Smyrna public hearing approves stream-buffer variances with rainwater-harvesting mitigation

At a Smyrna public hearing, staff recommended approval of two related variances—v25-097 (encroachment into the city’s 50-foot undisturbed stream buffer) and v25-098 (encroachment into the city’s 75-foot impervious-surface setback)—subject to a six-part set of conditions and mitigation.

Caitlin Crowe, land development services coordinator in Community Development, told the hearing the property in question was platted in the early 1960s and that the house largely sits inside local stream buffers that postdate the home. Crowe said the proposal would encroach by less than 100 square feet (she cited about 74 square feet) and would mitigate the impact with a nonpotable rainwater-harvesting system of roughly 475 square feet. “Because it is about 74 square feet, currently that does not require the EPD,” Crowe said, noting that any larger encroachment would trigger state review and require a separate variance through the Environmental Protection Division.

Staff recommended six stipulations, including: substantial compliance with the submitted site and mitigation plans; a combination plat to formally merge parcels before a building permit is issued; a recorded stormwater inspection and maintenance agreement; staking and inspection of the state 25-foot buffer prior to land disturbance; submission of an as-built survey prior to foundation pour; and a stormwater as‑built certification prior to issuance of the certificate of completion. Crowe said the city’s engineering department had reviewed the mitigation approach and was supportive.

Applicant Ashley Stover told the hearing she had the completed lot‑combination plat and would submit it that day. The recorded motion to approve v25-097 (applicant Ashley Stover) was made and seconded and the transcript records the motion as carrying unanimously.

The stipulations require recorded plats and stormwater agreements with the Cobb County Superior Court before certain permits or certificates are issued; the transcript also notes that state buffer rules (the 25-foot state buffer) are outside city jurisdiction and that any encroachment beyond the small amount described would require state EPD involvement and a separate process.

Next steps: the applicant must record the combination plat and required stormwater documents; city staff will review as-builts and verify compliance before issuing a certificate of completion. If future work exceeds the encroachment described in the application, the EPD must be notified and a separate variance through state processes would be necessary.