PAULDING COUNTY PUBLIC HEARING PAULDING COUNTY GEORGIA EXPLORE . VNWIND a THRIVE PLANNING COMMISSION BOARD OF COMMISSIONERS 2:00 P.M. JULY 22, 2025 PAULDING COUNTY PLANNING COMMISSION PAULDING COUNTY BOARD OF COMMISSIONERS July 22, 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 June 24, 2025 Planning Commission meeting. d Agenda item forwarded from the June 24th Planning Commission 2. 2025-03-Z (CoH) Application by BLUE RIVER DEVELOPMENT, LLC / ANDREA PEARSON = BLOOM PARHAM, LLP requesting to rezone approximately 50 acres from B-2 (Highway Business District) to the city ofHiram'snewly adopted MXD (Mixed-Use Development) for the proposed development of 319 townhome and single-family residential units. Property is located in Land Lots 663, 664, 669 & 670; District 19, Section 2; along the north and south sides of the Wendy Bagwell Pkwy, Poplar Springs Road and Bill Carruth Pkwy corner intersection. POST 1 & POST 3. 3. 2025-11-L 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 oft twosingle-family homes for two children and their families. Property is located in Land Lots 758 & 827: District 18; Section 3; south of" Thomas Rd and west of Raccoon Creek Rd. POST4. 4. 2025-12-L Application by INTEGRITY DEVELOPMENT GROUP, LLC requesting to rezone 31,94 acres of B-2 (Highway Business District) to R-55 (Active Adult Residential District) for the proposed development ofan 81-loti residential senior community. Property is located in Land Lots 317-318 &389-390; District 1; Section-3; along the west intersection ofVilla Rica Hwy (Hwy 61) and the Georgian Pkwy. POST 2. 2025-03-Z (CoH) city ofHiram annexation Letter of Intent Blue River Development Application for Text Amendment and/or Application for Rezoning- City of Hiram December 13, 2024 Applicant is proposing a rezoning to R-4, B-1, B-2 in the Corridor Overlay District to allow for a mixed-use development and/or a text amendment to provide a mixed-use zoning category and rezoning to that newly created district. The proposed development provides a high quality, master planned mixed use development controlled by a Master Owner's Association to include restrictions and protections that will maintain long term quality and maintenance of the project. Applicant's current proposal as shown on site plan attached as Exhibit A" includes 372 Townhome and Single Family residential units with square footages ranging from 1,000 to 2,600 square feet. Proposal also includes 62,000 square feet of non-residential that is uniquely designed to integrate land uses within the community, maximizing pedestrian activity by connecting civic/public space to the Silver Comet Trail. The site plan and architectural standards included in Exhibits "A" are intended to be site plan specific (with respect to any concurrent variances) and will promote high quality creative development that will combine imagination, innovation and variety in the appearance of buildings and sites. These standards are further intended to preserve and enhance property values and to promote the public health, safety and welfare by providing for consistent, and coordinated treatment of the property encompassed by the selected transportation corridors. Hours of operation for any of the non-residential building components are anticipated to be 8:00 am 12:00 am, Monday thru Sunday. Applicant proposes a text change amendment to Appendix A, Article VII, to add the following Section T: Mixed-Use District adopted December 3, 2024. (1) Purpose and Intent. It is the intent of this Section to allow quality mixed-use developments that provide a combination of commercial, residential, and/or community uses as part of an approved master plan. (2) Permitted uses. The following uses are permitted in the MU District. The MU District requires the proposed development include a combination at least one of each of the following