License and Variance Board approves variances to finish backyard work at 1151 Bridal Chase with conditions

The Smyrna License and Variance Board on July 8 approved two variances for a single parcel at 1151 Bridal Chase that will allow an existing deck and retaining walls to remain within city stream and impervious-surface setbacks, subject to five conditions laid out by staff.

Caitlin Crowe, land development services coordinator for community development, told the board the property’s backyard is largely within the state 25-foot stream buffer and the city’s 50- and 75-foot buffers, leaving little buildable area. Crowe said work on the deck and a three-tier retaining-wall system began without permits in November 2025, was put on a stop-work order, and the owner later applied for permits and variances. “The project has been on a stop work order since November 2025,” she said.

Crowe told the board the combined encroachments are roughly 156 square feet into the city’s 50-foot undisturbed stream buffer, about 500 square feet into the 75-foot impervious-surface setback and about 6 square feet into the state’s 25-foot buffer; staff proposed on-site mitigation including downspout disconnects. Clara Hodges of the engineering department described that mitigation: “Discharging them onto this grassy area allows runoff to infiltrate and filter through, filter pollutants out through the grass before it reaches any downstream, impervious, or stream area,” she said, and confirmed the property has the space needed to implement the measure.

Staff recommended approval with five conditions: (1) substantial compliance with the submitted site plan and elevation; (2) submission of a third-party engineer report for deck and retaining-wall footings prior to issuance of the building permit; (3) an as-built certification for retaining walls stamped by a professional engineer before completion of the retaining-wall permit; (4) installation of a guardrail along any retaining wall 30 inches or higher (minimum 36 inches tall, with no more than 4-inch slats); and (5) removal of the small retaining-wall section that encroaches on the neighbor at 1153 prior to issuance of the certificate of completion.

Shasta Little, the permit-authorized agent for the owner, confirmed she had no additions to staff’s background information and told the board she and the owner understood and would abide by the stipulations. “We’ll make sure those are done,” Little said.

No members of the public spoke for or against either variance during the public hearing. A committee member moved to approve V26-068 (the 50-foot buffer variance) and the motion passed unanimously; the board then approved V26-069 (the 75-foot impervious-surface setback variance) by motion and second. Chair reminded the applicant that the five stipulations apply to both approvals.

The approvals allow the property owner to retain the existing deck and retaining walls provided the required engineering reviews, certifications and corrective measures are completed as specified. The board did not provide a separate timeline for permits or inspections at the meeting.