PAULDING COUNTY PUBLIC HEARING PAULDING COUNTY - GEORGIA EXPLORE . VNWIND . THRIVE PLANNING COMMISSION BOARD OF COMMISSIONERS 2:00 P.M. JUNE 24, 2025 PAULDING COUNTY PLANNING COMMISSION PAULDING COUNTY BOARD OF COMMISSIONERS June 24, 2025 2:00 P.M. at the Watson Government Complex, 240 Constitution Blvd., Dallas, GA in the 2nd Floor B.O.C. Meeting Room AGENDA 1. Review minutes from the May 27, 2025 Planning Commission meeting. 2. 2025-10-Z Application by RICHARD KEMP requesting to rèzone, 1 acre from B-1 (General Business District) to R-2 (Suburban Residential District) for the proposed future development of a single-family residence. Property is located in Land Lots 107 & 110; District 2; Section 3; located east of Reece Rd and south of East Paulding Drive, POSTI, 3. 2025-11-Z Application by KURT & HEATHER KNUTHrequesting to rezone 29.73 acres from A-1 (Agricultural District) to R-2 (Suburban Residential District) for the proposed future development of two single-family homes fortwo children and their families. Property is located in Land Lots 758 & 827; District 18; Section 3; southof Thomas Rd and west of Raccoon Creek Rd. POST 4. 4. 2025-12-Z Application by INTEGRITY: DIYELOPMINTGROUP, LLC requesting to rezone 31.94 acres of B-2(Highway Business District) to R-55 (Active Adult Residential District) for the proposed developmentof an 81-lot residential, sènior community. Property is located in Land Lots 317-3188389-390; Districtl Section3; alongt the west intersection ofVilla Rica Hwy (Hwy 61) andthe Georgian Pkwy. 2025-10-Z Letter of Intent Rezoning with the intensions to sell the property for a single-family dwelling with no proposed square footage and no proposed building architecture. Nearby properties are residential and school use. Nearby and Adjoining properties are zoned R-2 Rezoning this property for one single family home will have no adverse impact on adjacent or nearby properties. Furthermore, one single family home will not cause a burden on existing streets, utilities, or schools. Rezoning this property is in conformity with the community residential character area. Building of the proposed single family home presumably would be completed by 2027. Paulding County Planning & Zoning Division Rezoning Application Last Updated 12/2024 APPLICATION FORM (PLEASE TYPE) Richard Kemp Name of Applicant 3624 Dallas Acworth Hwy Address Dallas GA 30132 City State Zip. chard@rakcoting.com 678-500-4210 Email Phone Name of Authorized Agent Address City State Zip. Email Phone Richard Kemp Name(s) of Titleholder(s) 3624 Dallas Acworth Hwy Address Dallas GA 30132 City State Zip chard@rakrooting.com 678-500-4210 Email Phone B-1 R2 1.0 Present Zoning District(s) Requested Zoning District Acreage Community Residential Future Development Map Designation 111.1.2.001.0000 Tax Parcel I.D. Number(s) 107/110 2nd 3rd Land Lot(s). District(s) Section(s). east side of Reece Rd, south of East Paulding Drive Location of property Nearest Intersections,(le. east/west side of givenroad, and south/north of givenroad) and address if available Description of proposed development: (include total number of lots, if residential; include projected number of employees, if commercial) One Single Family Home Does the application include any requested variances? No C Yes D If yes, list UDO Section(s) and provide justification in Letter of Intent: ZONING ANALYSIS 2025-10-Z Applicant: Richard Kemp Date: June 24, 2025 District: Section: Titleholder: Richard Kemp 2 3 Requesting: to rezone 1 acre of B-1 (General Land Lot: 167/10 Business) to R-2 (Suburban Residential) for the purpose of Present Zoning: B-1 (General Business) developing a future single-family residence. Post 1 19 20 - SAST st & S tion: 3 4 2025-10-Z Pending : 110 Distric Section: 6 2 5 80 160 320 Feet 9 0 S0-COPPER BT DR S 20 C A Cy 0U 3 a a D CD) 202 - -10-Z a Pending mD a Co ED) ( 0n - 80 160 320 Feet a c 0 C S 9 à 0 2 2 9 2 & & - & I 5 - € 3 I 1 : € . 