A BIG deal: $1.5 billion city next to PTC

Tue, 08/29/2006 - 5:14pm
By: John Thompson

Destin Commons, Fla.

Developer Tom Reese’s vision for eastern Coweta County staggers the imagination. His proposed McIntosh new community features more than 3,100 homes and a commercial center that will be pedestrian-oriented and look more like Destin Commons on the Florida Gulf coast than the Fayette Pavilion.

Reese took his vision to the Georgia Regional Transportation Authority yesterday in what will be the first of many government meetings to try and gain approval for his $1.5 billion project.

Developer Tom Reese

On Monday afternoon at his home south of Senoia, Reese unveiled more of his plans for a development that has caused a buzz from Newnan to Fayetteville. McIntosh sits on a 1,597-acre site on McIntosh Trail and Stallings Road near the proposed TDK Boulevard Extension, just outside the Senoia city limits and across Line Creek from Peachtree City.

Reese, who has been in the development business for 17 years and has strong Fayette ties, believes this is a one-of-a-kind development the Southside needs.

“I love how Peachtree City has developed and this will do nothing but enhance Peachtree City,” he said.

The residential component of the development will be clustered on 926 acres and offer a variety of homestyles. Homes will start at $250,000 and top out at the top level of $2 million. Single family homes will have a minimum of 2,000 square feet. There will also be 100 retirement homes, 150 townhomes and 164 lofts above the commercial component. The architecture of the homes will be historic in nature, and resemble homes found in Savannah, New Orleans and Charleston.

“The townhomes will look more like the rowhouses you see in Maryland,” he added.

All the homes will feature exteriors of brick, stone, stucco or wood, and no vinyl will be allowed in the development. Included in the development is 399 acres of open space, including Central Park West and Central Park East near the commercial development.

Reese said there will not be any big box stores in the 169-acre commercial development, with the exception of a small grocery store. Contained in the 169 acres is 42 acres of greenspace.

“But the grocery store facade will have to look like an old-fashioned butcher shop or produce place,” Reese said.

Parking in the commercial area will be behind the buildings and a 40-foot walkway with cobblestone streets will make it very pedestrian-friendly.

“We’re thinking about having a trolley running through the center allowing people to get on and off at various stores,” said Reese.

The development emphasizes the smart-growth pattern that is the buzzword of planners now. All segments of the development will be connected through a series of bike and cart paths that will provide a secondary means of transportation. Other items in the community include sodded front lawns, underground utilities and street lights.

“This will truly be a live, work and play community,” said Reese.

The high-density of the development requires a wastewater treatment facility and Reese is planning to build a $6 million, 750,000 gallons a day land application system that he will then donate to Coweta County.

He also plans to donate 25 acres to the Coweta County School System for an elementary school to serve the community, 35 acres to Coweta County for parks, 25 acres to a church that wants to be part of the community and 14 acres to Coweta County for the construction of TDK Boulevard.

“This is going to be a 10-15 year build-out. I’ve owned this property for seven years and I think this is the right time to bring this type of development to the Southside,” he added.

Reese is a proponent of the TDK Extension, but said he doesn’t need the road for his project to move forward.

“This development already provides access to three state highways: 54, 154 and 16. TDK needs to be built simply because we need more east-west connector roads in the area,” he said.

Reese has been in the development business for 17 years, after selling Reese Insurance in Fayetteville to his partners. In crafting the vision and financing for McIntosh, Reese is relying on local businessmen.

Included in his firm is Tommy Sweet of Newnan, Doug Walker of Walker Concrete of Fayetteville, Wayne Leslie of Leslie Contracting in Fayetteville and good friend Scottie Fain of Hiwassee.

“This isn’t out-of-state people trying to develop a project and leave. We’ve lived here all our life and plan on staying,” he added.

Before the community can be built, Reese has to get approved by GRTA, ARC and the Department of Community Affairs. He will also have to get the property rezoned from Agricultural-Residential in Coweta County to New Community, which covers developments of over 1,500 acres.

“I don’t know of another type development like this in the Southeast, and I’m glad to bring it to the Southside.”

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Spear Road Guy's picture
Submitted by Spear Road Guy on Fri, 09/01/2006 - 11:19am.

I wrote this on the other blog, but I think it belongs here too. Where is former Coweta Commissioner Mutt Hunter on this overdevelopment of TDK issue? Did his golden low density chariot break down?

It kind of hypocritical of Hunter to crow like a old rooster on nailing people's feet down to the county land plan all those years on the county commission and then support an abomination like the site on TDK. Mutt's silence speaks volumes about his character and devotion to quality growth.

