{
 "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\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": "newtypes-extraction"
  },
  {
   "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 141",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "M-1 to R-TH (rezoning)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "9.35 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "new 75-unit townhome community",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new 75-unit townhome community Approved by City Council.",
   "origin": "newtypes-extraction"
  }
 ],
 "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"
  }
 ],
 "parties": [
  {
   "name": "D.R. Horton",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5281,
   "site_id": "n-c178253052",
   "date": null,
   "year": 1996,
   "kind": "note",
   "detail": "existing office building was constructed",
   "share": null,
   "source_id": 8570,
   "verified": "draft"
  },
  {
   "id": 5282,
   "site_id": "n-c178253052",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "rezoning application submitted",
   "share": null,
   "source_id": 8571,
   "verified": "draft"
  },
  {
   "id": 5283,
   "site_id": "n-c178253052",
   "date": null,
   "year": 2024,
   "kind": "note",
   "detail": "city council approval deferred then scheduled",
   "share": null,
   "source_id": 8572,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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\u201323; 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 \u2192 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\u20132023)"
   ],
   "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
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/peachtree-corners-d-r-horton-engineering-drive/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}