 40 m of the pin
| Site | Encoded acres | Parcels | Zoning | County appraised | Homes by right | Homes bonus | Homes upzone | Sq ft by right | Sq ft bonus | Sq ft upzone | Parking acres (by right / upzone) | Proxy NOI by right | Proxy NOI bonus | Proxy NOI upzone |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Belvedere Plaza Decatur, GA | 25.9 | 7 | C-1; C-2; MU-4 | $32.7M | 496 | 827 | 949 | 963,367 | 1,335,742 | 1,067,625 | 14.3 / 14.9 | $5.8M | $9.7M | $11.1M |
| Avondale Mall DeKalb County, GA | 19.2 | 1 | MU-4 | $23.2M | 461 | 769 | 769 | 518,625 | 865,125 | 865,125 | 7.2 / 12.1 | $5.4M | $9.0M | $9.0M |
| North DeKalb Mall Decatur, GA featured | 17.3 of 73 | 6 | C-1; MU-4 | $16.4M | 336 | 561 | 637 | 619,757 | 872,882 | 716,625 | 9.2 / 10.0 | $3.9M | $6.6M | $7.4M |
| Northlake Mall Tucker, GA | 1.4 of 80 | 1 | C-1 | $4.8M | 0 | 0 | 33 | 110,555 | 110,555 | 37,125 | 1.8 / 0.5 | no homes in this scenario | no homes in this scenario | $386k |
The other sitessame method, same scale within each drawing
Belvedere Plaza Decatur, GA
retrofit 2026 · status proposed · largest parcel owned by Wal Mart Real Estate Business · county appraised $32.7M over the encoded parcels ($1.3M/ac)
| By right | Bonus density | Upzone | |
|---|---|---|---|
| District(s) | C-1 4.17 ac (height × coverage); MU-4 20.7 ac (density 24 du/ac); C-2 1.0 ac (height × coverage) | C-1 4.17 ac (height × coverage); MU-4 20.7 ac (density 40 du/ac); C-2 1.0 ac (height × coverage) | MU-4 5.17 ac (density 24 du/ac); MU-5 20.7 ac (density 40 du/ac) |
| Storeys / height | 4 / 60 ft | 6 / 75 ft | 6 / 75 ft |
| Envelope (height × coverage), sq ft | 3,651,457 | 5,274,503 | 5,679,873 |
| Program within density cap, sq ft | 963,367 | 1,335,742 | 1,067,625 |
| Homes at 900 sq ft | 496 | 827 | 949 |
| Non-residential, sq ft | 516,967 | 591,442 | 213,525 |
| Parking spaces (code minimum) | 1,778 | 2,424 | 1,852 |
| Surface acres those spaces need | 14.3 | 19.5 | 14.9 |
| Proxy NOI / year | $5.8M | $9.7M | $11.1M |
| Proxy NOI on county appraised value | 18% | 30% | 34% |
| County appraised value per home | $66k | $40k | $34k |
Parcels, levers and assumptions
| Parcel | Address | Owner of record | Acres | Zoning | Character area | County appraised | Homes by right | Homes bonus | Homes upzone | What binds |
|---|---|---|---|---|---|---|---|---|---|---|
15 217 04 019 also counted on Avondale Mall | 3580 Memorial Drive Decatur, GA 30032 | Wal Mart Real Estate Business | 19.23 | MU-4 | Town Center | $23.2M | 461 | 769 | 769 | density 24 du/ac |
15 200 05 012 | 1170 Columbia Drive Decatur, GA 30032 | R And R Atlanta Real Estate | 2.47 | C-1 | Town Center | $1.5M | 0 | 0 | 59 | height × coverage |
15 217 04 022 | 3604 Memorial Drive Decatur, GA 30032 | Suntrust Bank | 1.47 | MU-4 | Town Center | $2.2M | 35 | 58 | 58 | density 24 du/ac |
15 217 12 003 | 3585 Memorial Drive Decatur, GA 30032 | Bank Of The Ozarks | 1.20 | C-1 | Town Center | $2.2M | 0 | 0 | 28 | height × coverage |
15 217 04 021 | 3570 Memorial Drive Decatur, GA 30032 | Memorial And Columbia LLC | 1.00 | C-2 | Town Center | $2.4M | 0 | 0 | 24 | height × coverage |
15 217 04 004 | 3568 Memorial Drive Decatur, GA 30032 | Iliyan Properties LLC | 0.42 | C-1 | Town Center | $1.2M | 0 | 0 | 10 | height × coverage |
15 217 12 001 | 3579 Memorial Drive Decatur, GA 30032 | R And R Atlanta Real Estate LLC | 0.08 | C-1 | Town Center | $41k | 0 | 0 | 1 | height × coverage |
Owner of record and appraised value from the county assessor as retrieved; natural persons are withheld. Appraised value is the assessor's figure, not a price or an opinion of value.
