Board approves large tiered retaining walls with stormwater conditions and visual review

The Cobb County Board of Zoning Appeals on Aug. 13 approved variance case v85 allowing front-setback reduction and construction of tiered retaining walls on a steep lot on Pindell’s Place, with conditions that the walls appear substantially as shown in the presentation, staff and stormwater comments be satisfied and stormwater mitigation be implemented per the applicant’s submitted site plan.

Why it matters: The request deals with substantial retaining-wall heights in a steeply sloped lot that may be visible at long range. The board required explicit visual and material controls and asked for engineering documentation and permit-level geotechnical review to address structural and stormwater safety concerns.

Applicant request and presentation: Pablo Garcia, the applicant’s representative, said the lot has “an excessive slope” and that the design uses two terraced retaining walls (rather than one taller wall) to make the lot buildable. He presented street-view renderings and a stormwater strategy that uses downspouts and a drywell to slow runoff.

Stormwater and engineering review: Andrew Heath of Cobb County Stormwater Management told the board the submitted stormwater plan clarifies capture of runoff and routing it to a dry-well treatment system, and he estimated wall heights from the street side at about 19 feet for the top wall and about 46 feet for the lower wall. Heath said the site plan submittal showing the drainage system should be referenced in any approval and could satisfy stormwater concerns if included as a condition.

Materials and appearance: The applicant said the retaining walls would be constructed of Allen block (a split-face block) rather than poured monolithic concrete. The board discussed requiring the district planning commissioner to approve final wall design and exterior appearance; the motion ultimately tied approval to the visuals shown at the hearing and to staff and stormwater conditions.

Engineering assurances: The applicant said a geotechnical report and structural-engineer design are in progress; the applicant expects the foundation and retaining-wall design to be submitted with the building permit. The board noted development-inspection footing and foundation inspections will be required and can include private-engineer certifications as needed.

Board action: The variance, as modified by a submittal dated July 29, 2025, was approved subject to: (1) final wall appearance substantially matching the visuals shown; (2) satisfaction of staff and stormwater comments; and (3) stormwater measures as shown in the July 29 site plan. The motion passed following a second and roll call vote.

Next steps: The applicant will submit geotechnical and structural reports with the building-permit application; development inspections and stormwater management will review permit-level designs and inspect foundations and retaining-wall construction.