Coweta is naming their end of the road after Hunter. They should also name the huge development around it "Hypocrisy Hills" after Hunter's actions.

Vote Republican


Submitted by SharpCitizen01 on Mon, 09/04/2006 - 8:54am.

The former Coweta Commissioner Mutt Hunter has not disappeared! He is just a little hidden since he "retired". But, it is kind of coincidential that he is on the payroll of Reese Developers and has been for a couple of years now.

The things that make you go hhhmmmmmmmmmmm.

Submitted by bowser on Wed, 08/30/2006 - 12:21pm.

...but he's right: Stop the TDK Extension. The official rationale that it will improve traffic flow is now officially a bad joke. It will become the road that ate Peachtree City.

Submitted by McDonoughDawg on Wed, 08/30/2006 - 2:28pm.

on this project. It's very easy to sit back and say it's wrong for PTC now,if he was so sure of it, he shouldn't have voted to move forward to spend 200K of our money. I can hear it now from Brown, if this road had failed, he would be screaming about PTC "wasting" $200,000. He's the ex Mayor. His opinion counts about as much as any voter of Fayette County.

I'm not sure how residents of Fayette County can have much say on this. I'm open to suggestions, but I'm quite sure folks thought that the founders of PTC were crazy over 50 years ago. We need to remember, all this development won't happen overnight. We see the potential issues/problems, and we need to take steps to mitigate them.

tortugaocho's picture
Submitted by tortugaocho on Wed, 08/30/2006 - 3:11pm.

Sorry, Dawg, but you brought your Henry County explosive growth mentality with you and it is not what we signed up for. You and Hofrichter may like the development and the chamber stuff but we don't. In the words of the one of the Henry County descendants "We have turned Henry County into another New Jersey." This is what will happen to us.

For the record get the facts straight. Everyone was completely duped into drinking the Hofrichter/Chamber KoolAid that TDK would relieve traffic. As perposterous as that sounds, even after Doug Mitchell said there is no growth in the industrial sector and no need for a road, EVERYONE bought off on TDK for traffic relief. Cal Beverly even wrote an editorial praising the road. Where are you now Cal ?

That is --- everyone but Steve Brown. He knew it was a Group Six giveaway. And when he tried to oppose it, he was attacked by Steppin Fetchit Seabaugh and the whole crowd. As a compromise, even with Beverly pounding him, Brown agreed to a token $200,000 limited to design fees. You people are unbelievable. It was a time when Brown compromised, even though he maintained his opposition to the road, and you fault him for that too.

Bottom line---- Steve Brown was 100% right.


Submitted by McDonoughDawg on Wed, 08/30/2006 - 3:14pm.

I don't think you can point out anywhere that I've said that. Especially at anywhere near the density proposed.

Knowing what I know now, no way I would be in favor of it. But most everyone was.

There was a good reason I left Henry County over 2 years ago. Out of control growth with ZERO road planning to go with it.

I point blank asked for suggestions as to what folks think we should do now? I'm still interested...

Submitted by SoCalMama on Wed, 08/30/2006 - 8:14am.

What is the "proposed" groundbreaking and completion date?

SLUF's picture
Submitted by SLUF on Tue, 08/29/2006 - 9:53pm.

Wasn't PTC founded in the same way as this new development? Why is it foul if it's in Coweta county? I'm so sorry that people will have to commute on 74 to get to work in Atlanta. I wonder if people in Tyrone whine about PTC citizens blasting through their city on highway 74.


bad_ptc's picture
Submitted by bad_ptc on Wed, 08/30/2006 - 8:39am.

Hyw. 74 was widened to 4 lanes because of PTC at Fayette County's expense.

Do you think it's going to get widened again to 6 lanes at Coweta's expense?


PTC80's picture
Submitted by PTC80 on Thu, 08/31/2006 - 11:18am.

A widening project for south hwy 74 is already planned - regardless of the TDK extension's success or failure. As for North 74, if the traffic increase is so extreme that it necessitates 6 laning, then the increased traffic and revenue to Fayette county will pay for any part that Fayette County is responsible for. 74 is a State highway spanning multiple cities and counties, so I think the DOT funds most (if not all) of that expansion. Now if we can just avoid our CITY management failing to staff the Fire, Police, and Public Works departments appropriately for the increase, this isn't necessarily a bad thing - PTC might even come out with a revenue INCREASE. That's not to say I think it's a great idea, but I'm more concerned with overdevelopment inside the city honestly.


Spear Road Guy's picture
Submitted by Spear Road Guy on Thu, 08/31/2006 - 12:43pm.

