{"id": "n-f195f346dd", "slug": "alpharetta-morris-road-development", "type": "office-park", "name": "Morris Road development", "aka": [], "city": "Alpharetta", "county": "Fulton County", "state": "GA", "country": "US", "census_division": 5, "lat": 34.0756, "lon": -84.2946, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office buildings", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 212000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from atlanta.urbanize.city, model-extracted, unreviewed: Alpharetta City Council approved McKinley Homes' plan to transform part of a 15-acre legacy office park into a mixed-use development with retail and 110 condos, while bolstering existing office buildings.", "strategy": ["redevelop", "reinhabit"], "new_use": ["housing", "office", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": "McKinley Homes", "architect": "Smallwood, Reynolds, Stewart, Stewart & Associates", "after_notes": "bolstering the existing office buildings by adding 5,000 square feet of ground-floor retail space. Next door, on surface parking lots, plans call for constructing a 110-unit building with for-sale condos.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved (comprehensive land use plan, rezoning, and a variance request)", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Alpharetta 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": "13121", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 4.6% 2018–23", "median rent $1,635", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/ga/alpharetta-morris-road-development/", "events": [], "sources": [{"id": 8534, "site_id": "n-f195f346dd", "url": "https://atlanta.urbanize.city/post/alpharetta-approves-mixed-use-development-dated-office-park", "title": "Alpharetta OKs mixed-use refresh of 'legacy' office park", "publisher": "atlanta.urbanize.city", "date": null, "quote": "The Alpharetta City Council on Monday unanimously approved plans by Peachtree Corners-based McKinley Homes to transform part of a 15-acre “legacy” office park just west of Ga. Highway 400 into a mixed-use destination in the Windward District, according to city officials.", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "McKinley Homes", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Morris Road development (Alpharetta, GA) is approved for redeveloping 212,000 sqft office buildings into mixed-use (housing, office, retail). McKinley Homes will add 5,000 sqft ground-floor retail and construct 110 for-sale condos on adjacent surface parking. Zoning change approved via city council. ", "why": "Housing is explicitly included in the new use. County population grew 4.6% (2018–2023). Median rent is $1,635. 7 nearby developments within 10km include North Point Mall (0km) and Brookside Office Park (0km). Housing market shows ZHVI at $414,221 (down 1.5% YoY). ", "where_it_stands": "Status: approved. Verified as draft. No construction timeline provided. ", "for_a_planner": ["Zoning approved", "Nearby housing/office projects active", "Retail component tied to existing office"], "for_a_developer": ["Mixed-use conversion approved", "110-unit condo component specified", "Housing market data available (ZHVI)"], "risks_and_unknowns": ["Verified status: draft", "No cost or timeline data", "No details on retail tenant mix"], "data_quality": "good", "one_line": "Approved mixed-use redevelopment adding retail and 110 condos to existing office park, with housing market context.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "ff0fc7c6d5f3"}, "cluster": {"within_10km": [{"id": "n-a5d106c733", "name": "North Point Mall", "city": "Alpharetta", "status": "approved", "km": 0.0}, {"id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "status": "approved", "km": 0.0}, {"id": "n-f0198fe977", "name": "Continuum", "city": "Alpharetta", "status": "under construction", "km": 0.0}, {"id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "status": "proposed", "km": 4.0}, {"id": "m-eedf3be6c3", "name": "Roswell Mall", "city": "Roswell", "status": "operating", "km": 5.9}, {"id": "n-4018a6247b", "name": "Hill Street Mixed-Use Development", "city": "Roswell", "status": "proposed", "km": 8.5}, {"id": "n-d3792e12d2", "name": "North River Shopping Center", "city": "Sandy Springs", "status": "under construction", "km": 9.9}], "count_10km": 7, "count_25km": 30}, "elevation": {"elevation_ft": 1135.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "13121011615", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 42.2432572409058, "poverty_rate": 2.00132162748985, "median_family_income": 165673.0, "snap_households": 20.0, "pop2010": 9165.