{
 "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\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": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "7 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "46,000 on 120",
   "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 (comprehensive land use plan, rezoning, and a variance request)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "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": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "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",
   "grp": "use",
   "evidence": "ans call for constructing a 110-unit building with for-sale condos. Approved by Alpharetta City Council.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "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)",
   "grp": "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"
  }
 ],
 "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 \u201clegacy\u201d 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"
  }
 ],
 "parties": [
  {
   "name": "McKinley Homes",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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\u20132023). 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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/ga/alpharetta-morris-road-development/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}