Hey big guy PTC80 how are you coming up with a revenue increase for Fayette County? They're building a million sq. ft. commercial office center across the border which is going to hit us major financially. Why would we want to avoid proper staffing on public safey and public works?

Highway 74 (south) was supposed to be widened back in 1994. It looks like 2007, maybe. Did you read in the AJC where the DOT said their demand for roads exceeded their funding by something like $10 billion? I don't think Highway 74 (north) is widening anytime in our near future.

Vote Republican


Submitted by skyspy on Wed, 08/30/2006 - 9:01am.

Coweta needs to take care of their own problems. They will have many to deal with. How many homes will they sell when the potential homeowners figure out that it will take them an hour and a half to get to work? They need to widen their own roads and add some going up to I85.

SLUF's picture
Submitted by SLUF on Wed, 08/30/2006 - 9:00am.

Well hey there, bad_ptc. Look, I'm not saying I like the idea of the new development. I commute to Atlanta myself. The traffic here is not bad at all and sure, I'd love to keep it that way. I'm just sick of seeing all the whiny PTC people on here complaining about every little thing. Highway 74 is a state highway-not a county road. It's meant for commuting and industrial use-that's what it is here for. If you can't deal with a little traffic you should move way out into rural portions of the county and work out of your home somehow. By the way, you never answered my first question. Isn't it somewhat hypocritical to bash this development when your beloved city was formed in the same way?


Submitted by Jones on Wed, 08/30/2006 - 2:19pm.

Hey SLUF, the main point is that we actually have a CHOICE. The Coweta County Commissioners can decide if they want to screw up their land plan and create significantly more density and traffic gridlock (for us and them), or the can choose not to rezone.

Peachtree City and Fayette County can decide not to build TDK, the rosd directly responsible for the massive development, if they want to have an active role in the future of the traffic health of our community.

It's a choice: build into a gridlocked future or build moderately?

By the way, if Peachtree City was build to the density of the proposed TDK monster, our population would be around 75,000.

SLUF's picture
Submitted by SLUF on Wed, 08/30/2006 - 5:23pm.

What choice do you have really? Sure you can opt not to build a road. You can even cleverly withold your water supply like you are doing to Senoia (great job losing out on that money too). Do you think that people that live there won't find an alternate route-or alternate way to get water? One thing is true; the government has not planned for growth at all in any area. Just look at how messed up 54/74 used to be and how long that took to get fixed. Rockway Road and 74 is another example. It's a dangerous intersection and very crowded after a softball game, but they won't put a light there because growth in Senoia could be a terrible side effect. So someday somebody is going to die there because of this stubborn attitude. Again, I'm not saying that I'm for this development-just tired of PTC folk that think they live on some gated island that outsiders may not traverse. As a Georgia and US taxpayer I funded highway 54, 74, and I-85 just as much as you and I deserve to use them just as much as you. Maybe Coweta should get up in arms about PTC residents using 54 to get to I-85 south and head towards the Gulf coast.


Submitted by Jones on Wed, 08/30/2006 - 6:38pm.

SLUF - We denied Senoia sewer, not water. My position is that anything that slows housing growth down in Eastern Coweta is fine with me. I grew up in Senoia, the growth scene there is not a pretty picture. And actually, they are having an extremely difficult time securing sewer capacity and may not be able to. They can't even provide public services to meet the growth, their cart is way in front of their horse.

You are right about 54/74, but doesn't tens of thousands more cars make all the current problems worse? However, what is wrong with a position asking for residential growth that doesn't exceed your infrastructure? If you are OK with the Gwinnett County type of growth, then we'll just have to agree to disagree.

You were right again when you say look how long it took to get the roads fixed. We would all be willing to bet that it will take an extra long time to get them fixed again, so why promote excessive development that will leave us in long-term misery?

SLUF's picture
Submitted by SLUF on Wed, 08/30/2006 - 6:45pm.

I am certainly not for Gwinnett style growth, but why not plan for it before it happens? I would be happy if we had a county of homes with a few acres each-I hate subdivisions where you can shake your neighbor's hand from your living room. Unfortunately a lot of PTC is made like that and other cities are also. My point was not that I want this development; I just think we are all entitled to use the highways we all pay for. The relationship between PTC and Coweta is becoming like that between North and South Korea. We're all American and like it or not, we're neighbors. OK-I'm getting off of here to enjoy my evening and the peace and quiet of rural America.


bad_ptc's picture
Submitted by bad_ptc on Wed, 08/30/2006 - 7:55pm.

I just think we are all entitled to use the highways we all pay for.
I find I’m in total agreement with that statement.