- MU-4 bonus density. Bonus density path, same district: Table 2.22 raises Town Center / Regional Center density from 24 to 40 du/ac (Sec. 27-2.22.1); Table 2.11 'Density 24 to 40' row, building with accessory non-residential, 6 stories or 75 ft. Bonus density is conditional on the district's bonus provisions (Sec. 27-2.22.1); the conditions are not modelled.
- C-1 bonus density. No bonus density: multi-family not permitted (Table 2.24). Height above 2 stories needs a Special Land Use Permit (Table 2.24 footnote 5); not modelled.
- C-1 residential. Table 2.24: multi-family attached dwelling 'Not permitted' in C-1; live/work unit permitted (residential portion min 650 sq ft)
- C-2 bonus density. No bonus density: multi-family not permitted (Table 2.24). Height above 2 stories needs a Special Land Use Permit (Table 2.24 footnote 5); not modelled.
- C-2 residential. Table 2.24: multi-family and live/work 'Not permitted' in C-2
- MU-4 density. Table 2.22: Town Center and Regional Center base 24, bonus 40; Office Park and Highway Corridor base 24, bonus 30
- MU-5 density. Table 2.23: Town Center base 40, bonus 60; Regional Center base 40, bonus 120
- Parking. Code minimums are shown (DeKalb Table 6.2: 1.5 spaces per home, 1 per 500 sq ft retail). A shared-parking reduction (Table 6.3) and structured parking both shrink the surface acres; neither is modelled.
- Shared parcel. One or more parcels here sit within 40 m of another Atlas record (Avondale Mall) and are counted on both pages; the parcel loader, not this page, decides which record owns them.
Covers 25.9 of unknown site acres: the 7 assessor parcels within 40 m of the pin that carry a zoning code. parcel outlines from the county parcel layer. Parcel outlines: DeKalb County Property Appraisal Parcels_IASWorld FeatureServer/0. Homes at 900 sq ft average; 350 sq ft per surface space; proxy NOI = homes × rent × 12 × 92% occupancy × (1 − 40% opex), rent = Zillow ZORI, county 13089, 2026-09 (housing_market layer, retrieved 2026-10-20); commercial income not estimated. Bonus density = the same district at its bonus density and the matching height row. Upzone = the county's next mixed-use district as listed in the rule table (MU-4 → MU-5; C-1/C-2 → MU-4), not a proposal. bonus density is conditional on the district's bonus provisions; conditions not modelled; coverage not set for multi-family; 1 − 10% open space used; surface parking does not fit beside the footprint; structured or shared parking implied. Code sections: C-1: Sec. 27-2.26.3 (dimensions by reference), Sec. 27-2.24.1 Table 2.24, Sec. 27-6.1.4 Table 6.2; MU-5: Sec. 27-2.23.1 and Table 2.23, Sec. 27-2.18.3 Table 2.17, Sec. 27-2.16.6 Table 2.13, Sec. 27-6.1.4 Table 6.2; MU-4: Sec. 27-2.22.1 and Table 2.22 (density, height reference), Sec. 27-2.18.3 Table 2.17 (dimensions, open space, mix of uses, setbacks), Sec. 27-2.15.6 Table 2.11 (height by density), Sec. 27-6.1.4 Table 6.2 (parking); C-2: Sec. 27-2.27.3 (dimensions by reference), Sec. 27-2.24.1 Table 2.24, Sec. 27-6.1.4 Table 6.2. Sources: C-1 · MU-5 · MU-4 · C-2. JSON.
