{ "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, 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verified with real parcel numbers on 2026-10-21", "from": "parcel.raw.TAXPIN 6284 005", "rel": "noopener" }, { "group": "official", "label": "County GIS parcel record \u00b7 6284 005", "url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0/query?where=PIN=%276284%20005%27&outFields=*&f=html", "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table", "from": "parcel.source_url + PIN", "rel": "noopener" }, { "group": "official", "label": "Gwinnett County Tax Assessor (qPublic) \u00b7 parcel 6284 064", "url": "https://qpublic.schneidercorp.com/Application.aspx?AppID=1282&LayerID=43872&PageTypeID=4&PageID=16060&KeyValue=R6284%20064", "why": "the county's own page for this parcel; template verified with real parcel numbers on 2026-10-21", "from": "parcel.raw.TAXPIN 6284 064", "rel": "noopener" }, { "group": "official", "label": "County GIS parcel record \u00b7 6284 064", "url": "https://services3.arcgis.com/RfpmnkSAQleRbndX/arcgis/rest/services/Property_and_Tax/FeatureServer/0/query?where=PIN=%276284%20064%27&outFields=*&f=html", "why": "the county GIS layer's own record for this parcel (ArcGIS REST, HTML view); the raw row behind the parcels table", "from": "parcel.source_url + PIN", "rel": "noopener" }, { "group": "official", "label": "Gwinnett County (13135) profile (data.census.gov)", "url": "https://data.census.gov/profile?g=050XX00US13135", "why": "the county's Census profile", "from": "site.county_fips 13135", "rel": "noopener" }, { "group": "official", "label": "FEMA flood map (NFHL) at this point", "url": "https://msc.fema.gov/portal/search?AddressQuery=33.96621%2C-84.22758", "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel", "from": "site.lat/lon", "rel": "noopener" }, { "group": "official", "label": "EPA ECHO facilities within 1 mile", "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=33.96621&p_long=-84.22758&p_radius=1", "why": "EPA Enforcement and Compliance History: regulated facilities near the point", "from": "site.lat/lon", "rel": "noopener" }, { "group": "reference", "label": "Wikimedia Commons photos within 500 m", "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C33.96621%2C-84.22758&ns6=1", "why": "a Commons geo-search around the point; licences vary by file", "from": "site.lat/lon", "rel": "noopener" }, { "group": "reference", "label": "Retrofitting Suburbia (book site)", "url": "https://www.retrofittingsuburbia.com/", "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on", "from": "constant", "rel": "noopener" }, { "group": "place", "label": "Google Maps", "url": "https://www.google.com/maps/search/?api=1&query=33.96621%2C-84.22758", "why": "the point on Google Maps", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "Street View", "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=33.96621%2C-84.22758", "why": "the nearest Street View panorama", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "Bing Maps", "url": "https://www.bing.com/maps?cp=33.96621~-84.22758&lvl=17", "why": "the point on Bing Maps (Bird's eye where available)", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "Apple Maps", "url": "https://maps.apple.com/?ll=33.96621,-84.22758&z=17&q=D.R.%20Horton%20Engineering%20Drive", "why": "the point on Apple Maps", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "OpenStreetMap", "url": "https://www.openstreetmap.org/?mlat=33.96621&mlon=-84.22758#map=17/33.96621/-84.22758", "why": "the point on OpenStreetMap", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "Walk Score at this point", "url": "https://www.walkscore.com/score/loc/lat=33.96621/lng=-84.22758", "why": "Walk Score's walkability, transit and bike scores for the coordinates", "from": "site.lat/lon", "rel": "noopener nofollow" }, { "group": "place", "label": "Transitland map", "url": "https://www.transit.land/map#17/33.96621/-84.22758", "why": "transit routes and stops from open GTFS feeds around the point", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "USGS National Map", "url": "https://apps.nationalmap.gov/viewer/?center=-84.22758,33.96621&zoom=16", "why": "topographic and elevation layers from the USGS", "from": "site.lat/lon", "rel": "noopener" }, { "group": "market", "label": "LoopNet: for sale in Peachtree Corners, GA", "url": "https://www.loopnet.com/search/commercial-real-estate/peachtree-corners-ga/for-sale/", "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed", "from": "site.city + state \u2192 search", "rel": "noopener nofollow sponsored" }, { "group": "news", "label": "Google News: \u201cD.R. Horton Engineering Drive\u201d", "url": "https://news.google.com/search?q=%22D.R.+Horton+Engineering+Drive%22+Peachtree+Corners", "why": "news search for the site name and city", "from": "site.name + city \u2192 search", "rel": "noopener nofollow" }, { "group": "news", "label": "Bing News: \u201cD.R. Horton Engineering Drive\u201d", "url": "https://www.bing.com/news/search?q=%22D.R.+Horton+Engineering+Drive%22+Peachtree+Corners", "why": "news search for the site name and city", "from": "site.name + city \u2192 search", "rel": "noopener nofollow" }, { "group": "reference", "label": "Peachtree Corners, Georgia on Wikipedia", "url": "https://en.wikipedia.org/wiki/Peachtree_Corners,_Georgia", "why": "the city or town's article: government, history, demographics", "from": "city_wikipedia.json (Wikipedia API)", "rel": "noopener" } ] }