The problem I have is that the last traffic study that was done by PTC was in 1999. That study concluded that Hwy. 74 was adequate for it needs.

As of 2000 – 2005 the GA DoT determined that the traffic on Hwy. 74 has doubled from 12,000+ vehicles to over 25,000+ vehicles a day. These new developments are going to increase the daily volume another 25%.

Add to that the mayor of PTC is against having the westside parkway as a “bypass” to avoid the 54/74 intersection.

Add to that the development in south Fulton, 74 I-85 interchange. BTW Fairburn just announced that another 500,000 square foot “warehouse” facility is going in on Oakley Ind. Blvd.

Add to that the hundreds of townhouses that are being built on the same road.

Bottom line, if the traffic is not considered as a major factor in future growth, we’re screwed.

The developers can have those new neighborhoods built long before the GA GoT can have a plan in place to accommodate the traffic.


Submitted by Sailon on Wed, 08/30/2006 - 6:54pm.

How many of our developers live in such a home? Do you know why? It is not a fit place to raise a family.

bad_ptc's picture
Submitted by bad_ptc on Wed, 08/30/2006 - 10:27am.

No offence intended.

Please read some of the posts at http://www.thecitizen.com/node/8417.

When you say traffic is not bad on 74, you need to define what you consider bad.

I for one think a three to four mile backup on Hwy. 74 North at the I-85 interchange is bad.

When I can divert down Collingswroth/Palmetto road, get on the interstate going north, going eight miles south out of my way, and still get past the ramp to Hwy 74 faster than I could had I stayed on Hwy. 74, then yes, traffic is bad there.

When the traffic on I-85 South at the ramp to Hwy. 74 is backed up on to the right lane of I-85 because both left turn lanes on the ramp are filled with trucks. Trucks that block the left lane of Hwy. 74 so they can turn onto Oakley Ind. Blvd. , then yes, traffic is bad there.

When the number of vehicles on Hwy. has doubled in the last 5 years according to the GA DoT, then yes, traffic is bad there.

When Coweta County is going to add an additional 10,000 commuters to Hwy. 74 plus some 900,000 square feet of retail just inside the county line on Hwy. 54, then yes, traffic is bad there.

I do know a little bit about bad traffic as I spent a number of years commuting in and out of D.C.


SLUF's picture
Submitted by SLUF on Wed, 08/30/2006 - 1:02pm.

Like I told you, I do commute to Atlanta and I've never seen a 3-4 mile backup..the most I've seen is maybe a mile or two and that was when the ramp to I-85 was messed up a while back. I simply went down Oakley Industrial and up that way and had smooth sailing. What's funny to me is that you still haven't answered my question. Don't you think you are a hypocrite for being upset over this development when PTC was formed in the same manner-on a much, much larger scale? It's OK for PTC to cause traffic problems for other people, but not the other way around I guess.


bad_ptc's picture
Submitted by bad_ptc on Wed, 08/30/2006 - 2:00pm.

Tyrone, according to the published history, was founded by those that worked on the railroad back in 1911.

The total population for the city now stands at somewhere around 8,500 as far as I can tell.

Up until PTC got established, most of the residents of Tyrone lived and worked there, or in the surrounding communities. Again this is based on a very quick search of the history.

Tyrone benefited from PTC by the fact that PTC provided additional jobs to the local area.

Tyrone may or may not have benefited, depends on your point of view, when 74 was widened to 4 lanes as it provided greater access to and from the interstate system.

Coweta County will benefit from the proposed growth at Fayette’s expense.

Coweta County will not have to pay for improvements to Hwy. 54 or 74.

I fully understand that this road is a “State” rode and not a county road. The only problem is that transportation issues on this Hwy. are bad and going to get worse unless the State either improves the roads or slows growth until the road system can handle it. If that means using mass transportation to alleviate traffic than so be it.

Read the link I provided on the subject.

If you were to believe the numbers that have been tossed around, 8,000 to 10,000 additional people, commuting to and from Atlanta on Hwy.74 then Coweta is getting a great deal. Fayette maintains the transportation infrastructure and Coweta get it use it free.

Now that I’ve answered your questions, please answer mine.

Where do you commute to and from?

When do you commute?

Again, I’m not trying to sound like a pain in the A$$.

We’ve been having this discussion for quite some time now.

Please provide any information you are comfortable with sharing.


SLUF's picture
Submitted by SLUF on Wed, 08/30/2006 - 2:16pm.

