{
 "id": "n-d3792e12d2",
 "slug": "sandy-springs-north-river-shopping-center-2",
 "type": "strip",
 "name": "North River Shopping Center",
 "aka": [],
 "city": "Sandy Springs",
 "county": "Fulton County",
 "state": "GA",
 "country": "US",
 "census_division": 5,
 "lat": 33.99954,
 "lon": -84.35059,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "shopping center",
 "year_opened": null,
 "year_closed": null,
 "acres": 13.0,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from bisnow.com, model-extracted, unreviewed: Woodfield Development plans to redevelop the aging North River Shopping Center, a 13-acre strip center in Sandy Springs, into a $200M mixed-use destination with 421 housing units, retail, restaurants, and a new public park.",
 "strategy": [
  "redevelop",
  "regreen"
 ],
 "new_use": [
  "entertainment",
  "housing",
  "mixed",
  "park",
  "retail"
 ],
 "share_retrofit": null,
 "status": "under construction",
 "year_retrofit": null,
 "developer": "Woodfield Development",
 "architect": null,
 "after_notes": "a mixed-use destination with a new public park, including 336 apartment units, 85 townhome units, retail and restaurants",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": "more than $4M incentive package, including a 10-year property tax abatement",
 "entitlement_year": null,
 "planning_notes": "Approved by Sandy Springs 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\u201323",
  "median rent $1,635",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "under construction",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "15 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "31,300 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-abatement",
   "name": "Tax abatement or incentive",
   "grp": "policy",
   "evidence": "re than $4M incentive package, including a 10-year property tax abatement Approved by Sandy Springs City Council. a mixed-use destina",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "13 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a mixed-use destination with a new public park, including 336 apartment units, 85 townhome units, retail and restaurants",
   "origin": "record"
  },
  {
   "slug": "strategy-regreen",
   "name": "Regreened",
   "grp": "strategy",
   "evidence": "a mixed-use destination with a new public park, including 336 apartment units, 85 townhome units, retail and restaurants",
   "origin": "record"
  },
  {
   "slug": "use-entertainment",
   "name": "Entertainment and sports",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "mixed-use destination with a new public park, including 336 apartment units, 85 townhome units, retail and restaurants Approved b",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "a mixed-use destination with a new public park, including 336 apartment",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "a mixed-use destination with a new public park, including 336 apartment units, 85 townhome units, retail a",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "lic park, including 336 apartment units, 85 townhome units, retail and restaurants Approved by Sandy Springs City Council.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8041,
   "site_id": "n-d3792e12d2",
   "url": "https://www.bisnow.com/news/atlanta/deal-sheet/sandy-springs-shopping-center-gets-incentives-for-major-overhaul-the-atlanta-deal-sheet",
   "title": "Sandy Springs Shopping Center Gets Incentives For Major Overhaul",
   "publisher": "bisnow.com",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8042,
   "site_id": "n-d3792e12d2",
   "url": "https://www.appenmedia.com/sandy_springs/sandy-springs-approves-north-river-redevelopment-incentives/article_6ff6fd8f-202a-4a94-90d1-e6fe57c069ff.html",
   "title": "Sandy Springs approves North River redevelopment incentives",
   "publisher": "appenmedia.com",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8043,
   "site_id": "n-d3792e12d2",
   "url": "https://northatlantastar.com/sandy-springs-north-river-shopping-center-redevelopment-incentives/",
   "title": "Sandy Springs Approves North River Redevelopment Plan",
   "publisher": "northatlantastar.com",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8044,
   "site_id": "n-d3792e12d2",
   "url": "https://www.ajc.com/neighborhoods/north-fulton/sandy-springs-approves-north-end-housing-and-retail-development/DV6K3ZKWTNAQLFMN26EFAYJMGQ/",
   "title": "Sandy Springs approves North End housing and retail development",
   "publisher": "ajc.com",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8045,
   "site_id": "n-d3792e12d2",
   "url": "https://www.sandyspringsga.gov/news/city-advances-major-north-end-redevelopment/",
   "title": "City Advances Major North End Redevelopment | City of Sandy Springs",
   "publisher": "sandyspringsga.gov",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8046,
   "site_id": "n-d3792e12d2",
   "url": "https://roughdraftatlanta.com/2026/08/19/new-north-river-shopping-center-plans/",
   "title": "Potential North River Shopping Center overhaul includes a Sandy Springs ...",
   "publisher": "roughdraftatlanta.com",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8047,
   "site_id": "n-d3792e12d2",
