{"id": "n-509f236fc5", "slug": "santa-clara-moonlite-center-development", "type": "strip", "name": "Moonlite Center Development", "aka": [], "city": "Santa Clara", "county": "Santa Clara County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.35222, "lon": -121.97442, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "retail", "year_opened": null, "year_closed": null, "acres": 14.34, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from vmwp.com, model-extracted, unreviewed: A 14.34-acre strip mall in Santa Clara, CA, the Moonlite Center, is proposed to be redeveloped into a mixed-use housing complex with 584 dwelling units and workspace.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "office"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Toll Brothers", "architect": "VMWP", "after_notes": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 sq.ft. of workspace, gym, live work units and over 40,000 sq.ft. of publicly accessible open space.", "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": "06085", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,814", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/ca/santa-clara-moonlite-center-development/", "events": [], "sources": [{"id": 7076, "site_id": "n-509f236fc5", "url": "https://www.vmwp.com/projects/moonlite-center-development/", "title": "Moonlite Center Development - Van Meter Williams Pollack LLP", "publisher": "vmwp.com", "date": null, "quote": "Moonlite Center Development", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Toll Brothers", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Moonlite Center Development is a proposed 14.34-acre strip mall site in Santa Clara, CA, originally retail. Toll Brothers is the developer. The project plans to redevelop the site into housing (584 units), mixed-use, and office space, including 10,000 sq.ft. workspace, gym, live-work units, and 40,000 sq.ft. public open space. Status is 'proposed'.", "why": "The opportunity score is 10.0, driven by: housing in the record, median rent $2,814, and the project being 'already in play' (under construction/approved/sold with housing plans). Housing market data shows a ZHVI of $1.56M and ZORI of $3,817 (2026-09).", "where_it_stands": "Within 10km, 7 nearby developments exist: Vallco Shopping Mall (4.6km, unknown status), Sunnyvale Town Center (5.7km, operating), Clara District (6.4km, under construction), and others. Santa Clara County permits show 1,926 single-unit residential units approved in 2024. Retail establishments declined 13.8% (2012-2023). Traffic data shows 24,422 ADT on a 6-lane principal arterial.", "for_a_planner": ["Nearby context includes 3 operating/under-construction projects within 7km.", "Retail decline aligns with broader trend (13.8% fewer stores since 2012).", "Traffic volume (24,422 ADT) supports mixed-use development."], "for_a_developer": ["High housing demand: ZHVI $1.56M, ZORI $3,817.", "Peer projects (e.g., El Paseo, score 8.0) show similar redevelopments in CA.", "Permit data shows active residential construction (1,926 units approved in 2024)."], "risks_and_unknowns": ["Exact timeline for approval/construction unknown.", "No zoning details provided.", "No community feedback or environmental constraints noted in record."], "data_quality": "partial", "one_line": "Proposed 14.34-acre redevelop to housing/mixed-use (584 units) in Santa Clara; high housing market data, 7 nearby projects within 10km, retail decline trend.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "6f994652b976"}, "cluster": {"within_10km": [{"id": "m-49dfab3f46", "name": "Vallco Shopping Mall", "city": "Cupertino", "status": "unknown", "km": 4.6}, {"id": "m-8dcd7857f5", "name": "Sunnyvale Town Center", "city": "Sunnyvale", "status": "operating", "km": 5.7}, {"id": "n-5bb65eb046", "name": "Clara District", "city": "Santa Clara", "status": "under construction", "km": 6.4}, {"id": "n-ae5e58c490", "name": "Orchard Gardens", "city": "Sunnyvale", "status": "proposed", "km": 6.9}, {"id": "n-f6c5291bf9", "name": "El Paseo and 1777 Saratoga Avenue", "city": "San Jose", "status": "approved", "km": 7.1}, {"id": "n-647354d836", "name": "0 Seely Avenue Mixed-Use", "city": "San Jose", "status": "proposed", "km": 7.6}, {"id": "n-95edffeaa2", "name": "Westfield Oakridge", "city": "San Jose", "status": "operating", "km": 7.6}], "count_10km": 7, "count_25km": 15}, "elevation": {"elevation_ft": 79.6, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06085505402", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 4.81036077705828, "median_family_income": 140052.0, "snap_households": 47.0, "pop2010": 3026.