6 & $ : - I - S E S 8 8 9 € 8 3 S B 5 . 8l E E 8 E a a S8 : I E el de 6 C - I I I I a b I do - E E I - E : :. 3 3 E E - I 8 5 - a I I #i I E à : U & : 8 8 I e 6 E - E : a a E R a 3 - E I 5; 3 3 I 8 Bi 5 3 E - e I - a De $ e 9, B : E I R 8 8 E 51 1 E 9 3 8 2 - * - 2 B E t I I # af : 3 I & o I E 1 - 82 2 : d8 ç I 8 - de : a e - N A I e # E I 1E E < y 8 a e B a E E . à e I 5 - I : I I B E $ E B 3 B I 8 B I E 8 a I # I . - I ! I E € e - - I 5 S à - s I 3 I : 1 I $ 3 y S 6 : a # I : 6 - à 82 I ) 5 1 . - 1 - a 3 a I 3 - 3 I B E 8 $ - I a I ! S 6 : E I 3 3 I I I I a 5 I 8 Rs £ A A A I E. I A I A $ A I A N 1 V * d di & 1 - 1 e , W à % S N o : - e 3 e & - 1A7, de e 8 8 a 8 ASPK B; a S : 5 5 X a à1 a 5 e 3 e s I E E & a I a a I I I I - a 3 3 % 1 2 6 E - 00 N 4 / I & e 5 & a E h / $ 3o33 sgooN W 9 %, N S A à & : & 3 3 - S - , % d & . 9 B = 30W33 3sVA EU 62822 M.90.80.9P N 6 38) : J9) e : 5 8B 1 88 KEB 3 I à d & W 8 286 E 4 1E63BarBe S 2025-11-Z April 10, 2025 Kurt & Heather Knuth 397 Thomas Rd Dallas, GA 30132 kmuth.son@yahoocom 404-787-3387 Paulding County Zoning Commission 240 Constitution Boulevard Dallas, GA 30132 Dear Members of the Paulding County Zoning Commission, We are writing to express our intent to apply for a zoning change for our property located at 397 Thomas Rd from Al agricultural to R1 suburban residential. Introduction: Our names are Kurt and Heather Knuth, and we are the owners ofthe property at 397 Thomas Rd. We have been residents of Paulding County for nearly 10 years and are committed to contributing positively to the community. Purpose of the Request: The purpose of this request is to rezone our property from A1 agricultural to R1 suburban residential. This change will allow for the future building oft two homes for our two children and their families. Details of the Request: Currently, the property is zoned as A1 agricultural. We are requesting a change to R1 suburban residential to facilitate the construction of single-family homes. Under the current A1 agricultural zoning, we are bound to removing only 5 acres, which would diminish the value ofthe original property to an extreme. We would like the ability to reduce the acreage to a minimum of 1 acre as R1 provides. Additionally, we are the only property on Thomas Rd zoned A1, not R1, as we are only the third owner oft this land since it was sold by the Tibbitts family over 30 years ago. Supporting Information: Attached to this letter are maps and plans detailing the proposed development. Additionally, we have included a copy of the rezoning application and any other relevant documents that support this request. Conclusion: We respectfully request the Paulding County Zoning Commission to approve this zoning change. We are available to provide any additional information or answer any questions the commission may have. Thank you for considering our request. We look forward to your favorable response. Sincerely, Kurt & Heather Knuth Paulding County Planning & Zoning Division Rezoning Application Last Updated 12/2024 APPLICATION FORM (PLEASE TYPE) Kurt A. Knuth and Heather A. Knuth Name of Applicant 397 Thomas Rd. Address Dallas Ga 30132 