Streams and Creeks

As the City’s name suggests, streams, creeks, and springs run throughout Sandy Springs. These waterways are tributaries to the Chattahoochee River and are an important part of Georgia’s natural water supply and stormwater management system.

To help protect water quality, reduce erosion, and minimize flooding impacts, both the State of Georgia and the City of Sandy Springs regulate land disturbance activities near waterways through designated stream buffers and river corridor protections.

The Chattahoochee River Corridor includes properties located within 2,000 feet of the Chattahoochee River.

Stream buffers are 75-foot protection corridors located along designated streams and water bodies. Construction activity and land disturbance within these areas are heavily regulated and may be restricted depending on proximity to the waterway.

Property owners can determine whether river corridor or stream buffer regulations apply to their property by using the Community Development Map.

Within the map interface, enable the “StreamBufferQuickDraw” layer to view applicable stream buffer areas.

State Water Determination

The City of Sandy Springs has staff available to determine whether a creek or stream qualifies as “state waters” and whether stream buffer requirements apply.

State waters are generally identified by the presence of wrested vegetation, meaning the stream or creek has an established natural bed and bank with visible soil or rock features.

Planning and Maintaining a Healthy Buffer Zone

Stream buffers, also known as riparian buffers, are vegetated areas adjacent to streams, rivers, and wetlands that help protect water quality, reduce nonpoint source pollution, stabilize streambanks, and support aquatic and wildlife habitat.

Once state waters have been identified, Sandy Springs requires a minimum 75-foot stream buffer.

Additional information is available in Division 9.2 of the Development Code.

The required buffer generally consists of three zones:

• A 25-foot state-regulated buffer
• An additional 25-foot City-regulated buffer
• A 25-foot impervious setback buffer

Land disturbance is prohibited within 50 feet of state waters, and concrete or structural construction is prohibited within 75 feet of state waters.

Landscaping activities may be permitted within portions of the 50–75 foot buffer area.

Projects involving land disturbance or encroachments within regulated buffers, including decks, patios, and walkways, require a stream buffer variance approved by the Board of Appeals.

Landscaping Considerations

Healthy stream buffers help prevent streambank erosion, provide wildlife habitat, and create shade that helps maintain cooler water temperatures.

The City has established landscaping guidance for stream buffer areas in the Technical Manual Section 1.E. State Water Buffers Restoration Standards.

Access paths leading to streams should be minimal in width and oriented perpendicular to the stream whenever possible.

To maintain open views while preserving buffer function, property owners are encouraged to use trees and low-growing groundcover vegetation.

Impacts of Stream Straightening

Naturally meandering streams help reduce flooding by slowing and dispersing water flow.

Streams are dynamic natural systems and should not function like engineered pipes or channels.

Straightening streams can increase erosion, trap excess energy within the channel, disconnect floodplains, and increase flooding and erosion risks for downstream properties.

Stream Walks

The City conducts stream walks to identify and address conditions that may contribute to creek impairments and to better understand stream conditions throughout Sandy Springs.