There is a question I have heard many times over the past year – variations of wanting to know why Doraville has not seen the same kind of development that has blossomed in other nearby communities. Ultimately, there are lots of reasons – only some of which have been in the city’s control. That said, there are some mistakes the city made that I hope it can rectify. One of these is the inconsistent zoning along Buford Highway.
In 2014, the city was evaluating a new zoning tool (called the “Livable Community Form Based Code”) to use for re-zoning Downtown Doraville and Assembly. The code was meant to encourage more walkable mixed-use development (like what is being built in Chamblee along Peachtree Industrial).
Somehow, a few people in the Northwoods neighborhood (where I live), just south of Buford Highway, got the idea that this re-zoning effort applied to our neighborhood. Let me be absolutely clear: this re-zoning was slated for the commercial properties along Buford Highway only – not Northwoods. Rather than try to educate the public about the misinformation, however, the council at that time made the decision to include the North part of Buford Highway in the new T-5 Livable Communities Code zoning, and to leave the South part of Buford Highway with the old C-2 zoning that encourages strip mall development and no residential.
While this may have seemed like a good compromise, I believe the city shot itself in the foot by only re-zoning the North side of Buford Highway, and leaving the South side to languish with a code that was mainly written in the 1960s and 70s. The result is that we have been sending mixed messages to developers, and indicating that we’re not a serious player in the region. Who is going to want to spend a lot of time and money building a mixed use community on one side of Buford Highway when it will face strip malls and parking lots on the opposite side of the street? How do you build a community that way?
In our most recent work session discussion about Downtown Doraville, I brought up the fact that the city cannot credibly redevelop its downtown when it has half of its main street zoned using an outdated code from the 60s. We can’t keep making bad compromises and then wondering why we aren’t seeing the development we want. It’s time for us to show leadership and do the things we know are best for the city.