{"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% 2018–23", "median rent $1,609", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/co/colorado-springs-outlook-briargate/", "events": [], "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"}], "deals": [], "parties": [], "parcels": [], "context": {"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% 2018–2023. 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"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "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", "group_": "use", "evidence": "nine three-story garden-style apartment buildings, four two-story carriage houses, a clubhouse with", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "133,000 on I-25", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "I-25", "origin": "fhwa-hpms"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction"}, "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\": …}"}}