[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6176130,"mediaKeyId","5349895-1fee43c010e947163447da862041b44e","parentId",5349895,"title","BZA holds variance for Pindells Pass lot after applicant proposes terraced retaining walls; requests visuals and civil plans","audioSeconds",315,"startMs",3884000,"endMs",4199000,"viewUrl","/Search/View?dp=1&key=5349895-1fee43c010e947163447da862041b44e&start=3884&end=4199","thumbnailUrl","https://assets.pipeline.soar.com/5349895-1fee43c010e947163447da862041b44e/thumbnail_3884000.jpg","articleUrl","/articles/6176130/Cobb-County/Georgia/BZA-holds-variance-for-Pindells-Pass-lot-after-applicant-proposes-terraced-retaining-walls-requests-visuals-and-civil-plans","mediaUrl","https://secure.pipeline.soar.com/6176130-db68d5771652e5b10074f5cc5f0b8c80/orig.mp4?Expires=1773304617&Signature=XiBy9wwqc92bgJlyrA0NOWdIGsd1tppMuXovnTTpjpOf-P12sKdN9L6E4qixLJ8PTIG9LXMWtFYB6ksCfnpZhyWVdXLNexEoKJpFekaKb9si~o26KL7pWW7nm8VlP6xVZY9CqzW5VKzFFUlD3Y-l5MgRwfW48KVuzED4-ajVXzYAtRBdo6P-AZkUK-iI99rnXxj7WJhn9-qRiPkLIhSZDmLwAiE~ol6kIpdkoFTdi2WGRBJOVyQxlSIO1W5vewNSV11nn8gc~cAjAabUlXRFmE8SPHnNCoK21tTnrSdgqv1SAu166jFCmZ14B1odAX~qvue3RtizA4W8xae0HxvufA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-10T06:46:40Z","article","The Cobb County Board of Zoning Appeals on July 9 held a variance request from property owner Hans Michael for a home at Pindells Pass that would move the build line forward and allow exposed retaining walls exceeding the 6-foot maximum.

Architect Paulo Garcia told the board the lot’s steep topography requires the house move toward the street to reduce retaining-wall heights and to provide livable space. The application asked to reduce the front setback from 45 feet to 20 feet and to allow exposed retaining walls to exceed 6 feet in height; Garcia said existing exposed walls at the site reach about 40 feet and that the proposed design will use terracing to reduce exposed heights to around 20 feet per terrace, though still above the 6-foot limit.

A board member requested visuals and preliminary civil/ stormwater plans. Garcia said a civil engineer and structural engineer are preparing plans and committed to submit progress plans within two weeks. John Peterson, zoning division manager, confirmed that staff could review submittals in two weeks and that the matter could be held for the August meeting if the materials are provided.

The board voted to hold the case and instructed the applicant to submit visuals and civil stormwater information to address runoff and the terraced-wall design. If the board later approves a variance, any authorization would be structured to reflect terraced walls and applicable stormwater conditions, the chair indicated.","mediaType","Video","parentTitle","Cobb County Board of Zoning Appeals - 07/09/25","oneSentenceSummary","The Cobb County BZA held a variance request for a steep Pindells Pass lot on July 9 and asked the applicant to provide visuals and civil/stormwater plans showing a terraced retaining-wall design.","taxTitle","Cobb County, Georgia","taxId",3733,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6176135,"BZA holds Ndungu variance, asks applicant to resubmit site plan addressing impervious coverage",1011,2915000,3926000,"/Search/View?dp=1&key=5349895-1fee43c010e947163447da862041b44e&start=2915&end=3926","https://assets.pipeline.soar.com/5349895-1fee43c010e947163447da862041b44e/thumbnail_2915000.jpg","/articles/6176135/Cobb-County/Georgia/BZA-holds-Ndungu-variance-asks-applicant-to-resubmit-site-plan-addressing-impervious-coverage","https://secure.pipeline.soar.com/6176135-2ad9edad968b8578158c16958c014ce2/orig.mp4?Expires=1773304617&Signature=N~la6m6shsQUZ9U6MC8Kt7yr6MF8Yo2XnaXuYgDcV3iU7G8Hh-BjsgizrxGUV9TgVR6xJTnv5dlSL3JJbqciwtMMU1TIfdpqo0eE9p1RNvUgw7dy8lrpkY9cNgDTA0Cu6-Q4RjMr4hwRXk-EHalyQtvJoYVwd9raLZeIeUa-daIo4u2ec1dR6CpLqYTRfPDAAreKhZVFZSeTOx9kpDeL5nco3BsBQJUngURthnoUbneG5zfPtHOYNQd8Rm06m3gw2FWQ8xDtw6OrdYqzBUpxFN5OWMJSCwqTw5GEcH6DkinhipN4bsOOBn~L46A~TpNCUtQmwkf-t5KbromCVzYIDw__&Key-Pair-Id=KUT5TJCACFTXG","The Cobb County Board of Zoning Appeals on July 9 held a variance request from Martin G. Ndungu that would change setback and impervious-surface requirements for a Millard Avenue property and asked the applicant to return with a revised plan.

The application, read by zoning staff, sought to increase the maximum allowable impervious surface from 35% to 41%, reduce a side setback from 10 feet to 5 feet, and reduce a rear setback from 35 feet to 10 feet. The applicant told the board he plans to demolish an aging house and build a new residence with a two-car garage; he said the work would use an existing concrete slab and that the house’s condition motivated replacement.