City State Zip knutr.son@yano.com or h_knuth@yahoo.com 404-787-3387 or 404-790-3791 Email Phone N/A Name of Authorized Agent Address City. State Zip Email Phone Kurt A. Knuth and Heather A. Knuth Name(s) of Titleholder(s) Same as above Address City. State Zip. Email Phone A-1 R-2 29.73 Present Zoning District(s) Requested Zoning District Acreage N/A Future Development Map Designation 064.2.4.003.0000 Tax Parcel .D. Number(s) 827 & 758 18th 3rd Land Lot(s). District(s) Section(s) intersection of southerly right of way of Thomas Rd & East land lot line of Land Lot 758 Location of property Nearest intersections.(le. east/ west side of given road, and south/north ofg given road) and address if available Description of proposed development: (include total number of lots, if residential; include projected number of employees, if commercial) NA Does the application include any requested variances? No - Yes D If yes, list UDO Section(s) and provide justification in Letter of Intent: L ZONING ANALYSIS 2025-11-L Applicant: Kurt & Heather Knuth Date: June 24, 2025 District: 18 Section: 3 Titleholder: Kurt & Heather Knuth Requesting: to rezone 29.73 acres of A-1 Land Lot: 827 & 758 (Agricultural) to R-2 (Suburban Residential) for the future Present Zoning: A-1 (Agricultural) construction of two homes for their children and families. Post 4 L.L. 759 758 L.L. 757 District: 18 4 C District: 18 Section: Section. Section: 3 2025-11-Z L.. 826 L.L. 827 Pending L.L. 828 Distict: 18 District: 18 District: 18 Sedtion: 3 Section: 3 Section: 3 L.L. 831 L.L. 830 L.L. 829 District: 18 District: 18 District: 18 Section: 3 Section: 3 Section: 3 - 0 315 630 1,260 Feet MAS 829 a 312.5 625 1,250 Feet a * 05 t9 98 SABINR SBOMVSSE 80.96 THOMAS * 8 EEErE S / 11235 EPEBT ROAD # T0a77 SEIOReE E 4 99.24 EISSE ZCeP syok RIARN 82ba 3.90,2.68N 3,9 8 - /, 3 F 985. * E 48' B3 A 8R U $ A * 8 / d F APPROX LANDLOT UNE 6 389.4" = 409.3. & o BRy Kk, 0 de $ 87 N N88'05'22"w 6 150.00 s fao 9 - 8 $88'05'22" E 150.00' 3 de a 1 5 h B 8 # 6 2 89 By 3 3 403 a a : N 8 : 3 g 767.67 - N88'34'04"W o LANDJOT LNE N/F JONES LTO. D.B. 3E, P. e! S F € 8F LOÇATED IN CARLTON RAKESTRAW & ASSOCIATES REVISED DATE JUNE OCT. 2,1994- 21, 1993 HOUSE LOCATION LAND LOTS 827 & 758, 18TH DISTRICT, R EGIST 1 ERI ED A NO S URVE 3RD SECTION, PAULDING COUNTY, GEORGIA HIOS-WARETTA HOHRAY. PALLAS, GEORGIA 30132 PROJECT NO. - 93-043 404-4 443 - 2200 2025-12-Z ELITE ENGINEERING - - SURVEYING CONSTRUCTION MANAGEMENT April 30, 2025 Paulding County Board of Commissioners 240 Constitution Blvd. Dallas, GA 30132 RE: REZONING REQUEST FOR 31.94 ACRES LOCATED OFF OF THE GEORGIAN PARKWAY IN SOTUH PAULDING COUNTY Dear Board, I represent Integrity Development Group, LLC with their request to rezone a total of 31,94 acres located off the Georgian Parkway from B-2 to R-55 with the intent to build 81 single family homes. The estimated home size is to average 2,000 SF with hardi plank siding and rock accents and 2-car garages. Home construction is to begin within 12 months after approved zoning, project completion by end of 2029. Zoning Review Standards: A. Adjoining properties are zoned A-1, PRD, and R-2. B. Our request for age restricted should not adverse conditions for the adjacent properties. C. Our request should provide patrons to support the local commercial developments in this area D. This project is designed for seniors or people approaching retirement. As such, these residents do not normally burden the school system, transportation system or utilities. Customer typically have