residential, commercial, and civic uses: a. Residential uses: i. Single-tamily dwellings ii. Condominiums iii. Townhouses iv. Multi-family apartments b. Commercial uses: i. Commercial indoor recreation uses, except shooting ranges ii. Commercial outdoor recreation uses, except shooting ranges iii. Commercial recreation restaurant iv. Hotels V. Establishments including live entertainment vi. Neighborhood retail uses vii. Retail business viii. Restaurants C. Civil uses: i. Cultural facilities ii. Parks ili. Open spaces/community greens iv. Trails/multi-use paths (3) Lot size, area, and set back requirements. Lot size, area, and set back requirements shall be established for each Mixed-Use Master Planned Development in the master plan approved at the time of rezoning to the Mixed Use Overlay District adopted December 3, 2024. In accordance with Sec. 280-10.03 of the Paulding UDO and City of Hiram Appendix A, Article XVI, Section G, the applicant submits the following: ZONING REVIEW STANDARDS A. Existing land use and zoning classification of nearby property. Applicant notes that the existing land use and zoning classifications of nearby properties are multi-family residential, general commercial and industrial. B. Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. Applicant contends that proposal for mixed use is consistent with existing multi-family residential and commerca/ndustra. uses and zoning districts of adjacent and nearby properties. C. Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby properties. Given that adjacent and nearby propertes are being used for multi-family residential, general commercial and industrial uses more intense than those proposed by applicant with additional design protections and features, no adverse effect is anticipated. D. Whether the zoning proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools. Applicant contends that area is currently served with adequate "urban" infrastructure/utites and its proposed use (including development agreement addressing project related improvements that will be forthcoming) will not cause an excessive or burdensome use ofe existing streets, transportation facilities, utilities or schools. E. Whether the proposed use is supported by new or changing conditions not anticipated by the comprehensive plan or reflected in the existing zoning on the property or surrounding properties; Applicant contends that proposal is supported by changing market conditions including desire for increased pedestrian transportation options, opportunities to work remotely and eliminate vehicular trips, with opportunities for community engagement within civic open/greenspace. F. Whether the zoning proposal is in conformity with the policies and intent of the comprehensive plan. Given the city and county's comprehensive plan designation of Commercial and its underlying narrative for character areas that provide for "a detailed, fine-grained mixed land use, or one in which land uses are more evenly balanced, mixed land use categories may be created and applied at the discretion of the community. If used, mixed land use categories must be clearly defined, including the types of land uses allowed, the percentage distribution among the mix of uses for other objective measure of the combination), and the allowable density of each use' applicant believes that its proposal is consistent with the policy and intent of the Comprehensive Plan. Constitutional Notice Denial of the Rezoning will unreasonably impair and destroy Applicant's property rights without first paying fair, adequate and just compensation for such rights, in violation of Article 1, Section I, Paragraph I oft the Constitution of the State of Georgia, Article 1, Section III, Paragraph I of the Constitution of the State of Georgia, and the Just Compensation Clause of the Fifth Amendment to the Constitution of the United