   "url": "https://www.wsbtv.com/news/local/sandy-springs-approves-incentives-major-redevelopment/7KNUAFITZ5CZLPGIYPOQOB4B74/",
   "title": "Sandy Springs approves incentives for major redevelopment",
   "publisher": "wsbtv.com",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8048,
   "site_id": "n-d3792e12d2",
   "url": "https://atlanta.urbanize.city/post/sandy-springs-north-river-shopping-center-incentives-new-homes-park-strip-mall",
   "title": "Sandy Springs OKs incentives to remake dying strip mall",
   "publisher": "atlanta.urbanize.city",
   "date": null,
   "quote": "North River Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8049,
   "site_id": "n-d3792e12d2",
   "url": "https://www.bisnow.com/news/atlanta/deal-sheet/sandy-springs-shopping-center-gets-incentives-for-major-overhaul-the-atlanta-deal-sheet",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Sandy Springs City Council on Aug. 18 granted the $200M project a more than $4M incentive package",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8050,
   "site_id": "n-d3792e12d2",
   "url": "https://www.bisnow.com/news/atlanta/deal-sheet/sandy-springs-shopping-center-gets-incentives-for-major-overhaul-the-atlanta-deal-sheet",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Woodfield has already begun demolishing some of the vacant buildings at the site",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8051,
   "site_id": "n-d3792e12d2",
   "url": "https://www.bisnow.com/news/atlanta/deal-sheet/sandy-springs-shopping-center-gets-incentives-for-major-overhaul-the-atlanta-deal-sheet",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "with plans to begin construction later this year",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8052,
   "site_id": "n-d3792e12d2",
   "url": "https://www.bisnow.com/news/atlanta/deal-sheet/sandy-springs-shopping-center-gets-incentives-for-major-overhaul-the-atlanta-deal-sheet",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The land sale is expected to finalize next month",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8053,
   "site_id": "n-d3792e12d2",
   "url": "https://www.appenmedia.com/sandy_springs/sandy-springs-approves-north-river-redevelopment-incentives/article_6ff6fd8f-202a-4a94-90d1-e6fe57c069ff.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The council approved a $4.3 million incentives package for Woodfield Development at its Aug. 18 meeting",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Woodfield Development",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4852,
   "site_id": "n-d3792e12d2",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Sandy Springs City Council granted incentive package",
   "share": null,
   "source_id": 8049,
   "verified": "draft"
  },
  {
   "id": 4853,
   "site_id": "n-d3792e12d2",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Demolition of vacant buildings began",
   "share": null,
   "source_id": 8050,
   "verified": "draft"
  },
  {
   "id": 4854,
   "site_id": "n-d3792e12d2",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Construction planned to begin",
   "share": null,
   "source_id": 8051,
   "verified": "draft"
  },
  {
   "id": 4855,
   "site_id": "n-d3792e12d2",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Land sale expected to finalize",
   "share": null,
   "source_id": 8052,
   "verified": "draft"
  },
  {
   "id": 4856,
   "site_id": "n-d3792e12d2",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Incentives package approved by City Council",
   "share": null,
   "source_id": 8053,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Dollar General",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "gaming store",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "salon",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "liquor store",
   "wikipedia": null,
   "category": "tenant (from text)"
  },
  {
   "name": "Stars and Strikes",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "North River Shopping Center (13 acres, Sandy Springs, GA) is under construction as a mixed-use redevelopment. Developer Woodfield Development plans 336 apartments, 85 townhomes, retail, restaurants, and a public park. The project received a $4M+ incentive package including a 10-year property tax abatement, approved by Sandy Springs City Council. Construction began in 2023 after demolition of vacant buildings. Fulton County\u2019s housing market shows rising rents (ZORI $1,926, +2.6% YoY), with 15 nearby developments within 10km including Roswell Mall (operating) and multiple proposed projects. No tenant details or park size are specified in the record. Unknown: Current tenant mix, exact park dimensions, or completion timeline.",
   "why": "Status confirmed as under construction (not proposed). New uses explicitly listed in after_notes. Subsidy terms and approval documented. Contextual cluster data provided. Housing market trend (rent growth) noted. Missing: Tenant details, park specifics, timeline.",
   "where_it_stands": "Active redevelopment with city approval and financial incentives. Positioned within a cluster of 15 nearby projects (10km radius), including operating mall and proposed mixed-use developments. Housing market supports new residential units.",
   "for_a_planner": [
