Board approves variance for Bishop Lake property after debate, sets conditions including seawall and impervious limit

The Cobb County Board of Zoning Appeals on Feb. 12 approved variance case V130 for Jennifer and Trey Cambern — a request to increase impervious coverage to 40% and to reduce front and rear setbacks on a Bishop Lake property — after a contested hearing and multiple public comments. The board approved the variance with several written stipulations intended to limit expansion and address stormwater and shoreline concerns.

Why it matters: Neighbors and the East Cobb Civic Association objected to construction near Bishop Lake’s shoreline and argued the property should conform to a 25-foot water buffer. The board’s decision includes conditions meant to address runoff and public concerns while allowing the property owners to rebuild within constraints.

What the board decided: The motion to approve V130 carried after the board attached stipulations that, as read into the record, require the applicant to: use the site plan submitted on Feb. 10, 2025; meet with stormwater management to reduce impervious surface to 35%; change the site-plan labeling from “existing deck repair” to “replace rear deck” and keep the rear deck uncovered with no side lattice; preserve a specified area behind the proposed addition by prohibiting additional structures there; build or extend the seawall before any grading or construction and have the seawall inspected by a Cobb County building inspector prior to further permits or construction. Those stipulations were read into the record by a board member and adopted with the motion.

Public testimony: Attorney representation for the applicants, identified in the record as Madam Rosen of Rosen, Rosen & Riley, said the property is “now down to 36%,” and argued the irregular lot shape and topography limited where structures could be placed. Neighbors pushed back. Richard Enzinger, who identified himself as a nearby resident and long-time Bishop Lake homeowner, said, “Nowhere were the variance results displayed or discussed,” and urged the board to require a 25-foot rear setback except for existing grandfathered conditions. Richard Grom, East Cobb Civic Association case manager, told the board the association opposed any increase in impervious surface and recommended that any rear-setback variance be limited to the existing structure’s footprint.

Board rationale and conditions: Board discussion emphasized the property’s small, odd shape and topography, the applicant’s work with the East Cobb Civic Association and neighbors, and stormwater-management concerns. The board’s stipulations were structured to allow reconstruction while reducing runoff risk and preserving shoreline protections where possible. The board also required that the seawall be constructed and inspected before other site work to address runoff and erosion risks.

Outcome and next steps: The motion to approve V130 with the stated stipulations passed by voice/roll call. The applicant must satisfy the stormwater and site-plan conditions before obtaining further permits. The board noted that variances apply to each property individually and do not set precedent on neighboring parcels.

Votes and official actions: - Motion to approve V130 (Cambern) with conditions (site plan dated 02/10/2025; stormwater meeting to achieve 35% impervious; replace rear deck wording; rear deck to remain uncovered and without side lattice; no structures in defined left-side rear area behind proposed addition; seawall extended/built and inspected by Cobb County building inspector prior to grading and construction): motion passed.

Public speakers and testimony included the applicants’ attorney Madam Rosen, neighbor Richard Enzinger, Richard Grom (East Cobb Civic Association), and Jim Beveridge (neighbor who raised concerns about accessory dwelling use).