Smyrna License and Variance Board approves multiple residential variances, tables Vinings North Trail items to July 8

The Smyrna License and Variance Board on June 24 unanimously approved a package of residential variances affecting properties across the city, granting exceptions for setbacks, small increases in impervious surface area and building on undersized lots while imposing standard site-plan and stormwater conditions.

Caitlin Crowe, community development land development services coordinator, told the board that most requests involved existing lots of record or nonconforming features predating Smyrna’s current zoning and that staff recommended approval with conditions. “Approval of the requested variances shall be conditioned upon substantial compliance with the site plan and elevations submitted with the variance application,” she said as she read the staff recommendations and stipulations that included as-built surveys, stormwater inspection and maintenance agreements and erosion-control measures.

At 2880 Elizabeth Street the board approved three related variances. Staff said the 0.17-acre lot was platted in 1945 and that a new house would bring the dwelling into the R‑15 minimum house-size standard while slightly increasing impervious surface to 36.1%. Owner Sandy Styken, who gave her address as 400 Belmont Place, Smyrna, told the board she would comply with staff conditions; Mark Wolfe, the city engineer, said engineering supports pervious pavers proposed for driveway mitigation and that a recorded stormwater maintenance agreement is required.

Crowe emphasized several construction-related conditions that recur across approvals: submission of an as-built survey prior to foundation pour, completion and recording of stormwater inspection/maintenance agreements with the Cobb County Superior Court, and submission of stormwater as-built certification before issuance of a certificate of occupancy. For the Elizabeth Street project staff also required replacing an existing 12‑inch reinforced concrete pipe (RCP) with an 18‑inch RCP prior to issuance of the certificate of occupancy and recording a drainage easement prior to permit issuance.

The board also approved a minor encroachment at 4160 Mansion/Manson Avenue (V26‑060) where the applicant proposed to replace an existing deck with a smaller screened porch that would add roughly 80 square feet into the city’s 75‑foot impervious-surface setback; engineering did not require mitigation because the addition is under 100 square feet and the lot has limited feasible mitigation areas. Homeowner Matthew Gross confirmed he would adhere to staff conditions.

Two linked variances at 1562 Sophia Lane drew staff attention because the owner proposes a new in‑ground pool and backyard improvements that raise impervious surface from 45% to 53% and encroach into the city’s 75‑ft impervious setback and 50‑ft undisturbed stream buffer. Crowe said the applicant plans a rain garden directly behind the proposed pool and is using artificial turf with a pervious subgrade; Mark Wolfe said engineering reviewed and supports the mitigation approach. The board approved both variances with erosion-control stipulations, including double-row silt fence and staking the 25‑ft state undisturbed buffer prior to land disturbance.

A cluster of requests for 3384 Vinings North Trail — including a gravel driveway, driveway-setback reduction and multiple encroachments into the city’s impervious-setback and stream-buffer zones — was read into the record and, at the applicant’s request, tabled to the July 8 License and Variance Board meeting for further consideration.

Other approvals included a driveway setback reduction at 1032 Manor Drive (V26‑064) to improve driveway width and drainage, a new‑construction variance on a substandard lot at 3045 Dunn Street (V26‑065), and two corner‑lot fence variances (V26‑066 and V26‑067) to permit 6‑foot wooden fences where the code allows a 4‑foot maximum in front setbacks. In the Reed Road case (V26‑063) staff noted the proposed rear extension is intended to accommodate aging parents and wheelchair access; the office required a 1‑hour rated wall or fire‑retardant paint where the eastern wall encroaches closer than 5 feet to the side property line.

Votes were unanimous on all decided items at the June 24 meeting. The board approved the June 10 meeting minutes and adjourned. Items V26‑054 through V26‑058 for Vinings North Trail were moved to July 8 for further review.

Votes at a glance

- V26‑049 (2880 Elizabeth St.) — new construction on lot of record below minimum: approved (standard stormwater and as‑built conditions). - V26‑050 (2880 Elizabeth St.) — increase impervious surface to 36.1%: approved (pervious-paver mitigation; maintenance agreement required). - V26‑051 (2880 Elizabeth St.) — front-setback reduction to 27.8 ft: withdrawn (motion to withdraw approved). - V26‑052 (2880 Elizabeth St.) — rear setback reduced to 12.3 ft: approved. - V26‑053 (2880 Elizabeth St.) — front-yard impervious request: withdrawn. - V26‑054–V26‑058 (3384 Vinings North Trail) — multiple driveway/stream-buffer variances: tabled to July 8, 2026. - V26‑060 (4160 Mansion/Manson Ave.) — encroachment into 75‑ft impervious-setback (small screened porch): approved. - V26‑061 (1562 Sophia Ln.) — encroachment into 75‑ft impervious setback & 50‑ft buffer: approved (rain-garden mitigation; erosion controls). - V26‑062 (1562 Sophia Ln.) — increase impervious surface from 45% to 53%: approved. - V26‑063 (681 Reed Rd.) — eastern side setback 10 ft → 4 ft: approved (gutters/downspouts; fire-rated treatment if necessary). - V26‑064 (1032 Manor Dr.) — driveway setback 5 ft → 1 ft: approved. - V26‑065 (3045 Dunn St.) — new construction on undersized lot: approved. - V26‑066 (280 Concord Rd.) — allow 6‑ft wooden fence in front yard (corner lot): approved. - V26‑067 (1237 Kenway Cir.) — allow 6‑ft wooden fence in front yard (corner lot): approved.

What happens next: Approved variances are subject to the conditions Crowe read into the record — notably recorded stormwater inspection and maintenance agreements, as‑built surveys and permit‑level erosion controls. The Vinings North Trail items will return to the board on July 8 for further review.