States. Denial of the Rezoning is unconstitutional, illegal, null and void, constituting a taking of Applicant' S property in violation of the Just Compensation Clause oft the Fifth Amendment to the Constitution of the United States, Article I, Section I, Paragraph I, and Article I, Section III, Paragraph I of the Constitution of the State of Georgia. Denial of the Rezoning unconstitutionaly discriminates, in an arbitrary, capricious, and unreasonable manner, oetween Applicant and other similarly situated entities and property owners in violation of Article I, Section I, Paragraph II of the Constitution of the State of Georgia and the Equal Protection Clause of the Fourteenth Amendment to the Constitution of the United States. Denial of the Rezoning constitutes an unreasonable and extreme hardship upon Applicant without remotely advancing the public health, safety and welfare and would constitute an arbitrary and capricious act without any rational basis therefore, constituting an abuse of discretion in violation of Article 1, Section I, Paragraph lofthe Constitution ofthe State of Georgia, Article 1, Section III, Paragraph I of the Constitution of the State of Georgia, and the Due Process Clause of the Fourteenth Amendment to the Constitution of the United States. "Exhibit A" NELSON loadedd detachedie towahemes, Bon un X o Rear-l loadedt towahomest thatf street, mews, or greens space, os n 7792 SILVER COMET Retail, FKBI 30,000 flwith pedestrian- TRAIL SITE connectivity to adjacentt townhome neighborhoed BlueR River Development, LC : ha fieateadrditemahemm. 23un Rear-k loadedt tewnhomes, 81 uA- - a Retall, FABC (27,000 sD and townhomes ENT SUMMARY framings civic pace withl lawn and tage area Exltingz Zening C.OandB.2 Mied-ue Rear-l loaded townhomes, 12un E Acreage 50.32 Retall 57,000 sf 1P16/1000) 35,000 : sp (6/1000) Front-I loaded townhomes, llun 72M an losded 298. -losded 34 ONINGP PLAN E Parking Required 552 n Paking Provided 608 5321p E 76un SP-2 - ECEIVE RECD Paulding County Planning & Zoning Division DEC 13 Rezoning Application Last Updated 02/2024 APPLICATION FORM (PLEASE TYPE) Blue River Development, LLC Name of Applicant 3715 DaVinci Court, Suite 300 Address Peachtree Corners Georgia 30092 City State Zip. mmesikay@bluerverdevelopment.com 678.488.0380 Email Phone hosack@outlok.com / soble@bluerverdevelopment.com 770.235.5562 / 404.840.5541 Andrea Pearson-Bloom Parham, LLP Name of Authorized Agent 977 Ponce de Leon Avenue, NE Address Atlanta Georgia 30306 City State Zip apeatson@bcom-aiwcom 404.577.7710 Email Phone Please See Attached Name(s) of Titleholder(s) Address City State Zip Email Phone R-4, B-1, B-2 le vedUse OverlayD Distra See attached Zoning Plan Present Zoning District(s) Requested Zoning District Acreage Mixed Use and Commercial Future Development Map Designation 177.1.3.043.000, 177.1.3.001.0000, 177.1.4.014.000, 177.4.2.009.000 Tax Parcel I.D. Number(s) 663, 664, 669, 670 19th 2nd Land Lot(s). District(s) Section(s). Wendy Bagwell Parkway and Poplar Springs Road Location of property Nearest intersections,(ie. 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) Does the application include any requested variances? No - Yes D If yes, list UDO Section(s) and provide justification in Letter of Intent: +3 ZONING ANALYSIS 2025-03-Z (CoH) Applicant: Blue River Development, LLC. / Andrea Pearson Date: July 22 2025 Bloom Parham, LLP District: 19 Section: Titleholder: Multiple titleholders & parcels 2 Requesting: to rezone approximately 50 acres Land Lot: 663, 664, 669 & 670 of R-4, B-1 & B-2 to the city of Hiram's newly adopted MXD Present Zoning: R-4, B-1 & B-2 (mixed use development) for proposed townhomes and single- Posts 1 & 3 family residential units. 