Request the full scheme site plan options, phasing, parking and yield by scenario, with the code citations: early access.
Avondale Mall DeKalb County, GA
opened 1964 · closed 2001 · retrofit 2008 · status demolished · largest parcel owned by Wal Mart Real Estate Business · county appraised $23.2M over the encoded parcels ($1.2M/ac)
| By right | Bonus density | Upzone | |
|---|---|---|---|
| District(s) | MU-4 19.23 ac (density 24 du/ac) | MU-4 19.23 ac (density 40 du/ac) | MU-5 19.23 ac (density 40 du/ac) |
| Storeys / height | 4 / 60 ft | 6 / 75 ft | 6 / 75 ft |
| Envelope (height × coverage), sq ft | 3,015,571 | 4,523,357 | 4,523,357 |
| Program within density cap, sq ft | 518,625 | 865,125 | 865,125 |
| Homes at 900 sq ft | 461 | 769 | 769 |
| Non-residential, sq ft | 103,725 | 173,025 | 173,025 |
| Parking spaces (code minimum) | 899 | 1,500 | 1,500 |
| Surface acres those spaces need | 7.2 | 12.1 | 12.1 |
| Proxy NOI / year | $5.4M | $9.0M | $9.0M |
| Proxy NOI on county appraised value | 23% | 39% | 39% |
| County appraised value per home | $50k | $30k | $30k |
Parcels, levers and assumptions
| Parcel | Address | Owner of record | Acres | Zoning | Character area | County appraised | Homes by right | Homes bonus | Homes upzone | What binds |
|---|---|---|---|---|---|---|---|---|---|---|
15 217 04 019 also counted on Belvedere Plaza | 3580 Memorial Drive Decatur, GA 30032 | Wal Mart Real Estate Business | 19.23 | MU-4 | Town Center | $23.2M | 461 | 769 | 769 | density 24 du/ac |
Owner of record and appraised value from the county assessor as retrieved; natural persons are withheld. Appraised value is the assessor's figure, not a price or an opinion of value.
- MU-4 bonus density. Bonus density path, same district: Table 2.22 raises Town Center / Regional Center density from 24 to 40 du/ac (Sec. 27-2.22.1); Table 2.11 'Density 24 to 40' row, building with accessory non-residential, 6 stories or 75 ft. Bonus density is conditional on the district's bonus provisions (Sec. 27-2.22.1); the conditions are not modelled.
- MU-5 density. Table 2.23: Town Center base 40, bonus 60; Regional Center base 40, bonus 120
- Parking. Code minimums are shown (DeKalb Table 6.2: 1.5 spaces per home, 1 per 500 sq ft retail). A shared-parking reduction (Table 6.3) and structured parking both shrink the surface acres; neither is modelled.
- Shared parcel. One or more parcels here sit within 40 m of another Atlas record (Belvedere Plaza) and are counted on both pages; the parcel loader, not this page, decides which record owns them.