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1562682, "month": "2026-09", "change_1y": 0.003, "change_5y": 0.168}, "zori": {"latest": 3817, "month": "2026-09", "change_1y": 0.084, "change_5y": 0.259}, "county_fips": "06085", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06085505402", "jobs": 591, "retail_jobs": 30, "food_accommodation_jobs": 39, "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": "95051", "month": "202609", "median_listing_price": 1600900, "median_listing_price_yy": 0.038, "active_listing_count": 61, "median_days_on_market": 31, "price_reduced_share": 0.1577, "pending_ratio": 0.4508, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06085505402", "kfr_p25": 0.5051, "jail_p25": 0.0015, "kids_count": 144.5883, "commuting_zone": "San Jose", "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-27cd267da5", "name": "USGS Campus", "city": "Menlo Park", "state": "CA", "score": 9.0, "why": ["similar size (17.75 acres)", "same strategy: redevelop", "also in CA"]}, {"id": "n-ccce382222", "name": "Cambrian Park Plaza", "city": "San Jose", "state": "CA", "score": 8.5, "why": ["similar size (18.13 acres)", "same strategy: redevelop", "also in CA"]}, {"id": "n-f6c5291bf9", "name": "El Paseo and 1777 Saratoga Avenue", "city": "San Jose", "state": "CA", "score": 8.0, "why": ["similar size (10.76 acres)", "same strategy: redevelop", "also in CA"]}, {"id": "n-734a311729", "name": "Eagle Village Shopping Center", "city": "Fredericksburg", "state": "VA", "score": 7.0, "why": ["similar size (13.2 acres)", "same strategy: redevelop"]}, {"id": "m-9dd3872a1e", "name": "Indio Fashion Mall", "city": "Indio", "state": "CA", "score": 6.5, "why": ["similar size (17 acres)", "same strategy: redevelop", "also in CA"]}, {"id": "m-d4b544becb", "name": "Ports O' Call Village", "city": "Los Angeles", "state": "CA", "score": 6.5, "why": ["similar size (15 acres)", "same strategy: redevelop", "also in CA"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Santa Clara County", "2024": {"units_1": 1926, "units_2_4": 34, "units_5plus": 1874, "value_total": 1147827681}, "2023": {"units_1": 1724, "units_2_4": 59, "units_5plus": 4051, "value_total": 1484256334}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06085", "year": 2025, "establishments": 4045, "employment": 70468, "avg_annual_pay": 65245, "lq_employment": 0.64, "employment_change_1y": -0.6, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 4941, "emp": 79723}, "2023": {"estab": 4260, "emp": 78955}, "estab_change": -0.138, "emp_change": -0.01, "county_fips": "06085"}, "schools": {"district": "Santa Clara Unified School District", "district_geoid": "0635430", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 8, "schools": ["Juan Cabrillo Middle", "Bowers Elementary", "Briarwood Elementary", "C. W. Haman Elementary", "Pomeroy Elementary", "Scott Lane Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06085", "years": "2016-2025", "events": 189, "by_type": {"Flood": 108, "Hail": 33, "Debris Flow": 24, "Flash Flood": 8, "Thunderstorm Wind": 6, "Lightning": 5, "Heavy Rain": 4, "Funnel Cloud": 1}, "property_damage_usd": 10005120, "deaths_direct": 1, "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": 24422, "trucks_aadt": 1979, "road": null, "class": "principal arterial", "lanes": 6, "segments_600m": 9, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-office", "name": "Office", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "7 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 sq.ft. of workspace, gym, live work units and over 40,000 sq.ft. of publicly accessible open space.", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 ", "origin": "newtypes-extraction"}, {"slug": "use-park", "name": "Park and open space", "group_": "use", "evidence": "ve work units and over 40,000 sq.ft. of publicly accessible open space.", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-14%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$3,817/mo", "origin": "zillow"}, {"slug": "place-shrinking-county", "name": "Shrinking county", "group_": "place", "evidence": "-1.0%", "origin": "census-acs"}, {"slug": "scale-small-site", "name": "Under 20 acres", "group_": "scale", "evidence": "14.34 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "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\": …}"}}