12/3/ 4/ 6 4451 161 Eyiss 154 32 52 53 54 5 144 162 158 155 33 AMNTY 50 51 55 39/ 143 74 163 157 49 38 173 164 156 34 48 56 137 172 165 35 47 183 184 57 136 171 166/ 736 46 182 D 20 179 167 185 58 le 123 119 169 a 181 186 59 126 125 124 118 168/ 180/ 179 187 60 4 117 116 40 178 188 61 e 115 177) 189 62 113 114 105) 41 176 190 63 112 104/ 195/ a 106 194 1917 M 103 193 64 111 108 107 02 101 192 65 109 OS 85 86 04 99 98 66 110 84 87 88 97 96 83 89 90 95 67- 91 92 94 68 664 82/81 80/ 93 79, 78 69 DISN CI 19 77/ 76/ 75 74 70 Segtion: 2 73 71 72 2025-03-Z(COH) Pending RAM L.L.663 District: 19 Section: 2 407 - PAIR 307 205305 2025-03-Z(COH), Pending 661024 124 5 LL.670 1220 122 2) Districe 19 12 Section: 2 91 820 0 1412 512 18 09 e o 9 A 411 DP 125 GS BAEDALEDR - 462.5 925 1,850 Feet o 00 DB So1 ORSE X - & ADDLE 8 DM BAGWELLI PKWS 89 MDA AGWELWN NDY-BAGWELE V 025-03-ZICOHD Pending - 05 403 ACWELLPKWY 105 407409 a X % 307403465 205305 025-03-ZICOH) 6156/46-1024 Pending 123 6147028 1220 6228 WENDYBAG K 0 1211613610 o 912 8 524 00 4217 910 0528724820 1412 717816908909 on 512 81.9 1411 PRRD 1409 6 CE HS GS DALE DR ROSEDAL NT ANCIENTES 725 ALE DR RNE CT - AMBORNE CT EDALE DR PAR BORNEC CT DR D# EC CT 6 - 460 920 1,840 Feet f B 6 8 8 d0 6 & 8 & 8 5 e R F N 6 6 0. 3 & 8 1 4 0o 0o - ( 8 : 4 8 8 a N t o 00 2 à au a 8 4 9 : 6 & o e 9 f. a - N d8 ds & 6 f a 5 0 R a & C 0 d& X a d0 8 8 € 0 6 - o 6 0 a & 8 - a 6 8 0 e < e & E & 8 8 8 0 N NOI S C 9 a S Y f % 1 2 V e X A 4 - B a & N 4 / 1 3 C DoGE SESESI - RASEVACRST VI93079 NnOD ONIGTVA IN3AJO1BA3G 3AIS 3ma NOUDIS ON2 ONISIO HIGI 304 6995 5101 ONVI 0000' Evo's E - LLINId 6 "ONI ONIABANNS NI 6 V7 a31v201 AJAaNS ASVGNNOG 9 1 9 & o 3 - o - 090 O0 E eogodocooro 2 6 00 vooro M. oEaZo 8 @ @ & 9 e @ S 7 @ # o / */ 8 # @ N : 0 A / a 2. /y 12 : / 4 * * : - 1: an 101a avnere y 4 6P199 . .POSOON er n hi : I : 4 : 8 1138 - SBELEAFZIE o0 18 ! a * e 3 a o E; 5 13 Iv -----ssaso. 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Meum n: TI mE raRr - 1 Jmmmm E OHHHD 4 m OmU i WANUr € 3 PTITL H###D L I € : 2025-03-Z/COH), Page 2 STAFF COMMENTS: The applicant (Blue River Development, LLC) is requesting to rezone approximately 50.32 acres within the City of Hiram from B-2 (Highway Business) District to the Mixed Use District (MUD) for the development of up to 319 attached and detached single-family residential units as well as approximately 49,000 sq. ft of commercial and office space. The site includes properties on the north and south side of Wendy Bagwell Parkway (US 278) and east side of Poplar Springs Road. The proposed access to the overall site is from Wendy Bagwell Parkway and Poplar Springs Road. The proposed access to the site is subject to Georgia Department of Transportation (GDOT) and Paulding Department ofTransportation (PDOT) approval. The properties on the north side of Wendy Bagwell Parkway are currently within the City of Hiram. The property on the south side of Wendy Bagwell Parkway is proposed to be annexed into the City of Hiram. The applicant plans to construct up to a total of319 single-family residential units. The proposed residential units include 26 detached single-family lots with 293 attached (townhomes) single- family units. The planned development would have an overall density of 6.34 units per acre. The proposed commercial / office is located primarily on the east side of Poplar Springs Road. The applicant's site plan identifies 10 acres or 20% of the site as open space. The Mixed Use District requires a minimum of 10%. This includes a stream and required buffers. The Mixed Use District requires all infrastructure to be private. This would include but not be limited to roadways, detention ponds, open space, sidewalks / trails, streetlights and amenities. The District also requires a Master Owners Association, which shall govern both the residential and non-residential components. Adjacent properties to the north are zoned PRD (Planned Residential Development), R-2 (Suburban Residential) and B-2. These properties include