License and Variance Board Meeting - A. MAX BACON CITY HALL - COUNCIL CHAMBERS — Minutes
Open official source ↗ · Source page 2
June 25, 2025 10:00 AM City of Smyrna License and Variance Board Meeting 2800 King Street SE Council Chambers Page 2 of 4 Joey Staubes, Planner II, provided the following background: The subject parcel is a 0.73-acre lot located on the northwestern side of the Seneca Court cul-de-sac within the Creatwood Forrest subdivision. The subject parcel and adjacent parcels to the north, south, and east are zoned R-15 whereas the parcels to the west are zoned R-20; all are occupied by detached single-family homes. A southern section of the rear yard and a portion of the existing home are encumbered by the State’s 25-foot undisturbed buffer, the City’s 50-foot undisturbed stream buffer, and the City’s 75-foot impervious surface setback. The applicant is proposing to construct a screened-in porch on the southern section of the existing deck. Since the property was originally platted in 1962, prior to the Stream Buffer Protection Ordinance in 2005, the hardship is not self-created. No other variances are needed as the property is well below their impervious coverage maximum of 35% and will be fully within the building setbacks. Since the Stormwater Ordinance does not differentiate between replaced and new impervious area, a variance is required for the nonconforming stream buffer encroachment. Additionally, per Section 1102, “no nonconforming building, structure or use shall be extended, nor shall its total value be enhanced, unless such extensions or alterations conform with the provisions of this ordinance.” Since the screened porch is replacing a portion of the previously open deck, the property no longer remains legally nonconforming. However, since the existing single-family home and deck were already non-conforming, the hardship is not self-created. Since the original stream buffer encroachment occurred in 1963 when the home and deck were built and the encroachment amounts to less than 100 square feet of new impervious material, the Engineering Department has determined that no remediation is required in order to support the variance. Due to the existing stream buffers encumbering the rear yard and a portion of the existing home, Community Development believes this is the minimum variance needed to allow for any deck replacement and that there should be no negative impacts to adjacent properties if approved. Strict application of the ordinance would deny the applicant the ability to replace the deck as-is due to the stream buffer location. At the time of this report, Community Development has not received any calls in opposition to the request. The applicant is requesting relief from the City’s 75-foot impervious surface setback to build on an existing deck in the rear yard. According to Section 46-160 of the Stream Buffer Protection Ordinance, variances must be reviewed under the following standards: (1) The shape, size, topography, slope, soils, vegetation and other physical characteristics of the property; (2) The locations of all streams on the property, including along property boundaries; (3) The location and extent of the proposed buffer or setback intrusion; (4) Whether alternative designs are possible which require less intrusion or no intrusion; (5) The long-term and construction water quality impacts of the proposed variance; (6) Whether as a result of an exchange of buffer area the net buffer area is not reduced; and (7) Whether issuance of the variance is at least as protective of natural resources and the environment. After a review of the standards above, Community Development and the Engineering Department believe that the encroachment will not adversely affect surrounding residents nor the existing stream; therefore, staff recommend approval of the requested variance with the following condition: