{ "id": "n-e6c9f43820", "slug": "snellville-mixed-use-development-at-the-corner-of-rosebud-road-and-hig", "type": "big-box", "name": "Mixed-use development at the corner of Rosebud Road and Highway 78", "aka": [], "city": "Snellville", "county": "Gwinnett County", "state": "GA", "country": "US", "census_division": 5, "lat": 33.85733, "lon": -84.01991, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "site for a Kroger grocery store", "year_opened": null, "year_closed": null, "acres": 22.85, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from snellville.gov, model-extracted, unreviewed: A site previously planned for a Kroger big-box store was approved for a mixed-use development with housing, retail, and office space in Snellville.", "strategy": [ "redevelop" ], "new_use": [ "housing", "mixed", "office", "retail" ], "share_retrofit": null, "status": "approved", "year_retrofit": 2023, "developer": null, "architect": null, "after_notes": "300 multi\u2010family apartments (mixed\u2010use building type), 28 single-family attached townhomes and 51,000 square feet of retail, commercial, office and amenity space.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "approved a rezone Monday, making way for a mixed-use development (rezone General Business District to Mixed\u2010Use District and a special use permit)", "public_subsidy": null, "entitlement_year": 2023, "planning_notes": "Approved by Mayor and 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": 30.0, "opp_reasons": [ "already in play: under construction, approved, or sold to a developer with housing plans", "22.85 acres", "county grew 7.2% 2018\u201323", "median rent $1,713", "housing in the record" ], "for_sale": 0, "distressed": 0, "deep": {}, "elements": [ { "slug": "era-retrofit-2020s", "name": "Retrofit 2020s", "grp": "era", "evidence": "2023", "origin": "newtypes-extraction" }, { "slug": "status-pipeline", "name": "Retrofit in the pipeline", "grp": "finance", "evidence": "approved", "origin": "newtypes-extraction" }, { "slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "grp": "place", "evidence": "54,000 on 124", "origin": "fhwa-hpms" }, { "slug": "policy-rezoning", "name": "Rezoning", "grp": "policy", "evidence": "approved a rezone Monday, making way for a mixed-use development (rezone General Business District to Mixed\u2010Use District and a special use permit)", "origin": "newtypes-extraction" }, { "slug": "strategy-redevelop", "name": "Redeveloped", "grp": "strategy", "evidence": "300 multi\u2010family apartments (mixed\u2010use building type), 28 single-family attached townhomes and 51,000 square feet of retail, commercial, office and amenity space.", "origin": "record" }, { "slug": "use-housing", "name": "Housing", "grp": "use", "evidence": "300 multi\u2010family apartments (mixed\u2010use building type), 28 single-family attached townho", "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": "hed townhomes and 51,000 square feet of retail, commercial, office and amenity space. Approved by Mayor and Council.", "origin": "newtypes-extraction" }, { "slug": "use-retail", "name": "Retail (continued)", "grp": "use", "evidence": " single-family attached townhomes and 51,000 square feet of retail, commercial, office and amenity space. Approved by Mayor an", "origin": "newtypes-extraction" } ], "sources": [ { "id": 6984, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Mixed-use development approved for corner of Rosebud Road and ...", "publisher": "snellville.gov", "date": null, "quote": "Mixed-use development approved for corner of Rosebud Road and Highway 78", "kind": "news", "license": null, "retrieved": "2026-10-18" }, { "id": 6985, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2015, Mayor and Council approved a largescale Kroger concept", "kind": "quote", "license": null, "retrieved": "2026-10-18" }, { "id": 6986, "site_id": "n-e6c9f43820", "url": "https://www.snellville.gov/news/mixed-use-development-approved-corner-rosebud-road-and-highway-78", "title": "Timeline", "publisher": null, "date": null, "quote": "Mayor and Council approved a rezone Monday, making way for a mixed-use development at the corner of Rosebud Road and Highway 78.", "kind": "quote", "license": null, "retrieved": "2026-10-18" } ], "parties": [], "events": [ { "id": 4056, "site_id": "n-e6c9f43820", "date": null, "year": 2015, "kind": "note", "detail": "Mayor and Council approved a largescale Kroger concept", "share": null, "source_id": 6985, "verified": "draft" }, { "id": 4057, "site_id": "n-e6c9f43820", "date": null, "year": 2023, "kind": "note", "detail": "Mixed-use development approved", "share": null, "source_id": 6986, "verified": "draft" }, { "id": 4058, "site_id": "n-e6c9f43820", "date": null, "year": 2023, "kind": "retrofit", "detail": "Retrofit: redevelop", "share": null, "source_id": null, "verified": "draft" } ], "gallery": [], "anchors": [ { "name": "Kroger grocery store", "wikipedia": null, "category": "tenant (from text)" } ], "deals": [], "owner_of_record": null, "ctx": { "assessment": { "what_happened": "Approved mixed-use development at 22.85-acre site (corner of Rosebud Rd & Hwy 78) in Snellville, GA. Rezoned from General Business to Mixed-Use District in 2023. ", "why": "Original site was for Kroger grocery store. New use: 300 multi-family apartments, 28 townhomes, 51,000 sq ft retail/office space. County population grew 7.2% 2018\u201323. Median rent $1,713. ", "where_it_stands": "Status: Approved (2023). Planning approved by Mayor and Council. Within 10km of existing Oakland Village Shopping Center. ", "for_a_planner": [ "Zoning change approved (2023) for mixed-use. ", "Nearby retail cluster confirmed (Oakland Village). ", "County retail jobs up 14% (2012\u20132023). " ], "for_a_developer": [ "22.85 acres approved for housing/retail. ", "Peer projects in GA (e.g., Brookhaven Corporate Square) show similar redevelopments. ", "No construction start date or current status noted. " ], "risks_and_unknowns": [ "Verified: draft (data unconfirmed). ", "No timeline for construction. ", "No current occupancy or completion date. " ], "data_quality": "good", "one_line": "Approved 2023 mixed-use redevelopment (housing/retail) on 22.85 acres; rezoned; near existing retail; county growth 7.2%.