Stream Buffer Variances in Metro Atlanta

If your property backs up to a creek or stream, local buffer rules may restrict where you can build. A Stream Buffer Variance is required when construction impacts these protected zones. At Permit ATL, we prepare the exhibits, write the narrative, and guide you through the process.


When Is a Variance Required?

  • Building or grading within 25–75 feet of a stream (varies by jurisdiction)

  • Adding pools, patios, or decks inside the buffer

  • Utility crossings or drainage improvements in protected zones

Where We File

Roswell • Alpharetta • Sandy Springs • Johns Creek • Milton • Atlanta • Fulton County • Forsyth County • Cobb County• Cherokee County • DeKalb County• Gwinnett County • Hall County

What We Do

  • Prepare buffer impact exhibit/site plan

  • Draft narrative/justification

  • Coordinate environmental/mitigation requirements

  • Submit to city/county for review

  • Track until approval

Steps

  1. Review project & buffer conditions

  2. Prepare exhibits & narrative

  3. File application

  4. Address staff comments

  5. Approval granted (board or staff level)

Timeline

6–12+ weeks depending on jurisdiction.

What You’ll Need

  • Survey showing streams/buffers

  • Proposed site plan with encroachment

  • Mitigation or replanting plan

Common Review Comments

  • Adjust limits of disturbance

  • Add mitigation plantings

  • Provide stormwater/drainage notes

  • Clarify alternative design options

Pricing

Custom fee based on scope; clear estimate after quick call.

Commonly Asked Questions

  • Can I reduce the buffer? No, but variances allow limited encroachment.
    Will I need mitigation? Almost always, via planting or drainage controls.
    Who reviews the variance? Some are staff-level, others require public board approval.