{"id": "n-5f5290519e", "slug": "oakland-lion-creek-crossings", "type": "garden-apartments", "name": "Lion Creek Crossings", "aka": ["Lion Creek Crossings II"], "city": "Oakland", "county": "Alameda County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.75627, "lon": -122.19746, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "distressed public housing development", "year_opened": null, "year_closed": null, "acres": 28.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from related.com, model-extracted, unreviewed: Lion Creek Crossings redeveloped the distressed Coliseum Gardens public housing into 566 affordable housing units completed in 2005.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "built", "year_retrofit": null, "developer": null, "architect": "Pyatok Architects Inc., Kodama Diseno Architects, YHLA Architects, Tim Dolan Architects and Wraight Architects, HKIT Architects", "after_notes": "Lion Creek Crossings is the comprehensive redevelopment and revitalization of Coliseum Gardens, formerly a distressed public housing development. This transformative development serves as a catalyst for future transit-oriented development around the Coliseum BART station in Oakland.", "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": "06001", "opp_score": 5.0, "opp_reasons": ["retrofit already built", "28 acres", "median rent $2,318", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/ca/oakland-lion-creek-crossings/", "events": [{"year": 2007, "date": null, "kind": "note", "detail": "Completion", "source_id": 8002}], "sources": [{"id": 8000, "site_id": "n-5f5290519e", "url": "https://www.related.com/our-company/properties/lion-creek-crossings", "title": "Lion Creek Crossings - Related Companies", "publisher": "related.com", "date": null, "quote": "Lion Creek Crossings", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8001, "site_id": "n-5f5290519e", "url": "https://www.relatedcalifornia.com/our-company/properties/lion-creek-crossings-ii", "title": "Lion Creek Crossings II - Related California", "publisher": "relatedcalifornia.com", "date": null, "quote": "Lion Creek Crossings II", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8002, "site_id": "n-5f5290519e", "url": "https://www.relatedcalifornia.com/our-company/properties/lion-creek-crossings-ii", "title": "Timeline", "publisher": null, "date": null, "quote": "Completion\n2007", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Lion Creek Crossings redeveloped 28 acres of former distressed public housing (Coliseum Gardens) into garden-apartments. Built in 2007, it serves as a transit-oriented development catalyst near Coliseum BART station. Median rent is $2,318. Housing is the new use. Status: built. Peer comparisons show similar projects in CA (e.g., Bayfair Center, Stonestown Galleria) with scores 6.5–8.0. ZHVI $1.04M, ZORI $2,956 (2026-09 data). Unknown: exact project cost, current occupancy, or demolition timeline. No retail component noted.", "why": "Retrofit already built, 28 acres, median rent $2,318, housing in record.", "where_it_stands": "Within 10km of Eastmont Town Center (operating), Harbor Bay Landing (proposed), and Bayfair Center (built). 3 clusters within 10km, 17 within 25km.", "for_a_planner": ["Transit-oriented development near BART station", "28-acre housing project on former public housing site", "Peer context: 6 similar redevelopments in CA/AR"], "for_a_developer": ["Median rent $2,318", "ZHVI $1.04M", "28 acres of built housing", "Peer scores 6.5–8.0 for similar projects"], "risks_and_unknowns": ["No current vacancy rates", "No project cost details", "No retail component in record", "Distressed public housing origin not quantified"], "data_quality": "partial", "one_line": "28-acre garden-apartments retrofit of former public housing, built 2007, median rent $2,318, near Coliseum BART.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "7b9fa981ec13"}, "cluster": {"within_10km": [{"id": "m-668dfe2003", "name": "Eastmont Town Center", "city": "East Oakland", "status": "operating", "km": 2.5}, {"id": "n-9e4beb4b28", "name": "Harbor Bay Landing", "city": "Alameda", "status": "proposed", "km": 4.2}, {"id": "m-1f82526ab4", "name": "Bayfair Center", "city": "San Leandro", "status": "built", "km": 8.7}], "count_10km": 3, "count_25km": 17}, "elevation": {"elevation_ft": 10.