single-family residential homes, a place of worship and an event center. The properties to the south are zoned R-4 (Multi-family) and include The Columns at Hiram apartments. The properties to the west are zoned B-1 (General Business), PSC (Planned Shopping Center) and B-2. These properties consist of a mix of retail / office land uses. The properties to the east include an I-1 (Light Industrial) property in Paulding County. The remaining properties to the east are zoned Mixed Use District within the City ofPowder Springs. The residential portion of the proposed mixed use development would not be considered in compliance with the 2022 Comprehensive Plan, Future Development Map and Supporting Policy Map. The commercial / office uses would be considered in compliance. The site is anticipated to develop as commercial as indicated by the Hiram Future Development Map. Also, the Supporting Policy Map shows the US 278 corridor as an Employment Corridor. 2025-03-Z (COH), Page 3 A. Existing zoning classification and land use of nearby property: ADJACENT ZONING ADJACENT DEVELOPMENT NORTH: PRD / R-2 NORTH: Single-family Residential B-2 Event Center Church SOUTH: R-4 SOUTH: Multi-family Residential EAST: I-1 (County) EAST: Industrial / Commercial MUD (Powder Single-family Residential Springs) WEST: B-1/B-2 WEST: Retail / Office PCS B. It is Staff's opinion the applicant's rezoning proposal may permit uses that would be suitable in view of the use and development of adjacent and nearby properties. There are a variety of commercial, office, multi-family, single-family and industrial uses adjacent to the site. C. Itis Staff's opinion the applicant's rezoning proposal may not have an adverse affect on the usability of adjacent or nearby properties. As stated above, there are numerous mixed land uses adjacent to and within the vicinity of the site. D. It is Staff's opinion the applicant' S rezoning proposal would result in a use that would cause an excessive or burdensome use of existing streets, transportation facilities, utilities, schools, or other public services subject to infrastructure upgrades. The Paulding County Department of Transportation and Water System has reviewed the application and is requesting improvements listed in the stipulations section, which would minimize impacts. E. It is Staff's opinion the applicant's rezoning proposal may be supported by conditions anticipated by the Comprehensive Plan. The applicant's proposed development includes approximately 49,000 sq. ft. of commercial / office space. F. The residential portion of the proposed mixed use development would not be considered in compliance with the 2022 Comprehensive Plan, Future Development Map and Supporting Policy Map. However, the commercial / office portion of the proposed development would be considered in compliance as there are employment opportunities. 2025-03-Z (COH), Page 4 Based on the preceding analysis, staff recommends APPROVAL with the following stipulations: 1. Owner/Developer agrees access to the development shall be determined during the plan review process. 2. Owner/Developer agrees that access along SR 6/ US 278 will be coordinated and approved by Georgia Department ofTransportation. 3. Owner/Developer agrees to enter into a Development Agreement with Paulding County Department of Transportation for improvements to Poplar Springs Road, Bill Carruth Parkway and SR 6 Wendy Bagwell Pkwy. 4. Owner/Developer agrees to donate a 120 foot right of way along their property frontage on Poplar Springs Road (60' from centerline). 5. Owner/Developer agrees to donate 10-foot permanent easement along their frontage of Poplar Springs Road. 6. Owner/Developer shall be responsible for incorporating horizontal traffic calming practices within the development, if required by PCDOT. All practices shall be approved by the Paulding County Department of Transportation and designed in accordance with the Institute ofTransportation Engineers (ITE) Manual for Traffic Calming. 