grown kids, retired or nearly retired sO they do not travel to a from work each day and have low crime issues. E. This area is designated for being low to medium density. Our zoning request conforms with this designation. F. It is in our opinion that the proposed zoning is in conformance with the future land use and comp plan. We thank you for your consideration of this application and look forward to our hearing process. Respectfully submitted, ELITE ENGINEERING, LLC Jonathan Joyles, P.E. President 300 WI Parkway Dallas, Georgia 30132 Paulding County Planning & Zoning Division Rezoning Application Last Updated 12/2024 APPLICATION FORM (PLEASE TYPE) Integrity Development Group, LLC Name of Applicant 5901 Peachtree Dunwoody Road Address Atlanta GA 30308 City. State Zip chmnle@integrtydevelopmentgroup.com 404-428-2900 Email Phone Elite Engineering, LLC - Jonathan Jones Name of Authorized Agent PO Box 799 Address Dallas GA 30132 City. State Zip jones@elteolga.com 678-215-2968 Email Phone GDCI GA 7, LP Name(s) of Titleholder(s) 5755 Dupree Drive, Suite 130 Address Atlanta GA 30327 City, State Zip mke@pacligroup.com 404-324-3490 Email Phone B2 R55 31.94 Present Zoning District(s) Requested Zoning District Acreage Community Residential Future Development Map Designation 255.2.3.002.0000 Tax Parcel I.D. Number(s) 317,318,389,8320 1st 3rd Land Lot(s). District(s) Section(s). 1,140 feet west of intersection of Hwy 61 and the Gerogia Parkway on the Georgian Parkway Location of property Nearest intersections,( ie. east/ west. side ofg given road, and. south/north of given road) and address if available Description of proposed development: (include total number of lots, if residential; include projected number of employees, if commercial) Senior community with 8,000 S.F lots totaling 81 total lots entering off of the Georgian Pkwy Does the application include any requested variances? No Yes D If yes, list UDO Section(s) and provide justification in Letter of Intent: N/A 2 & AMHVONV VITA 9 8 3 3 JRY a 3 8 % S S 9 0 6 9 V - 8 8 8 8 8 8 8 8 8 S 6 5 e 6 S 8 8 5 3 $ 8 8 8 E 8 8 3 0 6 a 0 & 8 8 & - e 8 0 7 @ ISI NOINEMNNG a o 8 8 - 0 @ 6 8 f 8 8 3 D : 8 € 8 S 8 B6 8 S 0 8 E 5 8 a NI MVI 8 8 & ls 8 e 8 8 9 8 8 5 8 a a a 8 S 8 4 E 44 e 8 8 8 8 9 8 1 8 9 s 8 44 6 8 8 6 8 8 9 8 8 à A $ - & e e E 6 4 N 0 BIRY 409 408 407 406 05 336 o CORIONTAIL 337 21 Y : 403 S RIGAHWY 319 216 WE REROPSS MSAIWEHASR 2 301 302 18 26 310 306 55 1 GIA a 280 560 1,120 Feet ZONING ANALYSIS 2025-12-Z Applicant: Integrity Development Group, LLC Date: June 24, 2025 District: 1 Section: 3 Titleholder: GDCI GA & 7, LP Requesting: to rezone 31.94 acres of B-2 Land Lot: 317, 318, 389 & 320 (Highway Business) to R-55 (Active Adult Residential) for an 81-lot Present Zoning: B-2 (Highway Business) senior community. 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A&R Engineering Date: March 13, 2025 Subject: Methodology Memorandum for Proposed Residential Development on Georgian Parkway in Paulding County, GA I 25-034 The purpose of this memorandum is to document the scope of the traffic impact study for the proposed residential development to the north of Georgian Parkway in Paulding County, Georgia. The proposed development will consist of 85 units of senior adult housing - single family. The development one proposes full access driveway on Georgian Parkway. The location of the site is shown below in Figure 1. Hairstyles& Braids ews Automotive PHank S Boled Peanuts - ademy, Villat RIX 6 € Georglan Pkwy Site Driveway TomsFocigncers Repan Figure 