Covers 19.2 of unknown site acres: the 1 assessor parcels within 40 m of the pin that carry a zoning code. parcel outlines from the county parcel layer. Parcel outlines: DeKalb County Property Appraisal Parcels_IASWorld FeatureServer/0. Homes at 900 sq ft average; 350 sq ft per surface space; proxy NOI = homes × rent × 12 × 92% occupancy × (1 − 40% opex), rent = Zillow ZORI, county 13089, 2026-09 (housing_market layer, retrieved 2026-10-20); commercial income not estimated. Bonus density = the same district at its bonus density and the matching height row. Upzone = the county's next mixed-use district as listed in the rule table (MU-4 → MU-5; C-1/C-2 → MU-4), not a proposal. bonus density is conditional on the district's bonus provisions; conditions not modelled; coverage not set for multi-family; 1 − 10% open space used; surface parking does not fit beside the footprint; structured or shared parking implied. Code sections: MU-5: Sec. 27-2.23.1 and Table 2.23, Sec. 27-2.18.3 Table 2.17, Sec. 27-2.16.6 Table 2.13, Sec. 27-6.1.4 Table 6.2; MU-4: Sec. 27-2.22.1 and Table 2.22 (density, height reference), Sec. 27-2.18.3 Table 2.17 (dimensions, open space, mix of uses, setbacks), Sec. 27-2.15.6 Table 2.11 (height by density), Sec. 27-6.1.4 Table 6.2 (parking). Sources: MU-5 · MU-4. JSON.
Request the full scheme site plan options, phasing, parking and yield by scenario, with the code citations: early access.
Northlake Mall Tucker, GA
80.0 site acres · opened 1971 · closed 2026 · retrofit 2019 · status closed · largest parcel owned by Malakshmi LLC · county appraised $4.8M over the encoded parcels ($3.4M/ac)
| By right | Bonus density | Upzone | |
|---|---|---|---|
| District(s) | C-1 1.41 ac (height × coverage) | C-1 1.41 ac (height × coverage) | MU-4 1.41 ac (density 24 du/ac) |
| Storeys / height | 2 / 35 ft | 2 / 35 ft | 4 / 60 ft |
| Envelope (height × coverage), sq ft | 110,555 | 110,555 | 221,110 |
| Program within density cap, sq ft | 110,555 | 110,555 | 37,125 |
| Homes at 900 sq ft | 0 | 0 | 33 |
| Non-residential, sq ft | 110,555 | 110,555 | 7,425 |
| Parking spaces (code minimum) | 221 | 221 | 64 |
| Surface acres those spaces need | 1.8 | 1.8 | 0.5 |
| Proxy NOI / year | no homes in this scenario | no homes in this scenario | $386k |
| Proxy NOI on county appraised value | — | — | 8% |
| County appraised value per home | — | — | $145k |
Parcels, levers and assumptions
| Parcel | Address | Owner of record | Acres | Zoning | Character area | County appraised | Homes by right | Homes bonus | Homes upzone | What binds |
|---|---|---|---|---|---|---|---|---|---|---|
18 209 04 059 | 4805 Briarcliff Road Atlanta, GA 30345 | Malakshmi LLC | 1.41 | C-1 | Town Center | $4.8M | 0 | 0 | 33 | height × coverage |
Owner of record and appraised value from the county assessor as retrieved; natural persons are withheld. Appraised value is the assessor's figure, not a price or an opinion of value.
- C-1 bonus density. No bonus density: multi-family not permitted (Table 2.24). Height above 2 stories needs a Special Land Use Permit (Table 2.24 footnote 5); not modelled.
- C-1 residential. Table 2.24: multi-family attached dwelling 'Not permitted' in C-1; live/work unit permitted (residential portion min 650 sq ft)
- MU-4 density. Table 2.22: Town Center and Regional Center base 24, bonus 40; Office Park and Highway Corridor base 24, bonus 30
- Parking. Code minimums are shown (DeKalb Table 6.2: 1.5 spaces per home, 1 per 500 sq ft retail). A shared-parking reduction (Table 6.3) and structured parking both shrink the surface acres; neither is modelled.
