Sandy Springs Board of Appeals Meeting - January 7, 2026

The Sandy Springs Board of Appeals met on January 7, 2026, at 6:00 PM in the Studio Theatre at City Hall. The board considered one variance application after two other cases were withdrawn or postponed. The meeting included approval of the agenda and previous meeting minutes, a full hearing on the lone case, and a unanimous vote to deny the requested variance.

Consent Calendar

• Approval of Meeting Agenda: The board unanimously approved the January 7, 2026 agenda.
• Approval of Meeting Minutes: The board unanimously approved the November 5, 2025 meeting minutes.

Discussion Items

• Case 2026-0003 V-25-49 – 7821 Jet Ferry Road: Request for variances from Sections 9.4.3.C, 9.4.2.G.2, 6.1.2.B, and 2.2.2 to allow a new single-family house to encroach into side setbacks with walls, retaining walls, and grading.
  • Staff Presentation: Planning and Zoning Manager Michele McIntosh-Ross presented staff’s recommendation for denial. The 0.88-acre parcel is zoned RE2 (2-acre minimum) and considered a non-conforming lot of record. The site has a moderate slope of 15.8% and requires a septic system. Staff determined the lot is buildable without variances using a differently designed house. The proposed 4,626 sq. ft., two-story house would encroach: the house wall into the east side setback by 10 feet, retaining walls and grading into the side setback by 15.9 feet (5.9 feet beyond the 10-foot allowance), and grading to the east property line 15 feet beyond what is allowed. Staff argued the variance would negate the code’s intent for consistent setbacks, that physical conditions are not unique, and that a different house plan could avoid the need for variances.
  • Applicant Testimony: Lila Keelan, the owner (address: 505 Oak Bridge Trail, Alpharetta), explained she purchased the lot in 2021 without knowing the RE2 zoning required larger setbacks than the surrounding E1-zoned lots (15 ft vs. 25 ft). She stated the lot is narrow, the only one in the neighborhood zoned RE2, and the family could only afford this lot. She cited three reasons for the variance: narrow lot, septic system space constraints, and the desire to build a home of comparable value to the neighborhood. Her contractor, Yani Vregev (address: 7755 Jet Ferry Road), added that the lot is rocky and sloped, requiring a special septic tank design, and that the house design is the only option without making the house smaller. The applicant noted that neighbors had no objections.
  • Board Questions & Discussion: Board members questioned the applicant about the buildable area shown on the staff slide (approx. 14,348 sq. ft.), the feasibility of moving the pool or redesigning the house to meet setbacks, and the septic system location. The applicant acknowledged they initially designed based on a 15 ft setback assumption (the E1 standard) and only learned of the 25 ft requirement from city staff. They had not submitted a full building plan, so staff comments (from city engineer, arborist, and development manager) about design issues (e.g., garage facade, tree impacts) were not yet applicable. The board discussed the hardship criteria and noted no extreme hardship was demonstrated.

Key Outcomes

• Motion to Deny Variance V-25-49: Board member Sparano made a motion to deny the variance; it was seconded and passed unanimously (all 7 members voted aye).
• Other Cases:
  • Case 2026-0001 (1000 Johnson Ferry Road) was withdrawn by the applicant prior to the meeting.
  • Case 2026-0002 (701 Bass Way) was moved to the February 4, 2026 Board of Appeals meeting.
• Announcement: The chair announced that elections for board officers will take place at the February meeting.
• Adjournment: The meeting was adjourned by unanimous vote.