{"id": "n-6559af29e6", "slug": "santa-monica-pickle-pop", "type": "big-box", "name": "Pickle Pop", "aka": [], "city": "Santa Monica", "county": "Los Angeles County", "state": "CA", "country": "US", "census_division": 9, "lat": 34.01947, "lon": -118.49123, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "Adidas store", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 10000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from latimes.com, model-extracted, unreviewed: The former Adidas store on Santa Monica's Third Street Promenade was converted into Pickle Pop, an indoor pickleball venue with retail and dining, opening in 2023.", "strategy": ["reinhabit"], "new_use": ["entertainment", "healthcare", "retail"], "share_retrofit": null, "status": "operating", "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": "06037", "opp_score": 0.0, "opp_reasons": ["retrofit already built", "county shrank -2.5% 2018–23", "median rent $1,893"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/big-box/ca/santa-monica-pickle-pop/", "events": [], "sources": [{"id": 7520, "site_id": "n-6559af29e6", "url": "https://www.latimes.com/business/story/2023-09-10/santa-monicas-third-street-promenade-revival-pickleball", "title": "Santa Monica tries pickleball to fix ailing Third Street Promenade", "publisher": "latimes.com", "date": null, "quote": "Pickle Pop", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Pickle Pop (Santa Monica) is an operating big-box retrofit of a former Adidas store (10,000 sqft), now used for entertainment, healthcare, and retail. The retrofit is already built. Key constraints: LA County population declined 2.5% (2018–23), and median rent is $1,893. It sits 0.7km from Santa Monica Place (operating) and 5.1km from Westside Pavilion (built). Housing market shows $871,674 median home value (2026-09). No local peer comparisons in Santa Monica exist in the record. County permit data shows construction activity (2023–2024), but not specific to this site. Retail establishments grew 2.3% (2012–2023). Traffic: principal arterial with 67,983 ADT (2024).", "why": "Record shows retrofit is operational but cites county population decline and high rent as constraints. No Santa Monica-specific peer data available. Traffic and housing metrics are provided but not contextualized for this site.", "where_it_stands": "Retrofit completed, operating, but constrained by county demographic trends and rent levels. Location is well-connected to nearby retail clusters.", "for_a_planner": ["County population decline noted", "Median rent $1,893 (no benchmark)"], "for_a_developer": ["Retrofit already built", "New uses confirmed", "County population trend may affect demand"], "risks_and_unknowns": ["County population decline source unclear (Santa Monica is city, not county)", "No local rent benchmark", "No success metrics for this retrofit"], "data_quality": "good", "one_line": "Retrofit operational but constrained by county population decline and high median rent; well-located near Santa Monica Place.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "8133770584b7"}, "cluster": {"within_10km": [{"id": "m-dc7535d601", "name": "Santa Monica Place", "city": "Santa Monica", "status": "operating", "km": 0.7}, {"id": "m-6a90631712", "name": "Westside Pavilion", "city": "Los Angeles", "status": "built", "km": 5.1}], "count_10km": 2, "count_25km": 29}, "elevation": {"elevation_ft": 103.9, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06037701702", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 10.8913728862138, "median_family_income": 99250.0, "snap_households": 27.0, "pop2010": 3106.0, "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": "06037701702", "jobs": 3519, "retail_jobs": 420, "food_accommodation_jobs": 308, "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": "90401", "month": "202609", "median_listing_price": 1716250, "median_listing_price_yy": -0.0327, "active_listing_count": 21, "median_days_on_market": 98, "price_reduced_share": 0.0769, "pending_ratio": 0.0976, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06037701702", "kfr_p25": 0.4488, "jail_p25": -0.023, "kids_count": 288.0461, "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": "m-6a90631712", "name": "Westside Pavilion", "city": "Los Angeles", "state": "CA", "score": 5.5, "why": ["same strategy: reinhabit", "also in CA", "5 km away"]}, {"id": "m-1ef0bed4db", "name": "Long Beach Plaza", "city": "Long Beach", "state": "CA", "score": 5.5, "why": ["same strategy: reinhabit", "also in CA", "39 km away"]}, {"id": "n-7f8a63ed8a", "name": "Adams Square Mini-Park", "city": "Glendale", "state": "CA", "score": 5.0, "why": ["same strategy: reinhabit", "also in CA", "26 km away"]}, {"id": "n-04785a2cd8", "name": "YASH La Casa Market", "city": "Los Angeles", "state": "CA", "score": 5.0, "why": ["same strategy: reinhabit", "also in CA", "29 km away"]}, {"id": "n-2eabcfcec8", "name": "Westmore", "city": "Los Angeles", "state": "CA", "score": 5.0, "why": ["same strategy: reinhabit", "also in CA", "19 km away"]}, {"id": "n-3744d94b4e", "name": "Crosby", "city": "Los Angeles", "state": "CA", "score": 5.0, "why": ["same strategy: reinhabit", "also in CA", "19 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": "Santa Monica-Malibu Unified School District", "district_geoid": "0635700", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 5, "schools": ["Lincoln Middle", "Roosevelt Elementary", "Santa Monica High", "Santa Monica-Malibu Preschool", "PBL High"], "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": 67983, "trucks_aadt": 6119, "road": null, "class": "principal arterial", "lanes": 2, "segments_600m": 35, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-reinhabit", "name": "Reinhabited", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"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": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "67,983 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": "Shrinking county", "group_": "place", "evidence": "-2.5%", "origin": "census-acs"}, {"slug": "use-entertainment", "name": "Entertainment and sports", "group_": "use", "evidence": "new_use field", "origin": "record"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "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\": …}"}}