{"id": "n-8748514ca1", "slug": "san-mateo-2820-south-el-camino-real", "type": "strip", "name": "2820 South El Camino Real", "aka": [], "city": "San Mateo", "county": "San Mateo County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.563, "lon": -122.32533, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "parking lot", "year_opened": null, "year_closed": null, "acres": 0.5, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from sfyimby.com, model-extracted, unreviewed: Preliminary permits filed for an eight-story apartment complex with 75 units and retail on a vacant half-acre property at 2820 South El Camino Real in San Mateo.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": "Costa Brown Architecture", "after_notes": "an eight-story apartment complex with 75 apartments and two retail spots", "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": "06081", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county shrank -2.7% 2018–23", "median rent $2,893", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/ca/san-mateo-2820-south-el-camino-real/", "events": [{"year": 2026, "date": null, "kind": "note", "detail": "Preliminary permits filed for an eight-story apartment complex", "source_id": 7715}], "sources": [{"id": 7714, "site_id": "n-8748514ca1", "url": "https://sfyimby.com/2026/03/preliminary-application-for-housing-at-2820-south-el-camino-real-san-mateo.html", "title": "Preliminary Application For Housing at 2820 South El Camino Real ...", "publisher": "sfyimby.com", "date": null, "quote": "2820 South El Camino Real", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7715, "site_id": "n-8748514ca1", "url": "https://sfyimby.com/2026/03/preliminary-application-for-housing-at-2820-south-el-camino-real-san-mateo.html", "title": "Timeline", "publisher": null, "date": null, "quote": "Preliminary permits have been filed for an eight-story apartment complex at 2820 South El Camino Real in San Mateo", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of a 0.5-acre strip site (originally a parking lot) into an eight-story apartment complex with 75 units and two retail spaces. Preliminary permits filed in 2026.", "why": "Status is proposed, but record states it is 'already in play' (under construction/approved/sold with housing plans). County population shrank -2.7% (2018–23). Median rent is $2,893. Nearby projects include Hillsdale Mall (proposed, 0km away) and three approved developments within 3.9km.", "where_it_stands": "Project is proposed but permits filed in 2026. Housing market shows strong demand (ZHVI $1.58M, ZORI $3,993 rent, 11.2% annual rent growth). Retail sector declining (11.3% fewer stores, 5.1% fewer jobs in county since 2012). Traffic volume high (34,000 ADT on principal arterial).", "for_a_planner": ["Small parcel (0.5 acres) for 75 housing units indicates high density. Retail viability uncertain given declining retail jobs and stores. Nearby approved projects may affect market saturation."], "for_a_developer": ["Project status contradicts 'proposed' (permits filed 2026) but record lists it as 'already in play'. High rent market supports housing demand, but retail component faces sector headwinds. Traffic volume supports site accessibility."], "risks_and_unknowns": ["Status conflict: 'proposed' vs. 2026 permit filing. Retail trend decline (11.3% store reduction) not offset by housing demand. No details on construction timeline or financing."], "data_quality": "partial", "one_line": "Proposed 75-unit housing/retail project on 0.5-acre strip; high rent market but retail decline and status conflict noted.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "325dfe2fa7ab"}, "cluster": {"within_10km": [{"id": "n-98abfb6d68", "name": "Hillsdale Mall", "city": "San Mateo", "status": "proposed", "km": 0.0}, {"id": "n-df69b02337", "name": "668 East 3rd Avenue", "city": "San Mateo", "status": "approved", "km": 0.7}, {"id": "n-5d8dc66f1c", "name": "3000 Clearview Way", "city": "San Mateo", "status": "approved", "km": 3.4}, {"id": "m-e505279cb7", "name": "Hillsdale Shopping Center", "city": "San Mateo", "status": "operating", "km": 3.6}, {"id": "m-c2a3d25cfb", "name": "San Mateo Fashion Island", "city": "San Mateo", "status": "demolished", "km": 3.9}], "count_10km": 5, "count_25km": 18}, "elevation": {"elevation_ft": 45.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06081606300", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 6.4075382803298, "median_family_income": 126131.0, "snap_households": 61.0, "pop2010": 4073.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1579058, "month": "2026-09", "change_1y": 0.044, "change_5y": 0.076}, "zori": {"latest": 3993, "month": "2026-09", "change_1y": 0.112, "change_5y": 0.277}, "county_fips": "06081", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06081606300", "jobs": 8037, "retail_jobs": 658, "food_accommodation_jobs": 1758, "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": "94401", "month": "202609", "median_listing_price": 770450, "median_listing_price_yy": 0.1023, "active_listing_count": 34, "median_days_on_market": 35, "price_reduced_share": 0.1253, "pending_ratio": 0.3676, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06081606300", "kfr_p25": 0.4908, "jail_p25": 0.0158, "kids_count": 319.3816, "commuting_zone": "San Francisco", "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-e03df26111", "name": "San Antonio Shopping Center", "city": "Mountain View", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "26 km away"]}, {"id": "n-509f236fc5", "name": "Moonlite Center Development", "city": "Santa Clara", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "39 km away"]}, {"id": "n-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "21 km away"]}, {"id": "n-28296958e1", "name": "1198 Valencia", "city": "San Francisco", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "23 km away"]}, {"id": "n-0a0bdeca85", "name": "899 Valencia", "city": "San Francisco", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "23 km away"]}, {"id": "n-ae5e58c490", "name": "Orchard Gardens", "city": "Sunnyvale", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "32 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "San Mateo County", "2024": {"units_1": 521, "units_2_4": 29, "units_5plus": 538, "value_total": 577977677}, "2023": {"units_1": 398, "units_2_4": 25, "units_5plus": 750, "value_total": 443893104}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06081", "year": 2025, "establishments": 1714, "employment": 28461, "avg_annual_pay": 58616, "lq_employment": 0.7, "employment_change_1y": -3.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2060, "emp": 34019}, "2023": {"estab": 1827, "emp": 32272}, "estab_change": -0.113, "emp_change": -0.051, "county_fips": "06081"}, "schools": {"district": "San Mateo Union High School District", "district_geoid": "0634980", "grades": "09-12", "district_vintage": "SY2024-25", "public_schools_1mi": 7, "schools": ["South Hillsborough", "Baywood Elementary", "Borel Middle", "College Park Elementary", "North Shoreview Montessori", "Sunnybrae Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06081", "years": "2016-2025", "events": 101, "by_type": {"Flood": 50, "Debris Flow": 18, "Thunderstorm Wind": 15, "Hail": 9, "Lightning": 4, "Flash Flood": 3, "Heavy Rain": 2}, "property_damage_usd": 10060, "deaths_direct": 0, "injuries_direct": 0, "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": 34000, "trucks_aadt": 1255, "road": "82", "class": "principal arterial", "lanes": 6, "segments_600m": 31, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "an eight-story apartment complex with 75 apartments and two retail spots", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "5 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "an eight-story apartment complex with 75 apartments and two retail spots", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "an eight-story apartment complex with 75 apartments and two retail spots", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-11%", "origin": "census-cbp"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "34,000 on 82", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$3,993/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-2.7%", "origin": "census-acs"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "0.5 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "state": "census-geocoder"}, "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\": …}"}}