{"id": "n-c178253052", "slug": "peachtree-corners-d-r-horton-engineering-drive", "type": "office-park", "name": "D.R. Horton Engineering Drive", "aka": [], "city": "Peachtree Corners", "county": "Gwinnett County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.96621, "lon": -84.22758, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "vacant four-story office building", "year_opened": null, "year_closed": null, "acres": 9.35, "gla_sqft": 101000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from peachtreecornersga.gov, model-extracted, unreviewed: A vacant four-story office building on 9.35 acres is proposed to be redeveloped into a 75-unit townhome community.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "D.R. Horton", "architect": null, "after_notes": "new 75-unit townhome community", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "M-1 to R-TH (rezoning)", "public_subsidy": null, "entitlement_year": 2024, "planning_notes": "Approved by City Council.", "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/office-parks/ga/peachtree-corners-d-r-horton-engineering-drive/", "events": [{"year": 1996, "date": null, "kind": "note", "detail": "existing office building was constructed", "source_id": 8570}, {"year": 2023, "date": null, "kind": "note", "detail": "rezoning application submitted", "source_id": 8571}, {"year": 2024, "date": null, "kind": "note", "detail": "city council approval deferred then scheduled", "source_id": 8572}], "sources": [{"id": 8569, "site_id": "n-c178253052", "url": "https://www.peachtreecornersga.gov/DocumentCenter/View/3662", "title": "city of peachtree corners", "publisher": "peachtreecornersga.gov", "date": null, "quote": "D.R. Horton Engineering Drive", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8570, "site_id": "n-c178253052", "url": "https://www.peachtreecornersga.gov/DocumentCenter/View/3662", "title": "Timeline", "publisher": null, "date": null, "quote": "Subsequently, the existing office building was constructed in 1996.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8571, "site_id": "n-c178253052", "url": "https://www.peachtreecornersga.gov/DocumentCenter/View/3662", "title": "Timeline", "publisher": null, "date": null, "quote": "CASE NAME:D.R. HORTON ENGINEERING DRIVE\nCASE NUMBER:RZ2023-002 / V2023-002", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8572, "site_id": "n-c178253052", "url": "https://www.peachtreecornersga.gov/DocumentCenter/View/3662", "title": "Timeline", "publisher": null, "date": null, "quote": "CITY COUNCIL DATE:JANUARY 23, 2024 (DEFERRED)\nFEBRUARY 27, 2024", "kind": "quote", "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 redeveloping a vacant 9.35-acre office park (101,000 sq ft GLA) into 75-unit townhomes. Zoning changed from M-1 to R-TH (rezoning) and approved by City Council in 2024. Developer D.R. Horton is proceeding.", "why": "Status is 'proposed' with rezoning approved. Market context: Gwinnett County grew 7.2% 2018–23; median rent $1,713; housing demand noted in record. 4 similar projects within 10km (all proposed).", "where_it_stands": "In active entitlement phase (approved 2024). No construction status given. 75-unit townhome community confirmed in 'after_notes'.", "for_a_planner": ["Zoning change approved (M-1 → R-TH)", "Part of cluster: 4 similar proposals within 10km (e.g., Summit at Peachtree Parkway, 0.7km away)", "Gwinnett County housing market shows 10.6% business growth (2012–2023)"], "for_a_developer": ["Current status: approved rezoning, developer D.R. Horton", "Market: median rent $1,713; ZHVI $400,880 (down 2.5% YoY)", "No yield metrics (value_per_acre, parcel_value_total null)"], "risks_and_unknowns": ["Construction phase unknown (only 'proposed')", "No timeline beyond 2024 approval", "No current permit activity details (2024 permits show 4,300+ units countywide, but not site-specific)"], "data_quality": "partial", "one_line": "Proposed 75-unit townhome conversion on 9.35-acre office park; rezoning approved 2024; part of active housing cluster in Gwinnett County.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "aaa79e60467d"}, "cluster": {"within_10km": [{"id": "n-27ff0f913e", "name": "3585 Engineering Drive", "city": "Peachtree Corners", "status": "proposed", "km": 0.7}, {"id": "n-852d03ef41", "name": "Summit at Peachtree Parkway", "city": "Peachtree Corners", "status": "proposed", "km": 0.7}, {"id": "n-9c84ad5b26", "name": "1980s office building", "city": "Peachtree Corners", "status": "built", "km": 0.7}, {"id": "n-42b0cd6ea3", "name": "25 Technology Parkway South", "city": "Peachtree Corners", "status": "proposed", "km": 1.3}, {"id": "m-09940a89dd", "name": "Furniture Store", "city": "Norcross", "status": "built", "km": 6.0}, {"id": "n-2202ba5708", "name": "Medley", "city": "Johns Creek", "status": "proposed", "km": 6.7}, {"id": "m-6b182abdf8", "name": "Lotus Grove", "city": "Doraville", "status": "proposed", "km": 7.9}, {"id": "n-825d32e819", "name": "Gwinnett Place Mall site", "city": "DULUTH", "status": "proposed", "km": 8.7}, {"id": "m-8fdda09d76", "name": "Venture Mall", "city": "Duluth", "status": "built", "km": 8.8}], "count_10km": 9, "count_25km": 43}, "elevation": {"elevation_ft": 1013.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13135050310", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 1.32153619860238, "poverty_rate": 10.0486787204451, "median_family_income": 72339.0, "snap_households": 178.0, "pop2010": 4860.0, "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": "13135050336", "jobs": 18136, "retail_jobs": 907, "food_accommodation_jobs": 897, "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": "13135050310", "kfr_p25": 0.4909, "jail_p25": 0.0093, "kids_count": 284.7758, "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-e4f471a16c", "name": "Embassy Row 100", "city": "Sandy Springs", "state": "GA", "score": 9.0, "why": ["similar size (7.3 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-734a311729", "name": "Eagle Village Shopping Center", "city": "Fredericksburg", "state": "VA", "score": 8.5, "why": ["similar size (13.2 acres)", "similar GLA (127,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-9f9056032d", "name": "41 Marietta St.", "city": "Atlanta", "state": "GA", "score": 8.5, "why": ["similar GLA (135,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "state": "CA", "score": 8.5, "why": ["similar size (9.6 acres)", "similar GLA (130,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-63a3d23034", "name": "Mathis Airport", "city": "Forsyth County", "state": "GA", "score": 8.0, "why": ["similar size (10.53 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-f6c5291bf9", "name": "El Paseo and 1777 Saratoga Avenue", "city": "San Jose", "state": "CA", "score": 8.0, "why": ["similar size (10.76 acres)", "similar GLA (126,345 sq ft)", "same strategy: redevelop"]}], "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": 5, "schools": ["International Charter Academy of Georgia", "Peachtree Elementary School", "Norcross High School", "North Metro Academy of Performing Arts", "Paul Duke STEM High School"], "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": "141", "class": "principal arterial", "lanes": 4, "segments_600m": 37, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}, "yield": {"value_per_acre": null, "gla_per_acre": 10802, "far": 0.25, "parcel_value_total": null}}, "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": "new 75-unit townhome community", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new 75-unit townhome community Approved by City Council.", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "M-1 to R-TH (rezoning)", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "42,400 on 141", "origin": "fhwa-hpms"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "9.35 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "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\": …}"}}