Covers 1.4 of 80.0 site acres: the 1 assessor parcels within 40 m of the pin that carry a zoning code. parcel outlines from the county parcel layer. Parcel outlines: DeKalb County Property Appraisal Parcels_IASWorld FeatureServer/0. Homes at 900 sq ft average; 350 sq ft per surface space; proxy NOI = homes × rent × 12 × 92% occupancy × (1 − 40% opex), rent = Zillow ZORI, county 13089, 2026-09 (housing_market layer, retrieved 2026-10-20); commercial income not estimated. Bonus density = the same district at its bonus density and the matching height row. Upzone = the county's next mixed-use district as listed in the rule table (MU-4 → MU-5; C-1/C-2 → MU-4), not a proposal. coverage not set for multi-family; 1 − 10% open space used; surface parking does not fit beside the footprint; structured or shared parking implied. Code sections: C-1: Sec. 27-2.26.3 (dimensions by reference), Sec. 27-2.24.1 Table 2.24, Sec. 27-6.1.4 Table 6.2; MU-4: Sec. 27-2.22.1 and Table 2.22 (density, height reference), Sec. 27-2.18.3 Table 2.17 (dimensions, open space, mix of uses, setbacks), Sec. 27-2.15.6 Table 2.11 (height by density), Sec. 27-6.1.4 Table 6.2 (parking). Sources: C-1 · MU-4. JSON.
Request the full scheme site plan options, phasing, parking and yield by scenario, with the code citations: early access.
Method and assumptions
- Parcels: the county assessor parcels within 40 m of the Atlas pin that carry a zoning code, with their outlines from the county parcel layer; owner of record and appraised value as the assessor publishes them (natural persons withheld).
- Rules: hand-encoded per county and district in
zoning_rules.jsonwith the section for every value (max FAR, height, coverage, setbacks, density, bonus density, parking, residential allowed). Values the code does not state are null and shown as not encoded; no number is invented. - Envelope: footprint = parcel acres × lot coverage (multi-family coverage is N/A in DeKalb's Table 2.17, so 1 − the 10% open-space minimum is used); envelope = footprint × storeys, capped by FAR where one exists.
- Program: residential share = 1 − required non-residential mix (20% in MU-4/MU-5); homes = min(residential sq ft / 900, density cap × acres); the program figure is the envelope trimmed to that cap. C-1 and C-2 permit no multi-family by right, so those parcels count commercial square feet only.
- Bonus density: the same district at its bonus density (DeKalb Table 2.22: MU-4 24 → 40 du/ac in Town Center and Regional Center areas) with the height row that density unlocks (Table 2.11: 6 storeys / 75 ft). The bonus provisions are a condition the scenario does not test. Districts without a bonus path keep their by-right figures.
- Upzone: MU-4 → MU-5, C-1/C-2 → MU-4 (the district DeKalb applied to the North DeKalb Mall parcels). Where a county has no mixed-use district in the table a generic new-urbanist preset (FAR 3.0, 6 storeys, 70% coverage, 0.75 spaces per home) is used and labelled as not a real district.
- Parking: code minimums (DeKalb Table 6.2: 1.5 per home, 1 per 500 sq ft retail) at 350 sq ft per surface space including aisles; where footprint plus surface parking exceeds the lot, structured or shared parking is implied and said so.
- Proxy NOI: homes × county Zillow Observed Rent Index × 12 × 92% occupancy × (1 − 40% operating expenses). A county-wide typical rent, not a comp; commercial income is not estimated. "Proxy NOI on county appraised value" divides it by the assessor's appraised value of the encoded parcels: a screening ratio, not a cap rate or a yield on cost, since land cost, construction cost and the real rent are all absent.
- Drawings: the plan is the parcel outlines coloured by district, north up; the elevations are the three scenarios' footprints (drawn as squares) and storeys to one scale. Setbacks are encoded but not applied.
Next: Fulton County and City of Atlanta districts (MRC, C, SPI), the rest of DeKalb's cities, real rent comps, construction cost and land basis so the ratio becomes a yield on cost. The paid tier returns site-plan options with phasing and yield by scenario: request the full scheme.