{
 "id": "n-27628dc8f9",
 "slug": "glendale-former-sears-department-store-site",
 "type": "big-box",
 "name": "Former Sears department store site",
 "aka": [
  "Former Sears department store"
 ],
 "city": "Glendale",
 "county": "Los Angeles County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 34.14982,
 "lon": -118.25663,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "department store",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from outlooknewspapers.com, model-extracted, unreviewed: The former Sears department store site in Glendale, CA, was approved for redevelopment into a 682-unit mixed-use housing and retail complex by Merlone Geier Partners in 2026, after an initial denial was reversed due to state housing mandates.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": 2026,
 "developer": "Merlone Geier Partners",
 "architect": null,
 "after_notes": "an eight-story building with 666 multifamily residential units, 16 live work units, approximately 1,500 square feet of retail, restaurant space and a 930-space parking garage.",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "public_subsidy": null,
 "entitlement_year": 2026,
 "planning_notes": "Approved by Glendale 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": "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\u201323",
  "median rent $1,893",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "anchor-sears",
   "name": "Sears",
   "grp": "anchor",
   "evidence": "Sears",
   "origin": "wikipedia"
  },
  {
   "slug": "era-retrofit-2020s",
   "name": "Retrofit 2020s",
   "grp": "era",
   "evidence": "2026",
   "origin": "newtypes-extraction"
  },
  {
   "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": "8 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "36,117 on a counted road",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "9,430 units, Los Angeles County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,806/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-2.5%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "an eight-story building with 666 multifamily residential units, 16 live work units, approximately 1,500 square feet of retail, restaurant space and a 930-space parking garage.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "an eight-story building with 666 multifamily residential units, 16 live work units, approximately 1,500 ",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "its, 16 live work units, approximately 1,500 square feet of retail, restaurant space and a 930-space parking garage. Approved ",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8330,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Glendale Reverses Denial of Housing Project at Former Sears Site",
   "publisher": "outlooknewspapers.com",
   "date": null,
   "quote": "Former Sears department store site",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8331,
   "site_id": "n-27628dc8f9",
   "url": "https://la.urbanize.city/post/glendale-city-council-rejects-sears-redevelopment-236-n-central-ave",
   "title": "Glendale City Council rejects Sears redevelopment at 236 N. Central Ave.",
   "publisher": "la.urbanize.city",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8332,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "James Quilliam, with Merlone Geier Partners, who also spoke during public comments on behalf of the developer, said the firm met with the city in 2022 for the first stage of the design review",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8333,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "was subsequently asked to study the \"historical veracity\" of the former Sears building, which it spent half of 2023 studying.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8334,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "It was at an Oct. 21, 2025, meeting, that despite warnings the city might face legal action, the City Council voted 3-1 to deny the mixed-use development project",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8335,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "City Attorney Michael Garcia said that on Dec. 30, the California Department of Housing and Community Development (HCD) issued a Notice of Violation to Glendale",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8336,
   "site_id": "n-27628dc8f9",
   "url": "https://outlooknewspapers.com/glendalenewspress/glendale-reverses-denial-of-housing-project-at-former-sears-site/article_67d5cf83-012e-4b3b-9cf5-c9b5d0e2ff34.html",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "At a meeting on Tuesday, Jan. 27, the City Council unanimously reversed its prior denial of a design review application for a demolition project at the former Sears department store site, and instead, approved it.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Merlone Geier Partners",
   "kind": "owner",
   "role": "developer",
   "year_from": 2026,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5084,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2022,
   "kind": "note",
   "detail": "Developer met with the city for the first stage of design review.",
   "share": null,
   "source_id": 8332,
   "verified": "draft"
  },
  {
   "id": 5085,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Developer studied the historical veracity of the former Sears building.",
   "share": null,
   "source_id": 8333,
   "verified": "draft"
  },
  {
   "id": 5086,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "City Council voted to deny the project.",
   "share": null,
   "source_id": 8334,
   "verified": "draft"
  },
  {
   "id": 5087,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "California Department of Housing and Community Development (HCD) issued a Notice of Violation to Glendale.",
   "share": null,
   "source_id": 8335,
   "verified": "draft"
  },
  {
   "id": 5088,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "City Council reversed its denial and approved the project.",
   "share": null,
   "source_id": 8336,
   "verified": "draft"
  },
  {
   "id": 5089,
   "site_id": "n-27628dc8f9",
   "date": null,
   "year": 2026,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop",
   "share": null,
   "source_id": null,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Sears",
   "wikipedia": null,
   "category": "anchor (Esri 2014 layer)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Approved 2026 project for former Sears site in Glendale. Developer Merlone Geier Partners plans 8-story mixed-use building: 666 residential units (including 16 live-work), 1,500 sq ft retail, 930-space garage. City Council reversed denial in 2026 after HCD violation notice. Project status: approved. ",
   "why": "Project is active (approved, 2026 entitlement), not stalled. Housing market shows rising ZHVI ($871k, +13.1% 5y) and rent ($1,893 median). Retail employment grew 8.5% (2012-2023).",
   "where_it_stands": "Site is within 1km of Glendale Fashion Center (operating mall) and other proposed retail sites. No current vacancy data provided. Traffic: minor arterial (4 lanes, 36k ADT).",
   "for_a_planner": [
    "Project approved after 2025 denial; requires no further city action per record.",
    "Context: 8 sites within 10km (3 proposed, 2 stalled).",
    "Housing demand supported by rising rents and ZHVI."
