{
 "id": "n-50178045df",
 "slug": "colorado-springs-outlook-briargate",
 "type": "strip",
 "name": "Outlook Briargate",
 "aka": [],
 "city": "Colorado Springs",
 "county": "El Paso County",
 "state": "CO",
 "country": "US",
 "census_division": 8,
 "lat": 38.83396,
 "lon": -104.82535,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "former Sears at the Chapel Hills Mall",
 "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 kephart.com, model-extracted, unreviewed: The demolished department store and parking lot of a former Sears at Chapel Hills Mall were transformed into a vibrant residential community.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "nine three-story garden-style apartment buildings, four two-story carriage houses, a clubhouse with a pool, and detached garages available for rent",
 "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": "08041",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county grew 7.0% 2018\u201323",
  "median rent $1,609",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "133,000 on I-25",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "I-25",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "nine three-story garden-style apartment buildings, four two-story carriage houses, a clubhouse with a pool, and detached garages available for rent",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "nine three-story garden-style apartment buildings, four two-story carriage houses, a clubhouse with",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7302,
   "site_id": "n-50178045df",
   "url": "https://kephart.com/transforming-retail-into-residential-spaces/",
   "title": "Transforming Retail into Residential Spaces - KEPHART",
   "publisher": "kephart.com",
   "date": null,
   "quote": "Outlook Briargate",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Outlook Briargate is a completed redevelopment of a former Sears anchor space at Chapel Hills Mall. Nine three-story garden-style apartment buildings, four two-story carriage houses, a clubhouse with pool, and detached garages are now operational.",
   "why": "The project was built as a housing conversion (not an opportunity anymore, per 'retrofit already built' in opp_reasons).",
   "where_it_stands": "Located near I-25 (6-lane interstate, 133k ADT) in Colorado Springs. County population grew 7.0% 2018\u20132023. Median rent is $1,609 (ZORI: $1,761, up 2.8% YoY).",
   "for_a_planner": [
    "Housing market shows stable rent growth (ZORI +2.8% YoY) but declining home values (ZHVI -1.4% YoY).",
    "No new construction planned here (status: built).",
    "Within 10km of another proposed Sears redevelopment (Chapel Hills Mall)."
   ],
   "for_a_developer": [
    "Not available for new development (already built).",
    "Housing demand supported by county growth and $1,609 median rent."
   ],
   "risks_and_unknowns": [
    "No occupancy rates or tenant data provided.",
    "No specific address or completion date in record.",
    "Verified status is 'draft'."
   ],
   "data_quality": "partial",
   "one_line": "Completed housing conversion (9 apartment buildings, 4 carriage houses) on former Sears site; not available for new development.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "6ca71786ad4b"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-81ff628f06",
     "name": "Former Chapel Hills Sears",
     "city": "Colorado Springs",
     "status": "proposed",
     "km": 0.0
    }
   ],
   "count_10km": 1,
   "count_25km": 3
  },
  "elevation": {
   "elevation_ft": 6009.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "08041002300",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 25.040674235739203,
   "poverty_rate": 31.590781337830197,
   "median_family_income": 47500.0,
   "snap_households": 254.0,
   "pop2010": 1546.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 445559,
    "month": "2026-09",
    "change_1y": -0.014,
    "change_5y": 0.036
   },
   "zori": {
    "latest": 1761,
    "month": "2026-09",
    "change_1y": 0.028,
    "change_5y": 0.121
   },
   "county_fips": "08041",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "08041002300",
   "jobs": 16711,
   "retail_jobs": 475,
   "food_accommodation_jobs": 2204,
   "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": "80903",
   "month": "202609",
   "median_listing_price": 450000,
   "median_listing_price_yy": 0.0262,
   "active_listing_count": 84,
   "median_days_on_market": 95,
   "price_reduced_share": 0.3805,
   "pending_ratio": 0.1437,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "08041002300",
   "kfr_p25": 0.3856,
   "jail_p25": 0.0042,
   "kids_count": 155.1163,
   "commuting_zone": "Colorado Springs",
   "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-5cfcc5c322",
     "name": "Former Sears building and parking lots at Chapel Hills Mall",
     "city": "Colorado Springs",
     "state": "CO",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CO",
      "13 km away"
     ]
    },
    {
     "id": "n-bdc803bd1f",
     "name": "Anchor space (formerly Burlington) at Chapel Hills Mall",
     "city": "Colorado Springs",
     "state": "CO",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CO",
      "13 km away"
     ]
    },
    {
     "id": "m-fe8ce81673",
     "name": "Villa Italia Mall",
     "city": "Lakewood",
     "state": "CO",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in CO"
     ]
    },
    {
     "id": "m-e5c459ed4b",
     "name": "Crossroads Mall",
     "city": "Boulder",
     "state": "CO",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in CO"
     ]
    },
    {
     "id": "m-d993699a33",
     "name": "SouthGlenn Mall",
     "city": "Centennial",
     "state": "CO",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in CO"
     ]
    },
    {
     "id": "m-5f44df2309",
     "name": "Cinderella Mall",
     "city": "Englewood",
     "state": "CO",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in CO"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "El Paso County",
   "2024": {
    "units_1": 2733,
    "units_2_4": 244,
    "units_5plus": 872,
    "value_total": 1808502494
   },
   "2023": {
    "units_1": 2544,
    "units_2_4": 246,
    "units_5plus": 2293,
    "value_total": 1665617854
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "08041",
   "year": 2025,
   "establishments": 1856,
   "employment": 31758,
   "avg_annual_pay": 42848,
   "lq_employment": 1.04,
   "employment_change_1y": -1.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1962,
    "emp": 28623
   },
   "2023": {
    "estab": 1993,
    "emp": 33999
   },
   "estab_change": 0.016,
   "emp_change": 0.188,
   "county_fips": "08041"
  },
  "schools": {
   "district": "Colorado Springs School District 11",
   "district_geoid": "0803060",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 6,
   "schools": [
    "Coperni 2",
    "Bristol Elementary School",
    "Buena Vista Elementary School",
    "Columbia Elementary School",
    "Palmer High School",
    "Community Prep Charter School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "08041",
   "years": "2016-2025",
   "events": 1155,
   "by_type": {
    "Hail": 756,
    "Heavy Rain": 250,
    "Flash Flood": 71,
    "Thunderstorm Wind": 57,
    "Flood": 7,
    "Tornado": 6,
    "Funnel Cloud": 5,
    "Lightning": 2,
    "Debris Flow": 1
   },
   "property_damage_usd": 342004000,
   "deaths_direct": 0,
   "injuries_direct": 12,
   "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": 133000,
   "trucks_aadt": 9500,
   "road": "I-25",
   "class": "Interstate",
   "lanes": 6,
   "segments_600m": 39,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/co/colorado-springs-outlook-briargate/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}