{"id": "n-ae5e58c490", "slug": "sunnyvale-orchard-gardens", "type": "garden-apartments", "name": "Orchard Gardens", "aka": [], "city": "Sunnyvale", "county": "Santa Clara County", "state": "CA", "country": "US", "census_division": 9, "lat": 37.39909, "lon": -122.02578, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "affordable housing development", "year_opened": null, "year_closed": null, "acres": 1.72, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from sunnyvaleca.legistar.com, model-extracted, unreviewed: The Orchard Gardens site, an existing affordable housing development, is proposed to be redeveloped with demolition of a 32-unit building, construction of a new six-story building with 93 units, and rehabilitation of a 30-unit building to provide 123 affordable units total.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "First Community Housing", "architect": null, "after_notes": "demolition of a 32-unit apartment building, construction of 93 residential units in a new six-story building, rehabilitation of the existing 30-unit apartment building and installation of related site improvements", "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/garden-apartments/ca/sunnyvale-orchard-gardens/", "events": [], "sources": [{"id": 8174, "site_id": "n-ae5e58c490", "url": "https://sunnyvaleca.legistar.com/LegislationDetail.aspx?ID=5205319&GUID=CE67F1B0-C91C-416A-9C75-6FB37E7C2D63&FullText=1", "title": "City of Sunnyvale - File #: 21-1007", "publisher": "sunnyvaleca.legistar.com", "date": null, "quote": "Orchard Gardens", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "First Community Housing", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of 1.72-acre site currently used as affordable housing (32-unit building). Developer First Community Housing plans to demolish the existing building, construct a new 93-unit six-story residential building, and rehabilitate a 30-unit existing building. Site improvements will be added.", "why": "Status is 'proposed' (not approved or under construction), contradicting the 'already in play' reason in opp_reasons. Median rent ($2,814) and high housing demand (ZHVI $1.56M, ZORI $3,817) support the housing focus. Nearby clusters include Sunnyvale Town Center (operating, 2.6km) and Clara District (under construction, 5.4km).", "where_it_stands": "Project is in early planning stage (status: proposed). No permits or construction details confirmed. Developer role is listed but no prior project history provided. Traffic data shows a principal arterial road (6 lanes, 37,325 ADT) but no specific street address.", "for_a_planner": ["Housing market shows strong demand (ZORI +25.9% 5-year growth).", "Site aligns with regional housing strategy (7 nearby projects in 10km cluster).", "No environmental or zoning details provided."], "for_a_developer": ["Project requires full permitting (status: proposed).", "No cost or timeline data available.", "Peer projects (e.g., Moonlite Center, 7km away) are also redeveloping for housing."], "risks_and_unknowns": ["'Already in play' claim contradicts 'proposed' status.", "No permit numbers or approval timeline provided.", "Traffic data lacks specific location context."], "data_quality": "partial", "one_line": "Proposed 93-unit housing redevelopment on 1.72-acre site; status 'proposed' conflicts with 'already in play' claim; high housing demand in Sunnyvale market.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "60ea1d958d58"}, "cluster": {"within_10km": [{"id": "m-8dcd7857f5", "name": "Sunnyvale Town Center", "city": "Sunnyvale", "status": "operating", "km": 2.6}, {"id": "n-5bb65eb046", "name": "Clara District", "city": "Santa Clara", "status": "under construction", "km": 5.4}, {"id": "m-da101cd99b", "name": "Mayfield Mall", "city": "Mountain View", "status": "built", "km": 5.7}, {"id": "n-509f236fc5", "name": "Moonlite Center Development", "city": "Santa Clara", "status": "proposed", "km": 6.9}, {"id": "m-8989aa18b3", "name": "Old Mills Mall", "city": "Mountain View", "status": "built", "km": 7.3}, {"id": "n-e03df26111", "name": "San Antonio Shopping Center", "city": "Mountain View", "status": "proposed", "km": 7.3}, {"id": "m-49dfab3f46", "name": "Vallco Shopping Mall", "city": "Cupertino", "status": "unknown", "km": 8.1}], "count_10km": 7, "count_25km": 15}, "elevation": {"elevation_ft": 31.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "06085504803", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 3.67235907510957, "median_family_income": 161887.0, "snap_households": 13.0, "pop2010": 5756.0, "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": "06085504808", "jobs": 1072, "retail_jobs": 0, "food_accommodation_jobs": 82, "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": "94089", "month": "202609", "median_listing_price": 1457500, "median_listing_price_yy": -0.0775, "active_listing_count": 9, "median_days_on_market": 33, "price_reduced_share": 0.0952, "pending_ratio": 0.5294, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "06085504803", "kfr_p25": 0.4803, "jail_p25": 0.026, "kids_count": 220.4948, "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-30ea76c62a", "name": "Union Square", "city": "Enfield", "state": "CT", "score": 7.0, "why": ["similar size (1.78 acres)", "same strategy: redevelop"]}, {"id": "n-e03df26111", "name": "San Antonio Shopping Center", "city": "Mountain View", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "7 km away"]}, {"id": "n-509f236fc5", "name": "Moonlite Center Development", "city": "Santa Clara", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "7 km away"]}, {"id": "n-8748514ca1", "name": "2820 South El Camino Real", "city": "San Mateo", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "32 km away"]}, {"id": "n-b12207f6cc", "name": "Stoneridge Shopping Center", "city": "Pleasanton", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "32 km away"]}, {"id": "n-647354d836", "name": "0 Seely Avenue Mixed-Use", "city": "San Jose", "state": "CA", "score": 6.0, "why": ["same strategy: redevelop", "also in CA", "14 km away"]}], "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": "Fremont Union High School District", "district_geoid": "0614430", "grades": "09-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["Summit Public School: Denali", "Bishop Elementary", "Columbia Middle"], "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": 37325, "trucks_aadt": 2914, "road": null, "class": "principal arterial", "lanes": 6, "segments_600m": 18, "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": "7 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "demolition of a 32-unit apartment building, construction of 93 residential units in a new six-story building, rehabilitation of the existing 30-unit apartment building and installation of related site", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "demolition of a 32-unit apartment building, construction of 93 residential units in a new six", "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-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "37,325 on a counted road", "origin": "fhwa-hpms"}, {"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": "1.72 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\": …}"}}