The “Disney World of Atlanta”
There is some speculation out now that the concept of the Tributary at New Manchester, a super development on Riverside Parkway that encompasses a combination of residential and commercial environments, will possibly have to adapt to a new strategy before becoming a subsequent failure.
Referred to as the “Disney World of Atlanta” on the Tributary’s website, the development may seem adventurous with glamorous stock photos and creative writing mixed to the beat of living near the majestic Sweetwater Creek, but the harsh reality is that not all things are what they are perceived to be. The benefits of living in a master planned community have not matured as of yet, leaving some to question the purpose and practices that have been reported.
Idolized as a community suburb of Atlanta, the Tributary lies within the City of Douglasville limits in a remote part of Douglas County; lingering in the balance of becoming an absolute success or cumbersome disappointment.
To understand why the Tributary’s future is up in the air can be determined by a few observations: location, public services and progress. Although the City of Douglasville has been benefiting from the development, there has been some scrutiny in the past from environmental officials about illegal practices the developer has undertaken – the cutting of roads that were not authorized and damaging tributaries that feed into Sweetwater Creek. Also a lawsuit was filed in February 2006 for property damages that occurred to neighboring homeowners who had no affiliation with the project.
Location
Before the development ever began, the area was vastly remote covered in rolling hills of Georgian Pine with a rich Cherokee Indian history. Even today much does not reside on or near Riverside Parkway, with the exception of other residential developments and immense distribution centers.
Being that the Tributary is in the southeast corner of Douglas County, the master planned community has a good proximity to regions of Atlanta, Hartsfield-Jackson International Airport and West Georgia. Access to Interstate 20 is relatively easy, however growing traffic in the area is increasing commute times passed the “20 minute” estimated drive to Downtown Atlanta that the Tributary pamphlets suggest.
Riverside Parkway is a two lane road that is becoming more popular by the day as a bypass for drivers heading home to communities like Chapel Hill, Holly Springs, Mount Carmel and Fairplay. The widening of Highway 92, the ARC’s initiative to expand Thornton Road and the I-20 HOV Project will infinitely increase vehicular traffic beyond the numbers of today’s drivers.
Public Services
There are very few public services within the confines of the Tributary, which are mainly provided by Douglas County and not the City of Douglasville, granted the Douglasville Police Department patrols the area on various occasions. The Douglas County Fire Department has one station on Riverside Parkway that has to manage a radius of 2 ½ miles, but since more homes and businesses are being built farther east the radius has to expand to the Cobb County line.
Public schools are also becoming an issue in view of the fact that there are only three schools in the area. This would have been effective four or five years ago, however due to overcrowding as a result of overpopulation, more schools are needed as the Tributary development will contribute approximately 3,000 students in the next couple of years.
Currently the Douglas County Board of Education is constructing the Factory Shoals Middle School to deal with overcrowding issues. Another new school is planned to be built on Highway 92 near Anneewakee Trails, while the Tributary has proposed to provide land for a school across the street from the Village neighborhood. However this will not be enough because when the new middle school does open, it is projected to be overcrowded.
A new fire station and public library (2016) has been proposed by Douglas County to be available in the area with the acceptance of impact fees later this year. Unfortunately these services will not be available for a long time.
Progress
For some the progress of the development is right on track, while for others it’s just not fast enough. There are rumors out that the hotel resort and golf course portion will not be completed at all. Some of the neighborhoods may be downsized as a result of the housing market beginning to take a dip across the United States and cost of resources gradually increasing.
Then again these rumors could be just that - rumors. Whether or not the Tributary is a success will heavily weigh on the county and its residents. Past communities like Arbor Station and Chapel Hills were very successful, attracting many new residents. However other projects have slipped away like that of Bear Creek, where homes are up for sale and a golf course that has been left completely abandoned for over a year.
I live in a subdivision off of Riverside (not Tributary) and feel that, while things at Tributary haven’t been ideal, the location is very good and things will eventually catch up. It amazes me that people looking for a home will shop every suburb BUT Douglasville/Douglas County, then complain about the travel times and the high cost of housing.
I can easily get over to businesses in the Chapel Hill Road area via Annewakee and to work in West Midtown in 25 minutes. Yes, Tributary’s claimed 20-minute trip times are a joke. But given the travel times my coworkers log coming in from every area BUT Douglas County, I really can’t complain.
Riverside has been an alternate to I-20 headaches for at least a few years now. Fortunately the upcoming widening (plus the Hwy. 92 project) should alleviate the majority of the growing pains.
It’s unfortunate that Tributary developers clear cut the land and polluted water leading to Sweetwater Creek, and that the housing market has been so slow they’re apparently not selling enough inventory to be on solid ground and deliver on all their promises. I am glad that they have been held accountable for their behavior, and hope that will continue. The area has good potential and will eventually grow regardless, but Tributary’s actions (or lack thereof) could slow it to a crawl that will stretch far into the future.
January 25th, 2007 at 4:54 pmAs a Tributary resident it amazes me as well that you don’t some of your facts correct in the article. The pace of sales at Tributary has been robust not slow. Tributary is one of only two or three subdivisions in Atlanta that are sellling homes in a robust manner. When I moved in there were around 20 homes in Tributary. Now, there are around a couple hundred homes that are occupied and more being built. Oh by the way you also forgot completely about the “Street of Dreams” project being built which will bring in many new residents and that has been a dramatic success tool in most upper echelon and high quality communities.
Regarding schools, The author really needs to understand demographics of our Subdivision. I would recommend you get your facts straight before you write an article like this again. With regards to the schools, you understate the developers generosity in giving the City an option to purchase high value commercial property at an incredibly reduced rate. Additionally, you will find that around 50% of Tributarians send their children to private schools or they homeschool. Thus we won’t be as much of a burden on the community as you suggest. Your slant on this point needs some adjusting! It just isn’t based in fact or solid demographic research concerning a community of this nature. More detailed analysis is required herein.
Moreover, you will also find that your typical Tributary Resident is highly educated, many have Masters and some have Doctorates of one sort or another and many are very concerned about the environment and quality of life like you are. The residents constantly raise issues like this to the developer in order to get them resolved whether it be sediment or builder trash. Yes, I have observed improvements as the subdivision has matured with regards to sediment build up and builder trash in a development is an ongoing battle.
Additionally, you are right in what you imply about transportation, the city really does need to improve the transportation network along Riverside Parkway. If you polled our residents you would find that most residents are committed to that end. Moreover, this is an issue we don’t control and are at the mercy of the city fathers to fix.
In conclusion, I like the concern in your article regarding the enviornment and QOL issues you raise but you really need to get to know the Tributary Community and its residents and their committment to building a world class community that is not only fun and happy as you say Disney like to live in, but that is also committed to the environment and a higher quality life for all D’villians.
Thanks for allowing us to make posts on your website.
February 1st, 2007 at 12:13 pmPrices need to come down at Tributary
October 11th, 2007 at 6:39 pmI wonder why in such a so called high scale subdivision the the crime rate is going up there. Especially with all the highly educated people living there. You don’t need to believe me listen to the scanner a couple days a week and you will hear 911 calls about the trib.
October 14th, 2007 at 12:18 pm