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06001408800", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 35.9542530378842, "median_family_income": 29555.0, "snap_households": 633.0, "pop2010": 5547.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 1044951, "month": "2026-09", "change_1y": -0.004, "change_5y": 0.011}, "zori": {"latest": 2956, "month": "2026-09", "change_1y": 0.074, "change_5y": 0.151}, "county_fips": "06001", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "06001408800", "jobs": 1573, "retail_jobs": 22, "food_accommodation_jobs": 45, "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": "94621", "month": "202609", "median_listing_price": 485750, "median_listing_price_yy": 0.012, "active_listing_count": 38, "median_days_on_market": 51, "price_reduced_share": 0.2135, "pending_ratio": 0.4533, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06001408800", "kfr_p25": 0.357, "jail_p25": 0.0111, "kids_count": 1582.0577, "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-9c2f5cf16e", "name": "Stonestown Galleria mall", "city": "San Francisco", "state": "CA", "score": 8.0, "why": ["similar size (30 acres)", "same strategy: redevelop", "also in CA"]}, {"id": "m-1f82526ab4", "name": "Bayfair Center", "city": "San Leandro", "state": "CA", "score": 7.5, "why": ["same strategy: redevelop", "also in CA", "9 km away"]}, {"id": "m-539ee169dc", "name": "University Mall", "city": "Little Rock", "state": "AR", "score": 7.0, "why": ["similar size (28 acres)", "same strategy: redevelop"]}, {"id": "n-75d586eb59", "name": "Lockefield Gardens", "city": "Indianapolis", "state": "IN", "score": 7.0, "why": ["similar size (22 acres)", "same strategy: redevelop"]}, {"id": "m-8989aa18b3", "name": "Old Mills Mall", "city": "Mountain View", "state": "CA", "score": 6.5, "why": ["same strategy: redevelop", "also in CA", "40 km away"]}, {"id": "m-3f91a38aa8", "name": "Laurel Plaza", "city": "Los Angeles", "state": "CA", "score": 6.5, "why": ["similar size (25 acres)", "same strategy: redevelop", "also in CA"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Alameda County", "2024": {"units_1": 826, "units_2_4": 61, "units_5plus": 856, "value_total": 469802380}, "2023": {"units_1": 975, "units_2_4": 80, "units_5plus": 1829, "value_total": 771266437}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "06001", "year": 2025, "establishments": 3821, "employment": 60990, "avg_annual_pay": 56119, "lq_employment": 0.79, "employment_change_1y": -2.4, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 4222, "emp": 62287}, "2023": {"estab": 4023, "emp": 66846}, "estab_change": -0.047, "emp_change": 0.073, "county_fips": "06001"}, "schools": {"district": "Oakland Unified School District", "district_geoid": "0628050", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 10, "schools": ["Aspire Golden State College Preparatory Academy", "Alternatives in Action", "Oakland Unity Middle", "Aurum Preparatory Academy", "Bridges @ Melrose Academy Elementary", "EnCompass Academy Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "06001", "years": "2016-2025", "events": 184, "by_type": {"Flood": 134, "Hail": 19, "Debris Flow": 14, "Heavy Rain": 7, "Flash Flood": 6, "Thunderstorm Wind": 3, "Lightning": 1}, "property_damage_usd": 5010180, "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": 30177, "trucks_aadt": 1976, "road": null, "class": "principal arterial", "lanes": 3, "segments_600m": 17, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "3 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "Lion Creek Crossings is the comprehensive redevelopment and revitalization of Coliseum Gardens, formerly a distressed public housing development. This transformative development serves as a catalyst f", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "alization of Coliseum Gardens, formerly a distressed public housing development. This transformative development serves as a ca", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "30,177 on a counted road", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,956/mo", "origin": "zillow"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "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\": …}"}}