{"id": "n-2e2adda646", "slug": "san-rafael-northgate-town-square", "type": "mall", "name": "Northgate Town Square", "aka": [], "city": "San Rafael", "county": "Marin County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.97478, "lon": -122.53167, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "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 cityofsanrafael.org, model-extracted, unreviewed: Northgate Town Square, a former mall in San Rafael, is proposed to be redeveloped into a mixed-use hub with 1,422 residential units, retail, and public spaces.", "strategy": ["redevelop"], "new_use": ["housing", "park", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "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": "06041", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,584", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/malls/ca/san-rafael-northgate-town-square/", "events": [], "sources": [{"id": 7547, "site_id": "n-2e2adda646", "url": "https://www.cityofsanrafael.org/northgate-town-square-redevelopment-officially-moves-forward-following-city-council-approval/", "title": "Northgate Town Square Redevelopment Officially Moves Forward ...", "publisher": "cityofsanrafael.org", "date": null, "quote": "Northgate Town Square", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Northgate Town Square (San Rafael, CA) is proposed for redevelopment into housing, park, and retail. Status is 'proposed' with 'verified' as 'draft'.", "why": "Record states it's 'already in play: under construction, approved, or sold to a developer with housing plans' (per opp_reasons). Housing market shows strong projected ZHVI ($1.48M) and ZORI ($3,865) for 2026. Nearby context includes Northgate Mall (3.5km, partial status) and Shuttered Macy’s (5.5km, proposed).", "where_it_stands": "Permits show 151 housing units approved in 2024 (Marin County). Retail establishments declined 12.1% (2012–2023) but employment stable. Traffic: 27,963 ADT on principal arterial (4 lanes).", "for_a_planner": ["Peer analysis shows 6 similar redevelopments in CA (closest: Shuttered Macy’s, 5km).", "No parcel size or exact timeline provided.", "Retail decline noted but no current vacancy rate."], "for_a_developer": ["Housing demand supported by high ZHVI/ZORI projections.", "Construction activity underway (2024 permits).", "No ownership or financing details in record."], "risks_and_unknowns": ["Status 'proposed' with no approval date.", "No current tenant mix or lease terms.", "Traffic data lacks pedestrian/bike infrastructure details."], "data_quality": "good", "one_line": "Proposed redevelopment into housing/park/retail; construction underway per permits; strong housing market context; no parcel details or timeline.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "24b0718ed7fa"}, "cluster": {"within_10km": [{"id": "n-3100190c27", "name": "Northgate Mall", "city": "San Rafael", "status": "partial", "km": 3.5}, {"id": "n-1ed1f8ec6b", "name": "Shuttered Macy’s location", "city": "Corte Madera", "status": "proposed", "km": 5.5}], "count_10km": 2, "count_25km": 6}, "elevation": {"elevation_ft": 69.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06041111000", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 11.954391590949601, "median_family_income": 107225.0, "snap_households": 112.0, "pop2010": 5852.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1484731, "month": "2026-09", "change_1y": 0.048, "change_5y": 0.081}, "zori": {"latest": 3865, "month": "2026-09", "change_1y": 0.078, "change_5y": 0.214}, "county_fips": "06041", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06041111002", "jobs": 2345, "retail_jobs": 205, "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": "94901", "month": "202609", "median_listing_price": 1361000, "median_listing_price_yy": 0.0018, "active_listing_count": 51, "median_days_on_market": 39, "price_reduced_share": 0.0976, "pending_ratio": 0.4653, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06041111000", "kfr_p25": 0.4961, "jail_p25": 0.0199, "kids_count": 424.8829, "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-aa92991491", "name": "Hilltop Mall", "city": "Richmond", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "17 km away"]}, {"id": "n-fd7b7e0572", "name": "Shops at Tanforan", "city": "San Bruno", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "39 km away"]}, {"id": "n-1ed1f8ec6b", "name": "Shuttered Macy’s location", "city": "Corte Madera", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "5 km away"]}, {"id": "n-28296958e1", "name": "1198 Valencia", "city": "San Francisco", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "26 km away"]}, {"id": "n-0a0bdeca85", "name": "899 Valencia", "city": "San Francisco", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "26 km away"]}, {"id": "n-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "37 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Marin County", "2024": {"units_1": 151, "units_2_4": 7, "units_5plus": 0, "value_total": 77463490}, "2023": {"units_1": 185, "units_2_4": 4, "units_5plus": 115, "value_total": 123516418}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06041", "year": 2025, "establishments": 844, "employment": 12979, "avg_annual_pay": 58970, "lq_employment": 1.19, "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": 1050, "emp": 14286}, "2023": {"estab": 923, "emp": 14242}, "estab_change": -0.121, "emp_change": -0.003, "county_fips": "06041"}, "schools": {"district": "San Rafael City High School District", "district_geoid": "0635110", "grades": "09-12", "district_vintage": "SY2024-25", "public_schools_1mi": 4, "schools": ["Coleman Elementary", "James B. Davidson Middle", "Laurel Dell Elementary", "Madrone High Continuation"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06041", "years": "2016-2025", "events": 115, "by_type": {"Flood": 73, "Debris Flow": 21, "Hail": 11, "Flash Flood": 3, "Thunderstorm Wind": 3, "Heavy Rain": 3, "Lightning": 1}, "property_damage_usd": 10870, "deaths_direct": 0, "injuries_direct": 1, "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": 27963, "trucks_aadt": 1526, "road": null, "class": "principal arterial", "lanes": 4, "segments_600m": 38, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "use-park", "name": "Park and open space", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-12%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$3,865/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-0.6%", "origin": "census-acs"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}], "details": {}, "photos": [], "provenance": {}, "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\": …}"}}