{"id": "n-04778d0a00", "slug": "glendale-glendale-garden-apartments", "type": "garden-apartments", "name": "Glendale Garden Apartments", "aka": [], "city": "Glendale", "county": "Los Angeles County", "state": "CA", "country": "US", "census_division": 9, "lat": 34.16582, "lon": -118.2569, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "Glendale Garden Apartment Homes", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": "BW Brody", "original_architect": null, "before_notes": "Draft from outlooknewspapers.com, model-extracted, unreviewed: The Glendale Garden Apartments, a garden-apartments complex, is proposed for demolition and redevelopment for housing.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "BW Brody", "architect": null, "after_notes": "proposed demolition and redevelopment project", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "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": "06037", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county shrank -2.5% 2018–23", "median rent $1,893", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/ca/glendale-glendale-garden-apartments/", "events": [], "sources": [{"id": 8173, "site_id": "n-04778d0a00", "url": "https://outlooknewspapers.com/glendalenewspress/proposed-demolition-projects-leave-residents-worried/article_758072ad-988d-441e-926d-a72ac47c1694.html", "title": "Proposed Demolition Projects Leave Residents Worried", "publisher": "outlooknewspapers.com", "date": null, "quote": "Glendale Garden Apartments", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "BW Brody", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of Glendale Garden Apartments (formerly Glendale Garden Apartment Homes) by BW Brody into housing. Status is listed as 'proposed' but opp_reasons state it's 'already in play: under construction, approved, or sold to a developer with housing plans.'", "why": "Opp_reasons cite median rent ($1,893), county population shrinkage (-2.5% 2018–23), and housing already in the record as reasons to exclude it from opportunity scoring. Context shows 7 nearby sites within 10km, including 2 Sears department store sites (1.8–2.3km) and Glendale Fashion Center (operating).", "where_it_stands": "No construction start date or approval timeline provided. County housing market shows ZHVI $871,674 (2026-09) and ZORI $2,806/month. Permits data shows $3.8B in 2024 construction value for Los Angeles County, but not specific to this project.", "for_a_planner": ["Status conflict: record lists 'proposed' but opp_reasons claim it's 'in play' (under construction/approved).", "Nearby Sears sites (1.8–2.3km) and Glendale Fashion Center (2.1km) are active context points."], "for_a_developer": ["Median rent ($1,893) and housing market data (ZHVI $871k) are provided but not tied to project specifics.", "Peers include 6 similar redevelopments in CA (2–38km away), all with 'redevelop' strategy."], "risks_and_unknowns": ["Status contradiction unresolved (proposed vs. 'in play').", "County 'shrank' - unclear if population, housing units, or other metric. No project timeline or budget details provided."], "data_quality": "partial", "one_line": "Proposed housing redevelopment by BW Brody; status conflict noted, with median rent $1,893 and county shrinkage (-2.5%) cited in opp_reasons.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "53e11582de90"}, "cluster": {"within_10km": [{"id": "n-27628dc8f9", "name": "Former Sears department store site", "city": "Glendale", "status": "approved", "km": 1.8}, {"id": "n-c750ec2a03", "name": "Sears department store", "city": "Glendale", "status": "proposed", "km": 1.9}, {"id": "m-390be4aefe", "name": "Glendale Fashion Center", "city": "Glendale", "status": "operating", "km": 2.1}, {"id": "n-3b850914e9", "name": "Former retail site", "city": "Glendale", "status": "proposed", "km": 2.3}, {"id": "n-9f40e3862e", "name": "Sears department store site", "city": "Glendale", "status": "stalled", "km": 2.3}, {"id": "n-7f8a63ed8a", "name": "Adams Square Mini-Park", "city": "Glendale", "status": "built", "km": 3.9}, {"id": "m-472b7a2142", "name": "Golden Mall", "city": "Burbank", "status": "closed", "km": 5.2}], "count_10km": 7, "count_25km": 32}, "elevation": {"elevation_ft": 587.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06037301203", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 10.8219475168076, "median_family_income": 75545.0, "snap_households": 68.0, "pop2010": 4368.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 871674, "month": "2026-09", "change_1y": 0.004, "change_5y": 0.131}, "zori": {"latest": 2806, "month": "2026-09", "change_1y": 0.013, "change_5y": 0.177}, "county_fips": "06037", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06037301203", "jobs": 1129, "retail_jobs": 144, "food_accommodation_jobs": 43, "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": "91202", "month": "202609", "median_listing_price": 1089500, "median_listing_price_yy": 0.0909, "active_listing_count": 31, "median_days_on_market": 56, "price_reduced_share": 0.1148, "pending_ratio": 0.4516, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06037301203", "kfr_p25": 0.5389, "jail_p25": -0.0031, "kids_count": 376.9166, "commuting_zone": "Los Angeles", "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-12bf0b2d82", "name": "Beverly Plaza Shopping Center", "city": "LOS ANGELES", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "13 km away"]}, {"id": "n-5ef0926c83", "name": "Beverly Plaza Shopping Center", "city": "Los Angeles", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "15 km away"]}, {"id": "n-11d065d256", "name": "Victoria Golf Course", "city": "Carson", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "37 km away"]}, {"id": "n-c750ec2a03", "name": "Sears department store", "city": "Glendale", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "2 km away"]}, {"id": "m-c6536f79eb", "name": "Plaza Pasadena", "city": "Pasadena", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "11 km away"]}, {"id": "m-1fa536a881", "name": "La Mirada Mall", "city": "La Mirada", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "38 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Los Angeles County", "2024": {"units_1": 9106, "units_2_4": 1273, "units_5plus": 9430, "value_total": 3876623417}, "2023": {"units_1": 9554, "units_2_4": 1518, "units_5plus": 13214, "value_total": 5392309587}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06037", "year": 2025, "establishments": 28960, "employment": 391331, "avg_annual_pay": 52235, "lq_employment": 0.87, "employment_change_1y": -1.7, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 28345, "emp": 386821}, "2023": {"estab": 28998, "emp": 419890}, "estab_change": 0.023, "emp_change": 0.085, "county_fips": "06037"}, "schools": {"district": "Glendale Unified School District", "district_geoid": "0615240", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Columbus Elementary", "Herbert Hoover High", "Mark Keppel Elementary", "Eleanor J. Toll Middle"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06037", "years": "2016-2025", "events": 157, "by_type": {"Flash Flood": 86, "Thunderstorm Wind": 35, "Debris Flow": 21, "Hail": 6, "Tornado": 6, "Funnel Cloud": 1, "Lightning": 1, "Flood": 1}, "property_damage_usd": 8000, "deaths_direct": 1, "injuries_direct": 2, "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": 20736, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 4, "segments_600m": 15, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "7 within 10 km", "origin": "computed"}, {"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "9,430 units, Los Angeles County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "proposed demolition and redevelopment project", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,806/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-2.5%", "origin": "census-acs"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"original_developer": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}