7. Owner/Developer agrees to connect to the existing frontage road established and provide pedestrian connectivity to Parcel ID 177.4.1.003.0000. 8. Owner/Developer agrees to provide a frontage road and pedestrian connectivity along SR 6 Wendy Bagwell Pkwy on the north side ofthe right of way. 9. Owner/Developer agrees to provide pedestrian connectivity to the Silver Comet Trail via a sidewalk connection along Poplar Springs Road. 10. Owner/Developer acknowledges the traffic analysis is within the review process and acknowledges that the recommendations will need to be finalized prior to the City of Hiram Council Meeting. The recommendations made herein are the opinions ofthe Planning and Zoning Staff and do not constitute a final decision. The Hiram City Council makes the final decision on all Rezoning applications, Land Use Permits, and Special Use Permits following an advertised public hearing. 2025-11-Z April 10, 2025 Kurt & Heather Knuth 397 Thomas Rd Dallas, GA: 30132 kmutt.son@yahon.com 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 A1 agricultural to R1 suburban residential. Introduction: Our names are Kurt and Heather Knuth, and we are the owners of the 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 Al agricultural. We are requesting a change to R1 suburban residential to facilitate the construction of single-family homes. Under the current Al agricultural zoning, we are bound to removing only 5 acres, which would diminish the value of the 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 ofthis 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 oft 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 knut.son@yanoo.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 I.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 Nearesti intersections,(le. east/ west side of given road, and south/north of given road) and address ife 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: 4 ZONING ANALYSIS 2025-11-Z Applicant: Kurt & Heather Knuth Date: July 22, 2025 District: 18 Section: Titleholder: Kurt & Heather Knuth 3 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 %A ABR L.L. 759 758 L.L. 757 District: 18 Pcet District: 18 Section: Section. Section: 3 2025-11-Z L.4. 826 L.L. 827 Pending L.L. 828 District: 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 ) 315 630 1,260 Feet MAS RR 829 a 312.5 625 1,250 Feet a f 06 SESB A SRNR % S803VESE 80.96 THOMAS 6 * EEETE & / 112,15 EET ROAD * Tars SEIOAE 99.24 S7E3HEST Z8R 9 spes 3,90,2.69N 9 8 SF * € 985. 48' B3 # EP 3 8 8 8 F 7 APPROX. LAND LOT_UNE 1 0 389.4' 409.3. 3 3 PRS B. 49 48, o 38 - P N88'05'22"y W s 150.00 7 : #oo S 3 F $88'05'22'E 150,00' % le a 6 2 w 8 e 5 2 3 8 % 8: a U 3 B N g a 767.67 :" N88'34'04'w LANDOT UNE. JONES dfwn LTD. D.B. 3E, P. 28 S 3 BF 8F OATE OCT. 21, 1993 LOCATED IN CARLTON RAKESTRAW & ASSOCIATES REVISED JUNE 2,1994 HOUSE LOCATION LAND LOTS 827 & 758, 18TH DISTRICT, REGI S R 0 N D S URI V E $ 3RD SECTION, PAULDING COUNTY, GEORGIA 1105 MABETA MGINAK DAIAS CEORCIA 30132 PROJECT NO. 93-043 404 443 - 2200 2025-11-Z, Page 2 STAFF COMMENTS: The applicants (Kurt & Heather Knuth) are requesting to rezone 29.73 acres from A-1 (Agricultural) District to R-2 (Suburban Residential) District for the proposed development of two single-family homes for their two children. The property is located on the south side of Thomas Road, west of Racoon Creek Road. Access to the property is from Thomas Road. The applicant plans for the construction of two additional single-family residential homes for their children and their families. The minimum lot size in the R-2 District with a water well, individual septic system and a minimum of30 ft. of public road frontage is one acre (43,560 sq. ft.). The minimum dwelling