1 - Site Overlay Map STUDY METHODOLOGY: To evaluate future traffic operations in this area, a projection of normal traffic growth will be applied to the existing volumes. Existing data points collected by GDOT over the last five years (between 2018- 2019 & 2021-2023) revealed traffic volume growth of approximately 3% in the area. This growth factor will be applied to the existing traffic volumes to estimate the build year (2027) traffic volumes for the development. The traffic study will include an analysis for the existing and future "No-Build" and "Build" conditions at the study intersections, both of which account for the background growth in traffic. Recommendations to improve operations will be included as necessary. TRIP GENERATION FOR PROPOSED SITE: Trip generation estimates were based on the rates and equations published in the 11th edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. This reference contains traffic volume count data collected at similar facilities nationwide. The trip generation estimates for the site were based on the ITE land use category 251 - Senior Adult Housing - Single Family. The estimated trip generation volume for the development is shown in the table below TABLE 1 - TRIP GENERATION FOR PROPOSED DEVELOPMENT AM Peak Hour PM Peak Hour 24 Hour Land Use Size Enter Exit Total Enter Exit Total Total ITE: 251 - Senior Adult Housing Single Family 85 units 11 23 34 24 15 39 516 STUDY INTERSECTIONS AND TRAFFIC COUNTS: Traffic counts will be collected during the AM (7:00 - 9:00) and PM (4:00 - 6:00) peak hours at the intersections below and 48-hour bi-directional counts will be collected near the proposed site driveway. 1. SR 61 (Villa Rica Highway) at Georgian Parkway TRIP DISTRIBUTION: We are proposing the following outer leg trip distribution based on the roadway network and nature of the planned development: SR 61 (Villa Rica Highway) (North) - 35% SR 61 (Villa Rica Highway) (South) - 45% Georgian Parkway (West) - 20% A graphic showing the study intersection locations and outer leg distribution is included in the next page. TURN LANE ANALYSIS: Below is a preliminary turn lane analysis, based on the analysis we anticipate the need for a right turn lane at the proposed site driveway. However, the left turn lane is expected to fall short of the required threshold. The average daily traffic (ADT) for Georgian Parkway is expected to be under 6,000 vehicles. An updated analysis will be conducted once the 48-hour traffic counts are gathered, and the full traffic study is completed. Left Turn Lane Analysis For a two-lane roadway with an ADT less than 6,000 vehicles and a posted speed limit of 45 mph, the daily site-generated traffic left turns movements threshold to warrant a left turn lane is 250 left-turning vehicles a day per Paulding County DOT standards. The projected left-turn volumes per day for the site driveway is included in table 2 below. TABLE 2 - PAULDING COUNTY REQUIREMENTS FOR LEFT TURN LANES Left Turn Roadway Traffic Left Turn Volume Speed/ Paulding Intersection # Threshold Warrant (% Total (vehicles/day) Lanes / met? Entering) ADT (vehicles/day) Georgian Parkway at 52 45 mph / Site Driveway 20% (Total Trips) + 2 x 0.2 = 2-Lane, / 250 Yes (516) + 2x 0.2 = 52 < 6,000 Al left turn lane is not warranted at the site driveway Deceleration Turn Lane Analysis For four lane roadways with ADT less than 6,000 vehicles and a posted speed limit of 45 mph, the daily site-generated traffic right turns movements threshold to warrant a deceleration lane is 100 