{
 "id": "n-85248afe9f",
 "slug": "sandy-springs-bishop",
 "type": "office-park",
 "name": "Bishop",
 "aka": [],
 "city": "Sandy Springs",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.92427,
 "lon": -84.37854,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "office park",
 "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 multifamilyexecutive.com, model-extracted, unreviewed: The Bishop is an urban mixed-use development in Sandy Springs, Georgia, developed by RangeWater, converting existing office park surface parking into residential, retail, and office space with a public plaza.",
 "strategy": [
  "redevelop",
  "regreen",
  "reinhabit"
 ],
 "new_use": [
  "housing",
  "mixed",
  "office",
  "park",
  "retail"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": "RangeWater",
 "architect": null,
 "after_notes": "more than 375,000 square feet of residential, retail, and office space",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "approved a request to rezone a parcel",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by city.",
 "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": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county grew 4.6% 2018\u201323",
  "median rent $1,635",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "14 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "33,500 on 9",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "8,159 units, Fulton County",
   "origin": "census-bps"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "approved a request to rezone a parcel",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "more than 375,000 square feet of residential, retail, and office space",
   "origin": "record"
  },
  {
   "slug": "strategy-regreen",
   "name": "Regreened",
   "grp": "strategy",
   "evidence": "more than 375,000 square feet of residential, retail, and office space",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "more than 375,000 square feet of residential, retail, and office space",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "more than 375,000 square feet of residential, retail, and office space Approved by city.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "more than 375,000 square feet of residential, retail, and office space Approved by city.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "more than 375,000 square feet of residential, retail, and office space Approved by city.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8058,
   "site_id": "n-85248afe9f",
   "url": "https://www.multifamilyexecutive.com/design-development/aging-office-parks-the-next-generation-of-multifamily-housing_o",
   "title": "Aging Office Parks: The Next Generation of Multifamily Housing?",
   "publisher": "multifamilyexecutive.com",
   "date": null,
   "quote": "The Bishop",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "RangeWater",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Bishop, an office park in Sandy Springs, GA, has been redeveloped into mixed-use space (housing, retail, office, park) with over 375,000 sq ft of new construction. The project is complete, approved by the city, and developed by RangeWater. Zoning was changed to support the new use. The site is surrounded by 14 other developments within 10km, including proposed projects like Embassy Row. Housing market data shows a ZHVI of $414,221 (down 1.5% YoY) and median rent of $1,635. Permits show $2.26B in 2024 construction value. Peer projects in GA (e.g., Buford Clairmont Mall, Venture Mall) share similar 'redevelop' or 'reinhabit' strategies. Unknown: Details on 'regreen' strategy, environmental impact, or specific housing mix. The retrofit is confirmed built, not in planning.",
   "why": "Record confirms completion, zoning approval, and mixed-use conversion. Context shows active development in the area. Housing market data and permit activity support demand. Peer comparisons are based on strategy and location.",
   "where_it_stands": "Completed mixed-use project within a cluster of active developments. Housing market metrics and permit data indicate ongoing demand. No active planning or construction noted (status: built).",
   "for_a_planner": [
    "Site is fully built, not in planning phase.",
    "Zoning change approved for new use.",
    "Surrounded by 14 developments within 10km, including proposed projects.",
    "Housing market shows modest rent growth ($1,635 median) and stable ZHVI."
   ],
   "for_a_developer": [
    "375,000+ sq ft of completed mixed-use space (housing/retail/office).",
    "Permits show $2.26B in 2024 construction value for similar projects in county.",
    "Peer projects in GA share same 'redevelop' strategy but are not yet built."
   ],
   "risks_and_unknowns": [
    "'Regreen' strategy details unknown (record lacks specifics).",
    "'Reinhabit' strategy not defined in record.",
    "County growth rate (4.6%) cited but not sourced in record."
   ],
   "data_quality": "partial",
   "one_line": "Completed mixed-use retrofit (375k+ sq ft) in Sandy Springs, surrounded by active developments; housing market shows stable demand.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "b28004e3c07a"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 0.0
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e4f471a16c",
     "name": "Embassy Row 100",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 3.1
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "status": "approved",
     "km": 4.0
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 4.4
    },
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 4.8
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 4.8
    },
    {
     "id": "m-9ca7535f56",
     "name": "Phipps Plaza",
     "city": "Atlanta",
     "status": "partial",
     "km": 8.1
    },
    {
     "id": "n-199007e67b",
     "name": "Corporate Square",
     "city": "Brookhaven",
     "status": "approved",
     "km": 8.1
    },
    {
     "id": "n-015f5a8a09",
     "name": "1800 Century Blvd.",
     "city": "Chamblee",
     "status": "demolished",
     "km": 8.2
    },
    {
     "id": "n-d3792e12d2",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "under construction",
     "km": 8.7
    }
   ],
   "count_10km": 14,
   "count_25km": 69
  },
  "elevation": {
   "elevation_ft": 1091.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121010110",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 15.2594783543963,
   "median_family_income": 94118.0,
   "snap_households": 140.0,
   "pop2010": 5022.0,
   "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": "13121010133",
   "jobs": 33987,
   "retail_jobs": 1428,
   "food_accommodation_jobs": 792,
   "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": "30328",
   "month": "202609",
   "median_listing_price": 322450,
   "median_listing_price_yy": -0.1597,
   "active_listing_count": 243,
   "median_days_on_market": 63,
   "price_reduced_share": 0.1972,
   "pending_ratio": 0.2495,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121010110",
   "kfr_p25": 0.4413,
   "jail_p25": 0.0404,
   "kids_count": 131.4614,
   "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": "m-0828e55f1a",
     "name": "Buford Clairmont Mall",
     "city": "Chamblee",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in GA",
      "9 km away"
     ]
    },
    {
     "id": "m-8fdda09d76",
     "name": "Venture Mall",
     "city": "Duluth",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in GA",
      "23 km away"
     ]
    },
    {
     "id": "m-09940a89dd",
     "name": "Furniture Store",
     "city": "Norcross",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: reinhabit",
      "also in GA",
      "16 km away"
     ]
    },
    {
     "id": "n-63a3d23034",
     "name": "Mathis Airport",
     "city": "Forsyth County",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "28 km away"
     ]
    },
    {
     "id": "n-f3d1586a10",
     "name": "Oakland Village Shopping Center",
     "city": "Snellville",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop, regreen",
      "also in GA",
      "34 km away"
     ]
    },
    {
     "id": "n-a72039a541",
     "name": "State Capitol Homes",
     "city": "Atlanta",
     "state": "GA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "19 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": 1,
   "schools": [
    "Lake Forest Elementary"
   ],
   "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": 33500,
   "trucks_aadt": 781,
   "road": "9",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 40,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/sandy-springs-bishop/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}