{"id": "n-2f6ad28eb1", "slug": "lower-gwynedd-spring-house-corporate-center", "type": "office-park", "name": "Spring House Corporate Center", "aka": [], "city": "Lower Gwynedd", "county": "Montgomery County", "state": "PA", "country": "US", "census_division": 2, "lat": 40.17905, "lon": -75.20847, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office buildings, a barn, parking lot, driveway, lighting, landscaping and signage", "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 lowergwynedd.org, model-extracted, unreviewed: The Spring House Corporate Center, currently an office park with two office buildings and a barn, is proposed to be redeveloped into a mixed-use project with 278 apartment units and 47,000 square feet of retail.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "BET 309, LLC", "architect": null, "after_notes": "demolish one of the office buildings, keeping Berkadia in the other, and construct a 4-story multi-family apartment building consisting of 278 units with an interior parking garage. In addition, the plan proposes three commercial retail buildings of 47,000 square feet total, additional parking, and an emergency access between Spring House Corporate Center and Gwynedd Estates next door", "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": "42091", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.9% 2018–23", "median rent $1,612", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/pa/lower-gwynedd-spring-house-corporate-center/", "events": [], "sources": [{"id": 8134, "site_id": "n-2f6ad28eb1", "url": "https://www.lowergwynedd.org/information/spring-house-corporate-center-redevelopment/", "title": "Spring House Corporate Center Redevelopment | Lower Gwynedd ...", "publisher": "lowergwynedd.org", "date": null, "quote": "Spring House Corporate Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "BET 309, LLC", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of Spring House Corporate Center (office-park) in Lower Gwynedd, PA. Developer BET 309, LLC plans to demolish one office building (retaining Berkadia in the other), construct a 4-story apartment building (278 units), and add 47,000 sq ft of retail across three buildings. Includes new parking and emergency access to Gwynedd Estates.", "why": "County population grew 4.9% (2018–2023), median rent is $1,612, and housing is explicitly proposed. Nearby Plymouth Meeting Mall (9.4 km) is operating. Peer projects like Keystone Trade Center (35 km) and Newtown Square Corporate Campus (27 km) share similar redevelop strategies.", "where_it_stands": "Status: proposed. Verified as draft. No construction timeline or approval status provided. Permit data shows Montgomery County has approved 1,877 single-unit housing projects in 2024 (value: $776M), but this specific project’s permits are not listed.", "for_a_planner": ["Nearby retail trend shows 9.5% fewer establishments (2012–2023), but housing demand appears strong (ZORI: $2,073/month, +23.6% 5-year growth).", "Traffic: 72,084 ADT on nearby freeway (FORT WASHINGTON EX), 4 lanes.", "Peer projects (e.g., Regent Retail Park, 25 km away) are also redeveloping with housing/retail."], "for_a_developer": ["No cost, timeline, or approval status in record. Housing market data supports demand (ZHVI: $492,975, +27.3% 5-year growth).", "Existing tenant (Berkadia) to remain in one building. Emergency access to adjacent property (Gwynedd Estates) is proposed."], "risks_and_unknowns": ["Status is 'proposed' with no construction start date. No details on zoning approvals or community feedback. 'Verified: draft' suggests incomplete documentation. No cost breakdown for the 278-unit project."], "data_quality": "good", "one_line": "Proposed housing/retail redevelopment of office park; supported by local housing demand and peer projects, but no timeline or approval status provided.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "c9ebc8ef8557"}, "cluster": {"within_10km": [{"id": "m-27bf83535f", "name": "Plymouth Meeting Mall", "city": "Plymouth Meeting", "status": "operating", "km": 9.4}], "count_10km": 1, "count_25km": 7}, "elevation": {"elevation_ft": 335.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "42091201203", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 17.071983446393197, "poverty_rate": 5.06194690265487, "median_family_income": 172917.0, "snap_households": 11.0, "pop2010": 3389.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 492975, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.273}, "zori": {"latest": 2073, "month": "2026-09", "change_1y": 0.031, "change_5y": 0.236}, "county_fips": "42091", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "42091201203", "jobs": 2978, "retail_jobs": 383, "food_accommodation_jobs": 85, "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": "19002", "month": "202609", "median_listing_price": 868618, "median_listing_price_yy": 0.0553, "active_listing_count": 46, "median_days_on_market": 51, "price_reduced_share": 0.0498, "pending_ratio": 1.0217, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "42091201203", "kfr_p25": 0.5791, "jail_p25": 0.0015, "kids_count": 44.5203, "commuting_zone": "Philadelphia", "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-69297c6e82", "name": "Keystone Trade Center", "city": "Falls Township", "state": "PA", "score": 6.5, "why": ["same strategy: redevelop", "also in PA", "35 km away"]}, {"id": "n-c56da653fe", "name": "Newtown Square Corporate Campus", "city": "Newtown Square", "state": "PA", "score": 6.5, "why": ["same strategy: redevelop", "also in PA", "27 km away"]}, {"id": "n-56bef9cc44", "name": "Former Budd Co. plant", "city": "Philadelphia", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "25 km away"]}, {"id": "n-215b68192a", "name": "Regent Retail Park", "city": "Salford", "state": "PA", "score": 6.0, "why": ["same strategy: redevelop", "also in PA", "25 km away"]}, {"id": "m-e82eb88122", "name": "Exton Square Mall", "city": "Exton", "state": "PA", "score": 5.5, "why": ["same strategy: redevelop", "also in PA", "39 km away"]}, {"id": "m-09d890f5f0", "name": "Granite Run Mall", "city": "Middletown", "state": "PA", "score": 5.5, "why": ["same strategy: redevelop", "also in PA", "35 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Montgomery County", "2024": {"units_1": 1877, "units_2_4": 72, "units_5plus": 541, "value_total": 776830987}, "2023": {"units_1": 1269, "units_2_4": 32, "units_5plus": 124, "value_total": 431292921}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "42091", "year": 2025, "establishments": 2846, "employment": 50138, "avg_annual_pay": 41880, "lq_employment": 1.01, "employment_change_1y": -0.3, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3260, "emp": 56414}, "2023": {"estab": 2949, "emp": 54704}, "estab_change": -0.095, "emp_change": -0.03, "county_fips": "42091"}, "schools": {"district": "Wissahickon School District", "district_geoid": "4202400", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 0, "schools": [], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "42091", "years": "2016-2025", "events": 545, "by_type": {"Thunderstorm Wind": 351, "Flash Flood": 104, "Hail": 60, "Flood": 16, "Lightning": 5, "Heavy Rain": 4, "Tornado": 4, "Funnel Cloud": 1}, "property_damage_usd": 65145520, "deaths_direct": 7, "injuries_direct": 3, "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": 72084, "trucks_aadt": 4342, "road": "FORT WASHINGTON EX", "class": "freeway or expressway", "lanes": 4, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": "demolish one of the office buildings, keeping Berkadia in the other, and construct a 4", "origin": "newtypes-extraction"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "ing garage. 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