   ],
   "for_a_developer": [
    "Project is active (2026 approval), not speculative.",
    "Mixed-use scale (666 units) aligns with local housing market.",
    "No data on construction costs or financing."
   ],
   "risks_and_unknowns": [
    "No current vacancy rates or tenant demand data.",
    "No details on construction timeline beyond 2026 approval.",
    "HCD violation in 2025 suggests prior regulatory friction."
   ],
   "data_quality": "partial",
   "one_line": "Approved 2026 mixed-use project (666 units, retail) for former Sears site; reversed denial after HCD notice; active development.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "e8f3dfacb06b"
  },
  "cluster": {
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    {
     "id": "n-c750ec2a03",
     "name": "Sears department store",
     "city": "Glendale",
     "status": "proposed",
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    },
    {
     "id": "m-390be4aefe",
     "name": "Glendale Fashion Center",
     "city": "Glendale",
     "status": "operating",
     "km": 0.8
    },
    {
     "id": "n-3b850914e9",
     "name": "Former retail site",
     "city": "Glendale",
     "status": "proposed",
     "km": 0.9
    },
    {
     "id": "n-9f40e3862e",
     "name": "Sears department store site",
     "city": "Glendale",
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    },
    {
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     "name": "Glendale Garden Apartments",
     "city": "Glendale",
     "status": "proposed",
     "km": 1.8
    },
    {
     "id": "n-7f8a63ed8a",
     "name": "Adams Square Mini-Park",
     "city": "Glendale",
     "status": "built",
     "km": 2.3
    },
    {
     "id": "m-472b7a2142",
     "name": "Golden Mall",
     "city": "Burbank",
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    },
    {
     "id": "n-df0d7506ee",
     "name": "Crossroads of the World",
     "city": "Los Angeles",
     "status": "approved",
     "km": 9.2
    }
   ],
   "count_10km": 8,
   "count_25km": 32
  },
  "elevation": {
   "elevation_ft": 548.2,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06037301802",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 19.0298507462687,
   "median_family_income": 61173.0,
   "snap_households": 164.0,
   "pop2010": 3578.0,
   "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": "06037301802",
   "jobs": 8652,
   "retail_jobs": 164,
   "food_accommodation_jobs": 963,
   "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": "91203",
   "month": "202609",
   "median_listing_price": 723500,
   "median_listing_price_yy": -0.0928,
   "active_listing_count": 18,
   "median_days_on_market": 56,
   "price_reduced_share": 0.069,
   "pending_ratio": 0.2286,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06037301802",
   "kfr_p25": 0.4974,
   "jail_p25": 0.0047,
   "kids_count": 579.4513,
   "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-98627d3461",
     "name": "5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus",
     "city": "Buena Park",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "38 km away"
     ]
    },
    {
     "id": "n-df0d7506ee",
     "name": "Crossroads of the World",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "9 km away"
     ]
    },
    {
     "id": "m-c6536f79eb",
     "name": "Plaza Pasadena",
     "city": "Pasadena",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "10 km away"
     ]
    },
    {
     "id": "m-1fa536a881",
     "name": "La Mirada Mall",
     "city": "La Mirada",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "36 km away"
     ]
    },
    {
     "id": "m-f2864d4f10",
     "name": "Westfield Topanga and The Village",
     "city": "Canoga Park",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "32 km away"
     ]
    },
    {
     "id": "m-6d2c999487",
     "name": "Westchester Promenade at Howard Hughes Center",
     "city": "Los Angeles",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "23 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": 6,
   "schools": [
    "Columbus Elementary",
    "Daily (Allan F.) High (Continuation)",
    "Thomas Edison Elementary",
    "R. D. White Elementary",
    "Jewel City Community Day",
    "Pacific Avenue - Early Bird Preschool"
   ],
   "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": 36117,
   "trucks_aadt": null,
   "road": null,
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 34,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/big-box/ca/glendale-former-sears-department-store-site/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}