You haven't really answered my question...you've been cleverly dodging it. I'm not going to answer questions about where I work, but it is in Atlanta. I'm fine with the commute because the alternative of living in Atlanta doesn't suit me-I'd rather drive 30-40 minutes. If YOU don't like the commute then you should live where you work. It's a tradeoff you make to have a cushy lifestyle in PTC.


secret squirrel's picture
Submitted by secret squirrel on Wed, 08/30/2006 - 8:56am.

The widening of 74 in the 80's was a state DOT project, as with any state road. How do you figure this was at Fayette County's expense?


bad_ptc's picture
Submitted by bad_ptc on Wed, 08/30/2006 - 10:11am.

I figure it just as these expenses are all for state roads and at Fayette County's expense.

They are all partially funded from the SPLOST.

SR 85/SR 314/Jeff Davis Intersection Improvements
SR 85 Medians (LCI)
Lafayette Ave/SR 85 Traffic Signal
Stonewall/SR 85 Left Turn Improvements (LCI)
Jimmie Mayfield – SR 92 to S. Jeff Davis Design
SR 92 Connector Right of Way Acquisition
SR 92 (Forrest Ave.) Realignment (LCI)

What part of the improvements is Coweta going to kick in?


secret squirrel's picture
Submitted by secret squirrel on Wed, 08/30/2006 - 10:18am.

Local access improvements which are "partially" funded from SPLOST is one thing. Widening a state highway across municipality and county lines is quite another. I'm certainly not defending any actions by or on behalf of Coweta County, but to the extent that much of the budget for state highway projects comes from state revenues, Coweta's paid in as much as any other county.


DragNet's picture
Submitted by DragNet on Tue, 08/29/2006 - 9:12pm.

This is an ugly deal (just like me).
With no mass transit solutions, traffic hell is looming for Fayette County. Why does not GRTA imposes some serious conditions for this size of development to take place, i.e. incorporating light rail from this mega project to I-85 or the airport? Sprawl and more sprawl! I just came back from vacation in Transilvania. I'm seriously thinking about moving back there....

-----------------------------------
Making you think twice......


Submitted by johenry on Tue, 08/29/2006 - 8:39pm.

Fabulous! We get the traffic from the 6,000 cars from the homes, the 12,000 from the huge shopping center and the 250 cars from the new school AND COWETA COUNTY GETS ALL THE TAXES. And Group VI's Jim Pace says we ought to be grateful.

Harold Logsdon and his "huge pro-growth" platform is the worst thing that has ever happened to Peachtree City.

Submitted by gaperson65 on Fri, 09/01/2006 - 10:00am.

The Quixote-esque naivety on this board is incredible. The developer (Reece) owns this land and will develop on it, as that is what developers do, whether this road is built or not. Without TDK Blvd. the people that buy the houses in this certain to come development will simply cut up to 54 to get to 74 and in 8-10 years 54 between Fayette and Coweta will again be one of the worst gridlocked traffic disasters in the state. The same people that are now squawking on this board against this road will then come on this website or one like it and complain about the lack of foresight by our elected officials, as that is what reactionary bloggers do. We will be right back to square one and wishing we had more east-west connectors in the region to relieve the bottle necks.

As an added bonus, I feel very confident that without TDK and the more convenient access to PTC the developer will be forced to modify his development plans because the land will be less marketable to more affluent consumers. So rather than $300,000-$2 million homes and nice overall amenities in the development that is proposed, the development to our west will be acre after acre of starter homes with as much density as the developers can convince Coweta to approve. So if the forces against TDK win we will have a development similar to those that have killed Henry County on our border rather than a nice, high end development as has been proposed. So you guys keep fighting hard to "preserve our way of life."

Bottom Line--Metro Atlanta is a vibrant and desirable place to live and according to the census folks its population will continue to grow rapidly in the two decades to come. If there is land within 60 miles of Atlanta developers will buy it and build housing for these people that are coming, whether we like it our not. Further, our cities and counties will continue to build roads and other infrastructure improvements to accomodate all of these people. Screaming and complaining every time a new development comes that this is "the end of world as we know it" (ie Home Depot, the Avenue, now this new development) is naive and ultimately counter productive. People are coming and we need to strive for the nicest possible land use planning possible rather than engage in a vain fight to stop each development that is proposed.

Submitted by McDonoughDawg on Fri, 09/01/2006 - 1:08pm.

You bring up some good points for sure. I agree with you, the land will be developed, and the higher the price range of the homes etc, the better off we all are.

I think it's fruitless to think we can halt all development. It's a nice thought and all, but it's just not realistic..

Submitted by SuzyQ on Tue, 08/29/2006 - 9:00pm.

I mean long before we get to vote again?

One foot on the floor

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