{"id": "n-a070b005d1", "slug": "fort-worth-springs-project", "type": "garden-apartments", "name": "Springs project", "aka": [], "city": "Fort Worth", "county": "Tarrant County", "state": "TX", "country": "US", "census_division": 7, "lat": 32.75483, "lon": -97.3613, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "affordable housing apartment complexes", "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 fortworthreport.org, model-extracted, unreviewed: The Springs project proposes to demolish 1960s affordable housing apartments with 430 units and replace them with 675 new Class A units on a 15-acre site.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Fort Worth Housing Solutions and Ojala Partners LP", "architect": null, "after_notes": "675 new Class A units", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "changing the 15-acre property’s zoning from medium density multifamily to high intensity mixed-use", "public_subsidy": null, "entitlement_year": 2024, "planning_notes": "Approved by Fort Worth City Council.", "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": "48439", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 5.7% 2018–23", "median rent $1,447", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/garden-apartments/tx/fort-worth-springs-project/", "events": [{"year": 2026, "date": null, "kind": "note", "detail": "The first phase of 350 units would break ground", "source_id": 8267}, {"year": 2029, "date": null, "kind": "note", "detail": "The rest of the apartments would break ground", "source_id": 8268}], "sources": [{"id": 8266, "site_id": "n-a070b005d1", "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/", "title": "Fort Worth approves rezoning to demolish, redevelop affordable ...", "publisher": "fortworthreport.org", "date": null, "quote": "The Springs project", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8267, "site_id": "n-a070b005d1", "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/", "title": "Timeline", "publisher": null, "date": null, "quote": "The first phase of 350 units would break ground in 2026, while the rest of the apartments would break ground in 2029.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8268, "site_id": "n-a070b005d1", "url": "https://fortworthreport.org/2024/11/20/fort-worth-approves-rezoning-to-demolish-redevelop-affordable-housing-complexes/", "title": "Timeline", "publisher": null, "date": null, "quote": "The first phase of 350 units would break ground in 2026, while the rest of the apartments would break ground in 2029.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Fort Worth Housing Solutions and Ojala Partners LP", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed garden-apartment redevelopment of a 15-acre former affordable housing site in Fort Worth, TX. Zoning changed from medium-density multifamily to high-intensity mixed-use (approved 2024).", "why": "Developer: Fort Worth Housing Solutions and Ojala Partners LP. 675 new Class A units planned (phased: 350 units 2026, remaining 2029).", "where_it_stands": "Status: proposed. Approved by Fort Worth City Council (2024 entitlement).", "for_a_planner": ["Near Tandy Center Mall (2.5km, operating) and La Gran Plaza (8.6km, partial).", "County population grew 5.7% (2018–23).", "Median rent: $1,447; ZORI: $1,605 (2026-09 data)."], "for_a_developer": ["No current construction; groundbreakings scheduled 2026/2029.", "Peer projects (e.g., Forum 303 Mall, North Hills Mall) are redeveloping in TX within 30km but scored low (4.5–5.0).", "Original use was affordable housing, but new units are Class A (affordability status unknown)."], "risks_and_unknowns": ["Affordability status of new units unclear (original use: affordable; new use: Class A).", "No details on financing or timeline beyond 2026/2029 phases.", "Record marked 'draft' (verified status unknown)."], "data_quality": "partial", "one_line": "Proposed 675-unit garden-apartment project on 15-acre site, zoning approved 2024, near operating mall.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "17d4e0b80134"}, "cluster": {"within_10km": [{"id": "m-e27e852a93", "name": "Tandy Center Mall", "city": "Fort Worth", "status": "operating", "km": 2.5}, {"id": "m-dd477dab0e", "name": "La Gran Plaza", "city": "Fort Worth", "status": "partial", "km": 8.6}], "count_10km": 2, "count_25km": 4}, "elevation": {"elevation_ft": 543.3, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "48439102100", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 30.3776828558229, "poverty_rate": 14.0548992355803, "median_family_income": 110795.0, "snap_households": 335.0, "pop2010": 4782.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 318481, "month": "2026-09", "change_1y": -0.008, "change_5y": 0.117}, "zori": {"latest": 1605, "month": "2026-09", "change_1y": 0.013, "change_5y": 0.126}, "county_fips": "48439", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "48439102102", "jobs": 761, "retail_jobs": 104, "food_accommodation_jobs": 158, "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": "76107", "month": "202609", "median_listing_price": 444475, "median_listing_price_yy": -0.0836, "active_listing_count": 173, "median_days_on_market": 62, "price_reduced_share": 0.3099, "pending_ratio": 0.1739, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "48439102100", "kfr_p25": 0.3832, "jail_p25": 0.0157, "kids_count": 369.1841, "commuting_zone": "Fort Worth", "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-9110265a34", "name": "Forum 303 Mall", "city": "Arlington", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "29 km away"]}, {"id": "m-7f0f0eca76", "name": "North Hills Mall", "city": "North Richland Hills", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "16 km away"]}, {"id": "m-0f7f7e1320", "name": "Six Flags Mall", "city": "Arlington", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "28 km away"]}, {"id": "n-8dbba19e9b", "name": "Lincoln Square", "city": "Arlington", "state": "TX", "score": 5.0, "why": ["same strategy: redevelop", "also in TX", "24 km away"]}, {"id": "m-3cca8357e2", "name": "Westbury Square", "city": "Houston", "state": "TX", "score": 4.5, "why": ["same strategy: redevelop", "also in TX"]}, {"id": "n-6be0752385", "name": "Wichita Falls Business Park", "city": "Wichita Falls", "state": "TX", "score": 4.5, "why": ["same strategy: redevelop", "also in TX"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Tarrant County", "2024": {"units_1": 9380, "units_2_4": 1142, "units_5plus": 8336, "value_total": 4108572606}, "2023": {"units_1": 9527, "units_2_4": 317, "units_5plus": 4195, "value_total": 2882178046}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "48439", "year": 2025, "establishments": 5782, "employment": 107907, "avg_annual_pay": 44611, "lq_employment": 1.07, "employment_change_1y": -0.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 5713, "emp": 91020}, "2023": {"estab": 6370, "emp": 108314}, "estab_change": 0.115, "emp_change": 0.19, "county_fips": "48439"}, "schools": {"district": "Fort Worth Independent School District", "district_geoid": "4819700", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 10, "schools": ["NORTH HI MOUNT EL", "JO KELLY SP ED", "ASSESSMENT CTR", "INSIGHTS LEARNING CENTER", "TARRANT YOUTH RECOVERY", "FW RGNL PROGRAM FOR DEAF"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "48439", "years": "2016-2025", "events": 843, "by_type": {"Hail": 465, "Thunderstorm Wind": 249, "Flash Flood": 77, "Tornado": 20, "Lightning": 17, "Flood": 15}, "property_damage_usd": 1442066500, "deaths_direct": 6, "injuries_direct": 30, "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"}}, "elements": [{"slug": "place-apartment-boom-county", "name": "County permitting 2,000+ apartment units a year", "group_": "place", "evidence": "8,336 units, Tarrant County", "origin": "census-bps"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "675 new Class A units", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "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\": …}"}}