right- turning vehicles a day per Paulding County DOT standard. The projected right-turn volumes per day for the site driveway is included in table 3 below. TABLE3 1 PAULDING COUNTY REQUIREMENTS FOR DECELERATION LANES Right-turn Roadway Intersection traffic Right-turn Volume Speed/ # Paulding (% total (vehicles/day) lanes / Threshold Warrants entering) ADT (vehicles/day) met? Georgian Parkway @ 206 45 mph / Site Driveway 80% (Total Trips) +: 2 x 0.8 = 2-Lane / 100 Yes (516) + 2x 0.8 = 206 < 6,000 A deceleration lane is warranted at the site driveway on Georgian Parkway per Paulding County DOT standards. A graphic showing the study intersection locations and outer leg distribution is included in the next page. SITE 61 5 Georgian Pkwy 1 : / 20% (AM) PM 61 NORTH TRIP DISTRIBUTION AND NEW SIIE-GENERATED WEEKDAY PEAK HOUR VOLUMES A&R Engineering Inc. VillaR Location GrowthRate RSquared StationD Route 2018 2019 2021 2022 2023 SR61 RicaH Hwy) (NEC ofTar 3.3% 0.67 223-0136 00006100 11,500 13,200 13,200 13,500 13,600 SR61 (Villa RicaH Hwy) (No ofisaa 4.1% 0.83 223-0134 00006100 12,800 12,900 13,200 14,700 14,800 SR61 (Villa Rical Hwy) (SofCam 2.1% 0.98 097-0061 00006100 12,700 12,800 13,300 13,600 13,700 SR1 101 (Rockmart Rd) (SE ofwa 2.0% 0.24 045-0203 00010100 8,900 9,030 10,000 10,300 9,070 SR1 120(BuchananH Hwy)(SWof 2.7% 0.57 223-0216 00012000 7,850 7,910 9,000 8,520 8,580 WelghtedA Average 2.9% 0.91 SumofCounts Stations 53,750 55,840 58,700 60,620 59,750 Location Traffic-Counter RCLINK 2018 2019 2021 2022 2023 SR61(VillaR RAHMEATIAIeN 223-0136 00006100 11,500 13,200 13,200 13,500 13,600 Trend Line 15,000 - B 10,000 os 1 5,000 2018 2019 2021 2022 2023 GrowthRate 3.3% Intercept 6,68,365 Slope 337.21 Trendline 12,123 12,460 13,135 13,472 13,809 Location TraflieCounter RCLINK 2018 2019 2021 2022 2023 SR61 (VillaR Rical Hw(oflsacPath) 223-0134 00006100 12,800 12,900 13,200 14,700 14,800 Trend Line 15,000 14,000 E, 13,000 sac Pa *; 12,000 - 11,000 2018 2019 2021 2022 2023 GrowthRate 4.1% Intercept -8,62,697 Slope 433.72 TrendUine 12,552 12,986 13,853 14,287 14,721 Location Traffico Counter RCLINK 2018 2019 2021 2022 2023 SR61(VillaR HawB-tcmimawo 097-0061 00006100 12,700 12,800 13,300 13,600 13,700 Trend Line 14,000 13,500 - - B, 13,000 1 12,500 - 12,000 2018 2019 2021 2022 2023 GrowthRate 215 Intercept -4,26,143 Slope 217.44 Trendline 12,655 12,872 13,307 13,524 13,742 Location Traffic-Counter RCLINK 2018 2019 2021 2022 2023 SR101 (Rockmart R4jl (SE ofW Walker Rd/V Wesley ChapelRd) 045-0203 00010100 8,900 9,030 10,000 10,300 9,070 Trend Line 10,500 10,000 i 9,500 : a 9,000 : - 8,500 8,000 2018 2019 2021 2022 2023 GrowthRate 2.0% Intercept -2,95,980 Slope 151.16 TrendUine 9,067 9,218 9,520 9,672 9,823 Location Trafficc Counter RCLINK 2018 2019 2021 2022 SR1 120(Buchanank HwyI5Woffiemiter Rd) 223-0216 00012000 7,850 7,910 9,000 8,520 2023 8,580 Trend Line 9,500 a 9,000 Es 8,500 : - : Buch an an Hwy. a 8,000 7,500 Se 7,000 2018 2019 2021 2022 2023 GrowthRate 2.7% Intercept 3,50,402 Slope 177.56 TrendUne 7,910 B,088 8,443 8,621 8,798 WeightedA Average 2018 2019 2021 2022 2023 Sumofcountstations 53,750 55,840 58,700 60,620 59,750 Trend Line 65,000 B 60,000 : : : à 55,000 - 50,000 2018 2019 2021 2022 2023 GrowthRate 2.9% Intercept -26,03,586 Slope 1,317.09 Trendline 54,308 55,625 58,259 59,576 60,893 2025-12-Z HOME ELEVATIONS OSPE-18E (OLL) 6000E Vo 'epareydrv NVIdsoou 009 ans' 'Ams spuymyIoN SLVZ T a NOLVATT NVIdT TVIaVa IODINOIVART a ouoz aseaynos AVWIVd: a4. 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