{"id": "n-12bf0b2d82", "slug": "los-angeles-beverly-plaza-shopping-center", "type": "strip", "name": "Beverly Plaza Shopping Center", "aka": [], "city": "LOS ANGELES", "county": "Los Angeles County", "state": "CA", "country": "US", "census_division": 9, "lat": 34.05369, "lon": -118.24277, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "commercial strip mall, two story commercial building and associated parking lots", "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 kfiam640.iheart.com, model-extracted, unreviewed: The Beverly Plaza Shopping Center, a strip mall in Los Angeles, is proposed to be redeveloped into an eight-story, mixed-use building with housing and commercial space.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": 2024, "developer": "J.J. Abraham and 400 S. Vicente LLC", "architect": null, "after_notes": "an eight-story, mixed-use building with 126 dwelling units and 11,615 square feet of ground floor for commercial space", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "Yes (project entitlements)", "public_subsidy": null, "entitlement_year": 2024, "planning_notes": "Approved by Planning Commission.", "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/strips/ca/los-angeles-beverly-plaza-shopping-center/", "events": [{"year": 2024, "date": null, "kind": "note", "detail": "Planning Commission voted in favor of the proposed development", "source_id": 7315}, {"year": 2024, "date": null, "kind": "note", "detail": "Project to be heard by City Council's Planning and Land Use Management Committee", "source_id": 7316}, {"year": 2024, "date": null, "kind": "note", "detail": "City commission moved forward a proposal to demolish the strip mall for a mixed-use building.", "source_id": 7317}, {"year": 2024, "date": null, "kind": "note", "detail": "The Planning Commission voted 7-0 in favor of the proposed development.", "source_id": 7318}, {"year": 2024, "date": null, "kind": "retrofit", "detail": "Retrofit: redevelop", "source_id": null}], "sources": [{"id": 7313, "site_id": "n-12bf0b2d82", "url": "https://kfiam640.iheart.com/featured/la-local-news/content/2024-03-14-planning-commission-moves-forward-plans-to-demolish-strip-mall-for-housing/", "title": "Planning Commission Moves Forward Plans to Demolish Strip Mall for Housing", "publisher": "kfiam640.iheart.com", "date": null, "quote": "Beverly Plaza Shopping Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7314, "site_id": "n-12bf0b2d82", "url": "https://www.dailynews.com/2024/03/14/la-committee-advances-plans-to-demolish-beverly-plaza-strip-mall-to-make-way-for-housing/", "title": "LA committee advances plans to demolish Beverly Plaza strip mall, to ...", "publisher": "dailynews.com", "date": null, "quote": "Beverly Plaza Shopping Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 7315, "site_id": "n-12bf0b2d82", "url": "https://kfiam640.iheart.com/featured/la-local-news/content/2024-03-14-planning-commission-moves-forward-plans-to-demolish-strip-mall-for-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "A city commission Thursday moved forward a proposal to demolish the Beverly Plaza Shopping Center", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7316, "site_id": "n-12bf0b2d82", "url": "https://kfiam640.iheart.com/featured/la-local-news/content/2024-03-14-planning-commission-moves-forward-plans-to-demolish-strip-mall-for-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "The project will now be heard by the City Council's Planning and Land Use Management Committee at a later date.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7317, "site_id": "n-12bf0b2d82", "url": "https://www.dailynews.com/2024/03/14/la-committee-advances-plans-to-demolish-beverly-plaza-strip-mall-to-make-way-for-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "A city commission on Thursday, March 14, moved forward a proposal to demolish the Beverly Plaza Shopping Center, a strip mall near the Beverly Center, for a proposed eight-story, mixed-use building.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 7318, "site_id": "n-12bf0b2d82", "url": "https://www.dailynews.com/2024/03/14/la-committee-advances-plans-to-demolish-beverly-plaza-strip-mall-to-make-way-for-housing/", "title": "Timeline", "publisher": null, "date": null, "quote": "The Planning Commission voted 7-0 in favor of the proposed development by J.J. Abraham and 400 S. Vicente LLC.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "J.J. Abraham and 400 S. Vicente LLC", "kind": "developer", "role": "developer", "year_from": 2024, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Beverly Plaza Shopping Center (Los Angeles, CA) is a proposed redevelopment of a strip mall. The Planning Commission approved the project in 2024, including a zoning change. The developer (J.J. Abraham and 400 S. Vicente LLC) plans an eight-story mixed-use building with 126 housing units and 11,615 sq ft of ground-floor retail. The project is approved but not yet under construction. The record notes it is 'already in play' (not a new opportunity), with Los Angeles County housing market data showing median rent at $1,893. Nearby clusters include 13 developments within 10km, including one proposed project (Mayer Building) and several operating or built properties. Traffic data shows the site is on a minor arterial road with 34,398 ADT. The record lacks current tenant details, vacancy rates, or financial specifics beyond permit values for other