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "65cf41321333" }, "cluster": { "within_10km": [ { "id": "n-f3d1586a10", "name": "Oakland Village Shopping Center", "city": "Snellville", "status": "built", "km": 0.0 } ], "count_10km": 1, "count_25km": 15 }, "elevation": { "elevation_ft": 1066.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20" }, "food_access": { "tract10": "13135050721", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 85.2211765292809, "poverty_rate": 10.3491990319235, "median_family_income": 81865.0, "snap_households": 285.0, "pop2010": 8561.0, "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": "13135050753", "jobs": 1083, "retail_jobs": 33, "food_accommodation_jobs": 174, "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": "30078", "month": "202609", "median_listing_price": 409875, "median_listing_price_yy": -0.0235, "active_listing_count": 170, "median_days_on_market": 53, "price_reduced_share": 0.2177, "pending_ratio": 0.3274, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20" }, "opportunity": { "tract10": "13135050721", "kfr_p25": 0.4112, "jail_p25": 0.0216, "kids_count": 600.4357, "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-199007e67b", "name": "Corporate Square", "city": "Brookhaven", "state": "GA", "score": 9.0, "why": [ "similar size (32 acres)", "same strategy: redevelop", "also in GA" ] }, { "id": "n-a5d3cb00f4", "name": "Brookside Office Park", "city": "Alpharetta", "state": "GA", "score": 9.0, "why": [ "similar size (20 acres)", "same strategy: redevelop", "also in GA" ] }, { "id": "n-3e3c70b59c", "name": "Brookside One and Brookside Two", "city": "Alpharetta", "state": "GA", "score": 8.0, "why": [ "similar size (20 acres)", "same strategy: redevelop", "also in GA" ] }, { "id": "n-0162c7bfcf", "name": "Boisfeuillet Jones Atlanta Civic Center site", "city": "Atlanta", "state": "GA", "score": 8.0, "why": [ "similar size (19 acres)", "same strategy: redevelop", "also in GA" ] }, { "id": "n-9c2f5cf16e", "name": "Stonestown Galleria mall", "city": "San Francisco", "state": "CA", "score": 6.5, "why": [ "similar size (30 acres)", "same strategy: redevelop" ] }, { "id": "n-085460adf6", "name": "Corporate Square", "city": "Brookhaven", "state": "MS", "score": 6.5, "why": [ "similar size (32 acres)", "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": 2, "schools": [ "Britt Elementary School", "South Gwinnett 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, "Tornado": 1 }, "property_damage_usd": 9907700, "deaths_direct": 0, "injuries_direct": 4, "note": "county-typed events only; 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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=33.85733%2C-84.01991", "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=33.85733%2C-84.01991", "why": "the nearest Street View panorama", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "Bing Maps", "url": "https://www.bing.com/maps?cp=33.85733~-84.01991&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=33.85733,-84.01991&z=17&q=Mixed-use%20development%20at%20the%20corner%20of%20Rosebud%20Road%20and%20Highway%2078", "why": "the point on Apple Maps", "from": "site.lat/lon", "rel": "noopener" }, { "group": "place", "label": "OpenStreetMap", "url": "https://www.openstreetmap.org/?mlat=33.85733&mlon=-84.01991#map=17/33.85733/-84.01991", "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=33.85733/lng=-84.01991", "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#17/33.85733/-84.01991", "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=-84.01991,33.85733&zoom=16", "why": "topographic and elevation layers from the USGS", "from": "site.lat/lon", "rel": "noopener" }, { "group": "market", "label": "LoopNet: for sale in Snellville, GA", "url": "https://www.loopnet.com/search/commercial-real-estate/snellville-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: \u201cMixed-use development at the corner of Rosebud Road and Highway 78\u201d", "url": "https://news.google.com/search?q=%22Mixed-use+development+at+the+corner+of+Rosebud+Road+and+Highway+78%22+Snellville", "why": "news search for the site name and city", "from": "site.name + city \u2192 search", "rel": "noopener nofollow" }, { "group": "news", "label": "Bing News: \u201cMixed-use development at the corner of Rosebud Road and Highway 78\u201d", "url": "https://www.bing.com/news/search?q=%22Mixed-use+development+at+the+corner+of+Rosebud+Road+and+Highway+78%22+Snellville", "why": "news search for the site name and city", "from": "site.name + city \u2192 search", "rel": "noopener nofollow" }, { "group": "reference", "label": "Snellville, Georgia on Wikipedia", "url": "https://en.wikipedia.org/wiki/Snellville,_Georgia", "why": "the city or town's article: government, history, demographics", "from": "city_wikipedia.json (Wikipedia API)", "rel": "noopener" } ] }