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 414221, "month": "2026-09", "change_1y": -0.015, "change_5y": 0.112}, "zori": {"latest": 1926, "month": "2026-09", "change_1y": 0.026, "change_5y": 0.105}, "county_fips": "13121", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "13121011655", "jobs": 983, "retail_jobs": 67, "food_accommodation_jobs": 183, "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": "30009", "month": "202609", "median_listing_price": 885000, "median_listing_price_yy": -0.0745, "active_listing_count": 174, "median_days_on_market": 58, "price_reduced_share": 0.1499, "pending_ratio": 0.2738, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "13121011615", "kfr_p25": 0.5372, "jail_p25": -0.0014, "kids_count": 123.1467, "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-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 8.5, "why": ["similar GLA (266,000 sq ft)", "same strategy: redevelop, reinhabit", "also in GA"]}, {"id": "n-2eeb1601b2", "name": "Ashford Green Office Park", "city": "Brookhaven", "state": "GA", "score": 8.5, "why": ["similar GLA (268,000 sq ft)", "same strategy: redevelop", "also in GA"]}, {"id": "n-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop, reinhabit", "also in GA", "24 km away"]}, {"id": "n-112e245141", "name": "Park Center campus", "city": "Dunwoody", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop", "also in GA", "15 km away"]}, {"id": "n-dd2ba60946", "name": "Georgia-Pacific Center", "city": "Atlanta", "state": "GA", "score": 6.5, "why": ["same strategy: redevelop, reinhabit", "also in GA", "37 km away"]}, {"id": "n-e6c9f43820", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "city": "Snellville", "state": "GA", "score": 6.0, "why": ["same strategy: redevelop", "also in GA", "35 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fulton County", "2024": {"units_1": 2937, "units_2_4": 481, "units_5plus": 8159, "value_total": 2257568576}, "2023": {"units_1": 2905, "units_2_4": 100, "units_5plus": 7096, "value_total": 2003182482}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "13121", "year": 2025, "establishments": 4327, "employment": 55938, "avg_annual_pay": 50638, "lq_employment": 0.6, "employment_change_1y": -2.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 3394, "emp": 48734}, "2023": {"estab": 3732, "emp": 55757}, "estab_change": 0.1, "emp_change": 0.144, "county_fips": "13121"}, "schools": {"district": "Fulton County School District", "district_geoid": "1302280", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Alpharetta Elementary School", "Amana Academy School", "Innovation Academy"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "13121", "years": "2016-2025", "events": 266, "by_type": {"Thunderstorm Wind": 174, "Flash Flood": 48, "Hail": 34, "Tornado": 10}, "property_damage_usd": 9525000, "deaths_direct": 2, "injuries_direct": 7, "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": 46000, "trucks_aadt": 1107, "road": "120", "class": "principal arterial", "lanes": 5, "segments_600m": 40, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "bolstering the existing office buildings by adding 5,000 square feet of ground-floor retail space. Next door, on surface parking lots, plans call for constructing a 110-unit building with for-sale con", "origin": "record"}, {"slug": "use-office", "name": "Office", "group_": "use", "evidence": "bolstering the existing office buildings by adding 5,000 square feet of ground-floor retai", "origin": "newtypes-extraction"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "ffice buildings by adding 5,000 square feet of ground-floor retail space. Next door, on surface parking lots, plans call for c", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "7 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,159 units, Fulton County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "bolstering the existing office buildings by adding 5,000 square feet of ground-floor retail space. Next door, on surface parking lots, plans call for constructing a 110-unit building with for-sale con", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "ans call for constructing a 110-unit building with for-sale condos. Approved by Alpharetta City Council.", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "approved (comprehensive land use plan, rezoning, and a variance request)", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "46,000 on 120", "origin": "fhwa-hpms"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"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\": …}"}}