projects.", "why": "The assessment is based solely on the provided record. No external knowledge was added. Missing details (e.g., current retail mix, exact construction timeline) are noted as unknown.", "where_it_stands": "Approved proposal; no construction underway. Housing market context provided but not directly tied to this project's feasibility.", "for_a_planner": ["Approved by Planning Commission (2024)", "Zoning change secured", "Project aligns with county housing market (median rent $1,893)"], "for_a_developer": ["Developer identified (J.J. Abraham/400 S. Vicente)", "Project specs defined (126 units, 11,615 sq ft retail)", "No new opportunity (record states 'already in play')"], "risks_and_unknowns": ["No current tenant data", "No construction start date", "Permit values cited are for other projects, not this site"], "data_quality": "partial", "one_line": "Proposed 8-story mixed-use redevelopment approved in 2024; 126 housing units planned; record indicates no new opportunity (already in play).", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "eaf2736b173f"}, "cluster": {"within_10km": [{"id": "n-eeb11979b0", "name": "Mayer Building", "city": "Los Angeles", "status": "proposed", "km": 0.0}, {"id": "m-bb88bd7533", "name": "ARCO Plaza", "city": "Los Angeles", "status": "unknown", "km": 1.3}, {"id": "m-055c3cdeaf", "name": "Macy's Plaza", "city": "Los Angeles", "status": "operating", "km": 1.6}, {"id": "n-dd9c6c008a", "name": "Atlas House", "city": "Los Angeles", "status": "built", "km": 3.6}, {"id": "n-2eabcfcec8", "name": "Westmore", "city": "Los Angeles", "status": "built", "km": 4.3}, {"id": "n-15243472c7", "name": "Grayson", "city": "Los Angeles", "status": "built", "km": 4.6}, {"id": "n-228798cae2", "name": "Mason", "city": "Los Angeles", "status": "built", "km": 4.9}, {"id": "n-3744d94b4e", "name": "Crosby", "city": "Los Angeles", "status": "built", "km": 5.0}, {"id": "n-154fd33cb4", "name": "Walker", "city": "Los Angeles", "status": "under construction", "km": 5.5}, {"id": "n-04785a2cd8", "name": "YASH La Casa Market", "city": "Los Angeles", "status": "built", "km": 5.9}, {"id": "n-7f8a63ed8a", "name": "Adams Square Mini-Park", "city": "Glendale", "status": "built", "km": 8.9}, {"id": "n-c91c8ababb", "name": "Baldwin Hills Crenshaw Plaza", "city": "Los Angeles", "status": "under construction", "km": 9.9}], "count_10km": 13, "count_25km": 38}, "elevation": {"elevation_ft": 301.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06037207400", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 27.831094049904, "median_family_income": 169063.0, "snap_households": 0.0, "pop2010": 1363.0, "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": "06037207400", "jobs": 113389, "retail_jobs": 24, "food_accommodation_jobs": 213, "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": "90012", "month": "202609", "median_listing_price": 571000, "median_listing_price_yy": -0.0715, "active_listing_count": 76, "median_days_on_market": 78, "price_reduced_share": 0.1165, "pending_ratio": 0.1589, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06037207400", "kfr_p25": 0.5075, "jail_p25": 0.1232, "kids_count": 2.2367, "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-5ef0926c83", "name": "Beverly Plaza Shopping Center", "city": "Los Angeles", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "12 km away"]}, {"id": "n-11d065d256", "name": "Victoria Golf Course", "city": "Carson", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "25 km away"]}, {"id": "n-04778d0a00", "name": "Glendale Garden Apartments", "city": "Glendale", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "13 km away"]}, {"id": "n-c750ec2a03", "name": "Sears department store", "city": "Glendale", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "11 km away"]}, {"id": "m-c6536f79eb", "name": "Plaza Pasadena", "city": "Pasadena", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "14 km away"]}, {"id": "m-1fa536a881", "name": "La Mirada Mall", "city": "La Mirada", "state": "CA", "score": 5.5, "why": ["same strategy: redevelop", "also in CA", "28 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": "Los Angeles Unified School District", "district_geoid": "0622710", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 11, "schools": ["Los Angeles Unified School District ROCP", "Ednovate - Brio College Prep", "YouthBuild Charter School of California", "Academy of Media Arts", "Ednovate - South LA College Prep", "Castelar Street Elementary"], "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": 34398, "trucks_aadt": null, "road": null, "class": "minor arterial", "lanes": 2, "segments_600m": 30, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "13 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": "an eight-story, mixed-use building with 126 dwelling units and 11,615 square feet of ground floor for commercial space", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "an eight-story, mixed-use building with 126 dwelling units and 11,615 square feet of ground floor for commercial", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "an eight-story, mixed-use building with 126 dwelling units and 11,615 square feet of ", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "34,398 on a counted road", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,806/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": 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