{
 "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\u201323",
  "median rent $1,713",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "9 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "42,400 on Peachtree Pkwy;",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "75 townhomes",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "75 townhomes",
   "origin": "newtypes-extraction"
  }
 ],
 "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"
  }
 ],
 "parties": [
  {
   "name": "D.R. Horton",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/other/ga/peachtree-corners-3585-engineering-drive/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}