size is 1,100 sq. ft. (heated living space). Please note: The minimum lot size without public road fronts and accessed by a minimum 30 ft. easement / private driveway is 2.0 acres All adjacent properties are zoned R-2 (Suburban Residential) and are primarily large-tract single- family residential dwellings. The requested zoning of the subject site is in conformance with the 2022 Comprehensive Plan and associated Future Development Map. The property is within the Conservation Character Area, which recognizes the R-2 District as a compatible zoning classification. A. Existing land use and zoning classification of nearby property: ADJACENT ZONING ADJACENT DEVELOPMENT NORTH: R-2 NORTH: Single-Family Residential SOUTH: R-2 SOUTH: Single-Family Residential EAST: R-2 EAST: Single-Family Residential WEST: R-2 WEST: Single-Family Residential B. It is Staff" S opinion the applicant's rezoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby properties. The adjacent and nearby properties include single-family residential land uses. C. It is Staff's opinion the applicant's rezoning proposal may not have an adverse affect on the usability of adjacent or nearby property. As stated above, most of the adjacent properties include single-family residential dwellings. D. It is Staff's S opinion the applicant's rezoning proposal will not result in a use that would cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or other public services. The Paulding Department ofTransportation have requested stipulations to offset and/or minimize anticipated infrastructure impacts. E. It is Staff's opinion the rezoning request is supported by new and changing conditions affecting uses and developments within the vicinity of the site. This land use change is supported by the Comprehensive Plan. 2025-11-2, Page 3 F. It is Staff's opinion the rezoning proposal is in conformance of the 2022 Comprehensive Plan and associated Future Development Map. The property is within the Conservation Character Area, which recognizes the R-2 District as a compatible zoning classification. Based on the preceding analysis staff recommends APPROVAL with the following stipulations: 1. Owner/Developer agrees the development of more than two single-family homes (excluding the excluding the existing home) is subject to the Paulding County Plan Review Process. 2. Owner/ Developer agrees to obtain a residential driveway permit and meet requirements of said permit. The recommendations made herein are the opinions ofthe Planning and. Zoning Staff and do not constitute afinal decision. The Paulding County Board fCommissioners makes the final decision on all. Rezoning applications, Land Use Permits, and, Special Use Permits, following an advertised public hearing. 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, 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. Iti 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. Jores, 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. chmne@ntegntydevelopmentgroup.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@pactgroup.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,(le. east/west side ofg given road, and south/north ofg given road). and address ife 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 N - MMHVOI VA 8 8 3 & 3 8 S S 3 OE UR O 3 3 & 8 3 8 8 e 5 6 3 8 8 8 8 8 8 B e e 8 f 8 $ S 8 E 8 8 3 0 6 8 a 3 $ a 8 8 8 5 & I 8 a ISI NOIMEMHVA ) 8 E 9 8 & 0 @ 18 8 t 8 8 8 8 3 9 : : 5 8 8 C & 6 S U 8 E 8 6 NO M 4 8 e & & 8 9 8 8 9 8 8 8 - a 4 8 S 8 & E A4 & 8 & 8 9 6 & a 8 8 8 S A - 8 8 8 8 e 8 8 8 a S 8 8 S & e e E 6 8 a 8 354 A BIBRS 409 408 407 106 405 CORTONTAIL 337 A 403 OS RICAHWY 319 216 WVERIER 127 301 302 318 31 85 a 280 560 1,120 Feet ZONING ANALYSIS 2025-12-Z Applicant: Integrity Development Group, LLC Date: July 22, 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 proposes one full access driveway