A BZA member who represents District 2 inspected the site and told the applicant the board was concerned about the proposed garage facing the street because it would alter the street’s character; the member recommended the applicant return with a plan showing the garage behind the house and with reduced impervious coverage. The board discussed mitigations such as removing portions of the large existing backyard concrete pad and working with stormwater staff on mitigation measures (dry wells, other techniques) if the applicant remains above allowed impervious limits.

The board voted to hold the case and set a deadline for revised plan submission. John Peterson, Cobb County zoning division manager, said the applicant should submit revised plans to community development by Aug. 22 for staff review; the board set the matter for the Sept. 10 hearing.

The applicant and board discussed impervious figures during the hearing. Transcript remarks include some inconsistent numeric references: the reading of the case listed a requested increase to 41% while the applicant referenced a different figure (stating the requested impervious change 'to 32' in applicant remarks). The transcript does not resolve that discrepancy; the board’s hold requires the applicant to submit a clarified, stamped site plan showing proposed impervious coverage and a revised layout prior to the Sept. 10 hearing.","The Cobb County BZA held variance case V-75 for Martin G. Ndungu and directed the applicant to submit a revised site plan by Aug. 22 for review and to return at the Sept. 10 hearing, citing neighborhood character and impervious-surface concerns.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6176139,"Cobb County BZA denies variance for Barnwell sports court; orders removal within 60 days",1708,1206000,2914000,"/Search/View?dp=1&key=5349895-1fee43c010e947163447da862041b44e&start=1206&end=2914","https://assets.pipeline.soar.com/5349895-1fee43c010e947163447da862041b44e/thumbnail_1206000.jpg","/articles/6176139/Cobb-County/Georgia/Cobb-County-BZA-denies-variance-for-Barnwell-sports-court-orders-removal-within-60-days","https://secure.pipeline.soar.com/6176139-7f49075b34cd4892cf03f0021c0f3aa8/orig.mp4?Expires=1773304617&Signature=ADd2TS4DkM~~80j5VYLYzVtml87bbqEYV2CQIdQpnAADOaGXxdSfOkiTZvJ2siOTNc6jp2f8p5iGaXc6PEtiQYB4trDAQ~sMGv6k~7FQuERBUukWYerVrZ6-JzGU3wJOvsTn1juK5rZjpOz7jiUprJCZHDSB9A4HRV~u8LxHHMzPggfCO8cBz7aX07hr8rAXY2gtzYyDQTWyLH8-IHkmmIWRA0sBAapjuIwohNq7Am1rzyuZO37SfdxI9DQ2TH-mhdpp36BCa1VIK8lE9-761rOEktTKg5aNTyW6w4yPjaSAaDCvuE7jD3JXGrnmiXrjafSiZg0T5uZuWCIagMDUBQ__&Key-Pair-Id=KUT5TJCACFTXG","The Cobb County Board of Zoning Appeals on July 9 denied a request to legalize an existing 1,890-square-foot sports court at a Valley Creek Drive property, and ordered the homeowner to remove the court within 60 days.

The board’s action followed testimony from Katie Gregory, an environmental project consultant representing homeowner Matt Barnwell, and technical comments from county stormwater and sewer staff. Gregory said the court was installed as part of a landscaping plan to address persistent pooling and standing water and said no fill was used and the court was constructed of concrete.

The variance application sought two zoning exceptions: to reduce the required 100-foot setback for an accessory use over 650 square feet to about 4 feet from the east and south property lines, and to allow the sports court to be located in front of the principal building. Gregory also raised state and county environmental rules, saying part of the property lies within a 100-year floodplain and that roughly 10 linear feet of the court overlaps a 20-foot sewer easement (including a 2-foot buffer), which she described as reducing the effective easement width but not placing the sanitary line beneath the court.

Andrew Heath of Cobb County Stormwater Management told the board his office had flagged work within a state undisturbed-stream buffer and that the applicant had not yet resolved those state-level concerns. Heath said county floodplain policy generally prohibits bringing fill into the floodplain without compensatory cut and that any work in the floodplain would require a demonstration that the project creates a “no rise” condition for the design flood. He recommended resolving the stream-buffer and floodplain questions with state and county staff before approval.

Chris Duggan of Cobb County Water & Sewer said county sanitary sewer easements prohibit structures within easements; if the court encroaches, the county typically requires a hold-harmless agreement as part of building-permit review. Duggan said the survey information provided by the applicant did not appear to be of survey quality and that the encroachment could place the structure in violation of county code.

John Peterson, Cobb County zoning division manager, told the board the BZA’s remit is zoning criteria and setbacks, not state EPD determinations: “The issue regarding EPD is separate and different than what this Board is going to consider. This Board is only considering the zoning criteria.” The board, however, weighed the staff reports and the unresolved state and county regulatory issues in its decision.

A board member moved to deny V-74; the motion passed. After discussion, the board amended the motion to deny the variance and grant the applicant 60 days to remove the sports court from its current location. The board did not record a detailed roll-call vote in the hearing record.","The Cobb County Board of Zoning Appeals denied a variance for an existing 1,890-square-foot sports court at the Barnwell property, citing unresolved state stream-buffer and county floodplain and sewer-easement concerns, and gave the homeowner 60 days to remove the structure.","actionData","errors"]

Article not found

BZA holds variance for Pindells Pass lot after applicant proposes terraced retaining walls; requests visuals and civil plans

BZA holds Ndungu variance, asks applicant to resubmit site plan addressing impervious coverage

Cobb County BZA denies variance for Barnwell sports court; orders removal within 60 days