Smyrna board approves multiple variances, denies sidewalk waiver for Wooddrift coffee shop

The Smyrna License and Variance Board on March 26 approved a package of variances for private developments while denying a request to waive a sidewalk required along Wooddrift Drive for a new coffee shop at 2468 Spring Road.

The board voted unanimously to approve V25-028, which reduces required parking for the Spring Road coffee shop from 37 spaces to 31 (including a shared‑parking agreement); V25-030, which reduces a side setback from 10 feet to 4 feet for a dumpster enclosure at the same site; V25-031, allowing additional accessory structures at 1410 Mosswood Lane; and three variances that allow encroachment into city stream‑buffer or impervious‑surface setbacks at 951 Reid/Reed Road (V25-032) and at 1071 Bank Street (V25-033 and V25-034). The board also recorded that V25-027, a variance the applicant asked to withdraw, was withdrawn. The board denied V25-029, a request to eliminate the sidewalk requirement under section 717.131, by motion that also passed unanimously.

Why it matters: the votes affect several small businesses and homeowners and involve city goals on pedestrian connectivity and environmentally protective stream buffers. City staff recommended approval for most requests but recommended denial of the sidewalk waiver to keep the city’s corridor and connectivity plans intact.

Staff summary and conditions Caitlin Crowe, Planner I in Smyrna Community Development, described the proposals and staff positions. For the Spring Road property (Land Lot 810) Crowe said the remodel converts an office to a dine‑in restaurant, which under code requires 37 spaces; the applicant proposed 11 on site plus a shared‑parking agreement across the street for 20 more, yielding 31 total. Crowe said staff supported lowering the parking requirement and supported the reduced dumpster setback because the enclosure would be screened and moved to maximize parking. Staff recommended approval of V25-028 and V25-030 with stipulations including screening the dumpster per section 86-34.1, specified pavement markings, new curb and gutter on Wooddrift Drive, and a five‑foot sidewalk and two‑foot “beauty strip” along Wooddrift Drive or as directed by the city engineer.

Grease‑trap amendment Before voting on the parking variance the board approved an amendment to staff stipulation 3: instead of requiring a 1,500‑gallon grease trap the board approved use of a smaller under‑sink grease trap (described in the record as a 30‑gallon, six‑month service arrangement). The applicant agreed the other stipulations would apply.

Sidewalk waiver denied Crowe told the board the property falls in Corridor Design District 2 and that section 717.131 requires sidewalks when a property is redeveloped. Staff recommended denial of V25-029 to eliminate the sidewalk requirement. Applicant Shazad Perina argued construction cost and current pedestrian patterns made the sidewalk a hardship and said a short standalone sidewalk would “end abruptly” and could create safety concerns. The board noted the city has a stated connectivity goal and ties future sidewalk connections to other projects and SPLOST funding; the board voted to deny the sidewalk waiver, so the applicant must install the sidewalk or otherwise comply with the city engineer’s direction.

Accessory structures and pools The board approved V25-031 to permit additional accessory structures at 1410 Mosswood Lane after the applicant agreed to remove an existing shed and a permanent dog cage and to retain a small family treehouse. Staff said the yard is fenced and the new pool and cabana would sit behind the house; approval was conditioned on substantial compliance with the submitted site plan.

Stream‑buffer encroachments and mitigation plats Three variances (V25-032 at 951 Reid/Reed Road and V25-033 and V25-034 at 1071 Bank Street) involved building or placing above‑ground pools and an accessory structure in areas encumbered by the state 25‑foot stream buffer and the city’s 50‑ and 75‑foot buffers. Crowe said the properties were platted long before the city’s stream‑buffer ordinance (implemented in 2005) and staff concluded the hardships were not self‑created. For each case the applicants proposed buffer averaging and recording a combining or amending plat with the Cobb County Superior Court to show the extended setbacks; the city engineer reviewed and supported the mitigation approach. The board approved those variances with stipulations that the plat be recorded prior to issuance of building permits.

Other board business The board recorded that V25-027 (a variance for new construction on a substandard lot at Land Lot 452, Dell Avenue, applicant PLR Properties Inc.) was withdrawn as no longer necessary. The board also approved the March 12, 2025 meeting minutes.

Votes at a glance • V25-027 (withdrawn) — Applicant requested withdrawal; board recorded withdrawal (no action taken). • V25-028 — Reduce parking from 37 to 31 at 2468 Spring Road (coffee shop). Approved with six standard stipulations; stipulation 3 (grease trap) amended to a smaller under‑sink unit/service arrangement. Outcome: approved unanimously. • V25-030 — Reduce side setback from 10 ft to 4 ft for dumpster enclosure at 2468 Spring Road. Approved with stipulations; outcome: approved unanimously. • V25-029 — Eliminate sidewalk requirement per section 717.131 at 2468 Spring Road. Staff recommended denial; board voted to deny (applicant must provide sidewalk). Outcome: denial (unanimous). • V25-031 — Allow additional accessory structures at 1410 Mosswood Lane (pool + cabana). Approved with standard compliance stipulation (unanimous). • V25-032 — Allow encroachment into city 75‑foot impervious setback at 951 Reid/Reed Road; approval conditioned on recording combination plat showing mitigation (unanimous). • V25-033 — Allow encroachment into city 75‑foot impervious setback at 1071 Bank Street; approval conditioned on recording plat showing mitigation (unanimous). • V25-034 — Allow encroachment into the city’s 50‑foot undisturbed stream buffer at 1071 Bank Street; approval conditioned on recording plat showing mitigation (unanimous). • Approval of minutes MIN-2025-03-12 — Approved.

What the board did not decide The board did not change zoning classifications. Where applicants raised safety concerns or financial hardship (in the Wooddrift sidewalk discussion) the board cited the city’s connectivity policy and directed compliance or engineering review rather than waiving the requirement.

Ending Board members Richard Garland, Bo Jones and Andrea Worthy closed the March 26 session after unanimous votes on the listed items; staff and applicants were directed to follow the recorded stipulations and to record required plats with the Cobb County Superior Court before building permits are issued when applicable.