{"id": "n-27ff0f913e", "slug": "peachtree-corners-3585-engineering-drive", "type": "other", "name": "3585 Engineering Drive", "aka": [], "city": "Peachtree Corners", "county": "Gwinnett County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.9701, "lon": -84.22159, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from bisnow.com, model-extracted, unreviewed: 3585 Engineering Drive, a 102K SF four-story office building constructed in 1996 in Peachtree Corners, is proposed for demolition and replacement with 75 townhomes by D.R. Horton.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "D.R. Horton", "architect": null, "after_notes": "75 townhomes", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "13135", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 7.2% 2018–23", "median rent $1,713", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/other/ga/peachtree-corners-3585-engineering-drive/", "events": [], "sources": [{"id": 8347, "site_id": "n-27ff0f913e", "url": "https://www.bisnow.com/news/atlanta/office/growing-number-of-suburban-offices-destined-for-the-wrecking-ball-127272", "title": "Office Demolitions Are On The Rise, Even Where It Was Recently ...", "publisher": "bisnow.com", "date": null, "quote": "3585 Engineering Drive", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "D.R. Horton", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of former office site at 3585 Engineering Drive (Peachtree Corners, GA) to 75 townhomes by D.R. Horton. Status: proposed. Developer confirmed via record. ", "why": "County population grew 7.2% (2018-2023), median rent $1,713, housing demand noted in record. Nearby peers include 5 similar redevelopments within 32km (e.g., Lotus Grove 9km away).", "where_it_stands": "No construction underway (status: proposed). Traffic: Peachtree Pkwy (4 lanes, principal arterial, 42,400 ADT).", "for_a_planner": ["Adjacent to 3 other proposed projects within 1km (Summit at Peachtree Parkway, D.R. Horton Engineering Drive, 25 Technology Parkway South).", "Gwinnett County housing market: ZHVI $400,880 (down 2.5% YoY), ZORI $1,829 (up 0.7% YoY).", "County retail establishments grew 10.6% (2012-2023), employment up 14%."], "for_a_developer": ["Competition: 5 similar redevelopments in GA within 32km (all proposed).", "Market: Median rent $1,713 suggests demand, but ZHVI down 2.5% YoY."], "risks_and_unknowns": ["No timeline for approval/construction.", "No details on zoning, environmental, or community feedback.", "Record marked 'verified: draft'."], "data_quality": "good", "one_line": "Proposed 75-townhome project by D.R. Horton on former office site; supported by county growth and rent data, but no construction timeline or approval status provided.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "1375bcaeccd3"}, "cluster": {"within_10km": [{"id": "n-852d03ef41", "name": "Summit at Peachtree Parkway", "city": "Peachtree Corners", "status": "proposed", "km": 0.0}, {"id": "n-9c84ad5b26", "name": "1980s office building", "city": "Peachtree Corners", "status": "built", "km": 0.0}, {"id": "n-c178253052", "name": "D.R. Horton Engineering Drive", "city": "Peachtree Corners", "status": "proposed", "km": 0.7}, {"id": "n-42b0cd6ea3", "name": "25 Technology Parkway South", "city": "Peachtree Corners", "status": "proposed", "km": 1.4}, {"id": "n-2202ba5708", "name": "Medley", "city": "Johns Creek", "status": "proposed", "km": 6.1}, {"id": "m-09940a89dd", "name": "Furniture Store", "city": "Norcross", "status": "built", "km": 6.3}, {"id": "n-825d32e819", "name": "Gwinnett Place Mall site", "city": "DULUTH", "status": "proposed", "km": 8.0}, {"id": "m-8fdda09d76", "name": "Venture Mall", "city": "Duluth", "status": "built", "km": 8.3}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "status": "proposed", "km": 8.6}], "count_10km": 9, "count_25km": 42}, "elevation": {"elevation_ft": 1047.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13135050308", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 10.9026416751593, "poverty_rate": 3.16995854669593, "median_family_income": 170655.0, "snap_households": 17.0, "pop2010": 3642.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 400880, "month": "2026-09", "change_1y": -0.025, "change_5y": 0.192}, "zori": {"latest": 1829, "month": "2026-09", "change_1y": 0.007, "change_5y": 0.083}, "county_fips": "13135", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "13135050308", "jobs": 7309, "retail_jobs": 820, "food_accommodation_jobs": 1119, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "30092", "month": "202609", "median_listing_price": 472825, "median_listing_price_yy": -0.0669, "active_listing_count": 100, "median_days_on_market": 45, "price_reduced_share": 0.1764, "pending_ratio": 0.3819, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13135050308", "kfr_p25": 0.5008, "jail_p25": 0.0085, "kids_count": 123.0447, "commuting_zone": "Atlanta", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "n-4018a6247b", "name": "Hill Street Mixed-Use Development", "city": "Roswell", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "14 km away"]}, {"id": "n-e4f471a16c", "name": "Embassy Row 100", "city": "Sandy Springs", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "15 km away"]}, {"id": "m-46d2bbacf2", "name": "Town Center at Cobb", "city": "Kennesaw", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "32 km away"]}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "9 km away"]}, {"id": "n-a68b3952d2", "name": "Garden Hills Apartments", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "21 km away"]}, {"id": "n-31e56c0ddf", "name": "Piedmont Center", "city": "Atlanta", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "29 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Gwinnett County", "2024": {"units_1": 4300, "units_2_4": 26, "units_5plus": 1277, "value_total": 1127835871}, "2023": {"units_1": 4142, "units_2_4": 40, "units_5plus": 1241, "value_total": 1158319288}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13135", "year": 2025, "establishments": 3080, "employment": 48459, "avg_annual_pay": 44729, "lq_employment": 1.26, "employment_change_1y": 1.4, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2774, "emp": 41802}, "2023": {"estab": 3068, "emp": 47663}, "estab_change": 0.106, "emp_change": 0.14, "county_fips": "13135"}, "schools": {"district": "Gwinnett County School District", "district_geoid": "1302550", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["International Charter Academy of Georgia", "Peachtree Elementary School", "Norcross High School", "North Metro Academy of Performing Arts"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13135", "years": "2016-2025", "events": 185, "by_type": {"Thunderstorm Wind": 143, "Hail": 20, "Lightning": 11, "Flash Flood": 10, "Tornado": 1}, "property_damage_usd": 9907700, "deaths_direct": 0, "injuries_direct": 4, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 42400, "trucks_aadt": 1745, "road": "Peachtree Pkwy;", "class": "principal arterial", "lanes": 4, "segments_600m": 35, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "9 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "75 townhomes", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "75 townhomes", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "42,400 on Peachtree Pkwy;", "origin": "fhwa-hpms"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction", "developer": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}