on Georgian Parkway. The location of the site is shown below in Figure 1. Hairstyles& Braids ows Automotive PHank S Bolled Peanuts demy Villa R( 6 € Georglan Pkwy Site Driveway Miomsrocncut Repai 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 TURNI LANES Left Turn Roadway Traffic Left Turn Volume Speed/# # Paulding Warrant Intersection Threshold (% Total (vehicles/day) Lanes / met? Entering) ADT (vehicles/day) Georgian Parkway at 52 45 mph / Site Driveway 20% (Total Trips) + 2x0.2 = 2-Lane / 250 Yes (516) +2 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 - PAULDING COUNTY REQUIREMENTS FOR DECELERATION LANES Right-turn Roadway traffic Right-turn Volume Speed/ # Paulding Intersection Threshold Warrants (% total (vehicles/day) lanes / entering) ADT (vehicles/day) met? Georgian Parkway @ 206 45 mph / Site Driveway 80% (Total Trips) + 2x 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 B Georgian Pkwy 4 1 E 1 20% (AM) PM 61 NORTH TRIP DISTRIBUTION AND NEW SITE-GENERATED WEEKDAY PEAK HOUR VOLUMES A&R Engineering Inc. SR61 MVillaR Location Ricak HwyNEofTar GrowthRate 3.3% RSquared StationD Route 2018 2019 2021 2022 2023 SRGI (Villar RicaHwyNofiss 4.1% 0.67 0.83 223-0134 223-0136 00006100 00006100 11,500 12,800 13,200 13,200 13,500 13,600 SR61 VilaR RicaHwy)Sofcam 2.1% 0.98 097-0061 0000610 12,700 12,900 12,800 13,300 13,200 13,600 14,700 14,800 13,700 SR1 101 (Rockmart Rd/(SEO ofWa 2.0% 0.24 045-0203 00010100 8,900 9,030 10,000 10,300 SR1 moiBuchuninhwswal 2.7% 0.57 223-0216 00012000 7,850 7,910 9,000 8,520 9,070 8,580 WelghtedAverage 2.9% 0.91 SumofCounts Stations- 53,750 55,840 58,700 60,620 59,750 Location Traffico Counter RCLINK 2018 2019 2021 2022 2023 5R61VillaR RicaH HwyINEOfT Tackcolerd) 223-0136 00006100 11,500 13,200 13,200 13,500 13,600 c - Trend Line 15,000 M - B 10,000 oo 1 5,000 2018 2019 2021 2022 2023 GrowthRate 3.3% Intercept -6,68,365 Slope 337.21 TrendUne 12,123 12,460 13,135 13,472 13,809 Location Trafficc Counter RCLINK 2018 2019 2021 2023 SR61 (Villa Rical Hwy) (NoflsaacPath) 223-0134 00006100 12,800 12,900 13,200 14,700 2022 14,800 Trend Line 15,000 14,000 - 00 E, 13,000 3a e Path #; 12,000 F 11,000 2018 2019 2021 2022 2023 GrowthRate 4.1% Intercept 8,62,697 Slope 433.72 Trendline 12,552 12,986 13,853 14,287 14,721 SR61VillaR Location Ricak HwyISofCamden! lakeD Dr) Traffic Counter RCLINK 2018 2019 2021 2022 2023 097-0061 00006100 12,700 12,800 13,300 13,600 13,700 Trend Line 14,000 E E 13,500 - - 13,000 1, 12,500 12,000 2018 2019 2021 2022 2023 GrowthRate 2.1% Intercept 4,26,143 Slope 217.44 Trendline 12,655 12,872 13,307 13,524 13,742 Location TrafficCounter RCLINK 2018 2019 2021 2022 2023 SR101 (Rockmartr Rd) (SE ofWalker Rd/ Wesley ChapelRd) 045-0203 00010100 8,900 9,030 10,000 10,300 9,070 Trend Line 10,500 10,000 I 9,500 - à 1 9,000 - - -z 8,500 8,000 2018 2019 2021 2022 2023 GrowthRate 2.0% Intercept 2,95,980 Slope 151.16 Trend Line 9,067 9,218 9,520 9,672 9,823 loratlon Traffico Counter RCLINK 2018 2019 2021 2022 2023 SR120/Buchanank Hwy) (SWofFlemisterR Rd) 223-0216 00012000 7,850 7,910 9,000 8,520 8,580 Trend Line 9,500 9,000 fsso : Bucha anan Hwy. - : 8,000 7,500 Seo 7,000 2018 2019 2021 2022 2023 GrowthRate 2.7% Intercept -3,50,402 Slope 177.56 TrendUne 7,910 8,088 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 - : 55,000 - - 50,000 2018 2019 2021 2022 2023 GrowthRate Trendline 29% Intercept -26,03,586 Slope 1,317.09 54,308 55,625 58,259 59,576 60,893 2025-12-Z HOME ELEVATIONS OSHE-I8E (OLL) 6000€ VS' enareydrv NVIdsoou 009 auns'Amsd spuyyION SLVZ I NOLVAIT NVId7 TVILAVd TODINOIVAIT S seaynos - DuoZ AVI7VAP4I 3 E 4141444 4 - I PMARI 1K0499 E a e-rnus OTRAE S-4 s-* * $-* 15 m a4 S XN9I d CAD 1 RARDT pio V N & A a a - 3 erOS - B 1 14 a à fr o PINN 5 2 E - I : Be! 0 3 Et e E - B - E - - m 3 & E DE w w oN - - 3 a. 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