{"id": "n-e6c9f43820", "slug": "snellville-mixed-use-development-at-the-corner-of-rosebud-road-and-hig", "type": "big-box", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "aka": [], "city": "Snellville", "county": "Gwinnett County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.85733, "lon": -84.01991, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "site for a Kroger grocery store", "year_opened": null, "year_closed": null, "acres": 22.85, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from snellville.gov, model-extracted, unreviewed: A site previously planned for a Kroger big-box store was approved for a mixed-use development with housing, retail, and office space in Snellville.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "office", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": 2023, "developer": null, "architect": null, "after_notes": "300 multi‐family apartments (mixed‐use building type), 28 single-family attached townhomes and 51,000 square feet of retail, commercial, office and amenity space.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved a rezone Monday, making way for a mixed-use development (rezone General Business District to Mixed‐Use District and a special use permit)", "public_subsidy": null, "entitlement_year": 2023, "planning_notes": "Approved by Mayor and 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": 30.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "22.85 acres", "county grew 7.2% 2018–23", "median rent $1,713", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/big-box/ga/snellville-mixed-use-development-at-the-corner-of-rosebud-road-and-hig/", "events": [{"year": 2015, "date": null, "kind": "note", "detail": "Mayor and Council approved a largescale Kroger concept", "source_id": 6985}, {"year": 2023, "date": null, "kind": "note", "detail": "Mixed-use development approved", "source_id": 6986}, {"year": 2023, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop", "source_id": null}], "sources": [{"id": 6984, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Mixed-use development approved for corner of Rosebud Road and ...", "publisher": "snellville.gov", "date": null, "quote": "Mixed-use development approved for corner of Rosebud Road and Highway 78", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 6985, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2015, Mayor and Council approved a largescale Kroger concept", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 6986, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Timeline", "publisher": null, "date": null, "quote": "Mayor and Council approved a rezone Monday, making way for a mixed-use development at the corner of Rosebud Road and Highway 78.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [{"id": 286, "owner": null, "acres": 6.83, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 287, "owner": null, "acres": 0.87, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 288, "owner": null, "acres": 0.07, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 289, "owner": null, "acres": 0.4, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 290, "owner": null, "acres": 0.32, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 291, "owner": null, "acres": 0.63, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}, {"id": 292, "owner": null, "acres": 6.19, "land_use": null, "zoning": null, "appraised": null, "sale_date": null, "source_url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0", "retrieved": "2026-10-21"}], "context": {"assessment": {"what_happened": "Approved mixed-use development at 22.85-acre site (corner of Rosebud Rd & Hwy 78) in Snellville, GA. Rezoned from General Business to Mixed-Use District in 2023. ", "why": "Original site was for Kroger grocery store. New use: 300 multi-family apartments, 28 townhomes, 51,000 sq ft retail/office space. County population grew 7.2% 2018–23. Median rent $1,713. ", "where_it_stands": "Status: Approved (2023). Planning approved by Mayor and Council. Within 10km of existing Oakland Village Shopping Center. ", "for_a_planner": ["Zoning change approved (2023) for mixed-use. ", "Nearby retail cluster confirmed (Oakland Village). ", "County retail jobs up 14% (2012–2023). "], "for_a_developer": ["22.85 acres approved for housing/retail. ", "Peer projects in GA (e.g., Brookhaven Corporate Square) show similar redevelopments. ", "No construction start date or current status noted. "], "risks_and_unknowns": ["Verified: draft (data unconfirmed). ", "No timeline for construction. ", "No current occupancy or completion date. "], "data_quality": "good", "one_line": "Approved 2023 mixed-use redevelopment (housing/retail) on 22.85 acres; rezoned; near existing retail; county growth 7.2%.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "65cf41321333"}, "cluster": {"within_10km": [{"id": "n-f3d1586a10", "name": "Oakland Village Shopping Center", "city": "Snellville", "status": "built", "km": 0.0}], "count_10km": 1, "count_25km": 15}, "elevation": {"elevation_ft": 1066.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13135050721", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 85.2211765292809, "poverty_rate": 10.3491990319235, "median_family_income": 81865.0, "snap_households": 285.0, "pop2010": 8561.0, "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": "13135050753", "jobs": 1083, "retail_jobs": 33, "food_accommodation_jobs": 174, "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": "30078", "month": "202609", "median_listing_price": 409875, "median_listing_price_yy": -0.0235, "active_listing_count": 170, "median_days_on_market": 53, "price_reduced_share": 0.2177, "pending_ratio": 0.3274, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13135050721", "kfr_p25": 0.4112, "jail_p25": 0.0216, "kids_count": 600.4357, "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-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 9.0, "why": ["similar size (32 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 9.0, "why": ["similar size (20 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "state": "GA", "score": 8.0, "why": ["similar size (20 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 8.0, "why": ["similar size (19 acres)", "same strategy: redevelop", "also in GA"]}, {"id": "n-9c2f5cf16e", "name": "Stonestown Galleria mall", "city": "San Francisco", "state": "CA", "score": 6.5, "why": ["similar size (30 acres)", "same strategy: redevelop"]}, {"id": "n-085460adf6", "name": "Corporate Square", "city": "Brookhaven", "state": "MS", "score": 6.5, "why": ["similar size (32 acres)", "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": 2, "schools": ["Britt Elementary School", "South Gwinnett 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": 54000, "trucks_aadt": 1765, "road": "124", "class": "principal arterial", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": "hed townhomes and 51,000 square feet of retail, commercial, office and amenity space. 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