    "Approved by city council",
    "Includes public park (new public space)",
    "Tax abatement reduces developer cost",
    "Aligns with county housing demand (rent growth)"
   ],
   "for_a_developer": [
    "$4M+ incentive package",
    "336 apartments + 85 townhomes planned",
    "Nearby operating mall (Roswell Mall) indicates market demand",
    "Fulton County permits show active residential construction (2023-2024)"
   ],
   "risks_and_unknowns": [
    "No current tenant data",
    "Park size/amenities unspecified",
    "Demolition timeline not detailed",
    "No mention of retail tenant mix or occupancy targets"
   ],
   "data_quality": "partial",
   "one_line": "Mixed-use redevelopment under construction with housing, retail, and park; $4M+ incentive package approved; positioned amid 15 nearby projects in Fulton County.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "2df40beacfe6"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-4018a6247b",
     "name": "Hill Street Mixed-Use Development",
     "city": "Roswell",
     "status": "proposed",
     "km": 2.6
    },
    {
     "id": "m-eedf3be6c3",
     "name": "Roswell Mall",
     "city": "Roswell",
     "status": "operating",
     "km": 4.4
    },
    {
     "id": "n-112e245141",
     "name": "Park Center campus",
     "city": "Dunwoody",
     "status": "approved",
     "km": 6.1
    },
    {
     "id": "n-58304f9fc1",
     "name": "High Street",
     "city": "Dunwoody",
     "status": "partial",
     "km": 6.1
    },
    {
     "id": "n-011c51cf36",
     "name": "100 Ashford Center North",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 6.6
    },
    {
     "id": "n-3d9a958c35",
     "name": "North River Shopping Center",
     "city": "Sandy Springs",
     "status": "approved",
     "km": 8.7
    },
    {
     "id": "n-85248afe9f",
     "name": "Bishop",
     "city": "Sandy Springs",
     "status": "built",
     "km": 8.7
    },
    {
     "id": "n-e2e5bec656",
     "name": "Embassy Row",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 8.7
    },
    {
     "id": "n-e4f471a16c",
     "name": "Embassy Row 100",
     "city": "Sandy Springs",
     "status": "proposed",
     "km": 8.7
    },
    {
     "id": "n-e2ce872f4e",
     "name": "Park Center Building Four",
     "city": "Dunwoody",
     "status": "proposed",
     "km": 8.9
    },
    {
     "id": "n-2eeb1601b2",
     "name": "Ashford Green Office Park",
     "city": "Brookhaven",
     "status": "approved",
     "km": 9.5
    },
    {
     "id": "n-a5d106c733",
     "name": "North Point Mall",
     "city": "Alpharetta",
     "status": "approved",
     "km": 9.9
    }
   ],
   "count_10km": 15,
   "count_25km": 41
  },
  "elevation": {
   "elevation_ft": 950.9,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "13121010208",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 10.5440520831161,
   "poverty_rate": 6.45311049210771,
   "median_family_income": 116500.0,
   "snap_households": 227.0,
   "pop2010": 4219.0,
   "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": "13121010215",
   "jobs": 1789,
   "retail_jobs": 15,
   "food_accommodation_jobs": 45,
   "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": "30350",
   "month": "202609",
   "median_listing_price": 346000,
   "median_listing_price_yy": -0.4777,
   "active_listing_count": 89,
   "median_days_on_market": 49,
   "price_reduced_share": 0.228,
   "pending_ratio": 0.2938,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "13121010208",
   "kfr_p25": 0.4242,
   "jail_p25": 0.0067,
   "kids_count": 70.2968,
   "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-855bd1a1bb",
     "name": "East Cobb Walk",
     "city": "Marietta",
     "state": "GA",
     "score": 9.5,
     "why": [
      "similar size (15 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "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-c178253052",
     "name": "D.R. Horton Engineering Drive",
     "city": "Peachtree Corners",
     "state": "GA",
     "score": 8.0,
     "why": [
      "similar size (9.35 acres)",
      "same strategy: redevelop",
      "also in GA"
     ]
    },
    {
     "id": "n-0162c7bfcf",
     "name": "Boisfeuillet Jones Atlanta Civic Center site",
     "city": "Atlanta",
     "state": "GA",
     "score": 7.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "27 km away"
     ]
    },
    {
     "id": "n-42027d0dc1",
     "name": "Springs at Lake Cook Crossing",
     "city": "Deerfield",
     "state": "IL",
     "score": 7.0,
     "why": [
      "similar size (10.79 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-e6c9f43820",
     "name": "Mixed-use development at the corner of Rosebud Road and Highway 78",
     "city": "Snellville",
     "state": "GA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in GA",
      "34 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": [
    "Sandy Springs Middle School"
   ],
   "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": 31300,
   "trucks_aadt": 695,
   "road": "9",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 24,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/ga/sandy-springs-north-river-shopping-center-2/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "public_subsidy": "newtypes-extraction"
 }
}