{
 "id": "n-04778d0a00",
 "slug": "glendale-glendale-garden-apartments",
 "type": "garden-apartments",
 "name": "Glendale Garden Apartments",
 "aka": [],
 "city": "Glendale",
 "county": "Los Angeles County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 34.16582,
 "lon": -118.2569,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "Glendale Garden Apartment Homes",
 "year_opened": null,
 "year_closed": null,
 "acres": null,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": "BW Brody",
 "original_architect": null,
 "before_notes": "Draft from outlooknewspapers.com, model-extracted, unreviewed: The Glendale Garden Apartments, a garden-apartments complex, is proposed for demolition and redevelopment for housing.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "BW Brody",
 "architect": null,
 "after_notes": "proposed demolition and redevelopment project",
 "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": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "county shrank -2.5% 2018\u201323",
  "median rent $1,893",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "7 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-apartment-boom-county",
   "name": "County permitting 2,000+ apartment units a year",
   "grp": "place",
   "evidence": "9,430 units, Los Angeles County",
   "origin": "census-bps"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,806/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-2.5%",
   "origin": "census-acs"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "proposed demolition and redevelopment project",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8173,
   "site_id": "n-04778d0a00",
   "url": "https://outlooknewspapers.com/glendalenewspress/proposed-demolition-projects-leave-residents-worried/article_758072ad-988d-441e-926d-a72ac47c1694.html",
   "title": "Proposed Demolition Projects Leave Residents Worried",
   "publisher": "outlooknewspapers.com",
   "date": null,
   "quote": "Glendale Garden Apartments",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "BW Brody",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of Glendale Garden Apartments (formerly Glendale Garden Apartment Homes) by BW Brody into housing. Status is listed as 'proposed' but opp_reasons state it's 'already in play: under construction, approved, or sold to a developer with housing plans.'",
   "why": "Opp_reasons cite median rent ($1,893), county population shrinkage (-2.5% 2018\u201323), and housing already in the record as reasons to exclude it from opportunity scoring. Context shows 7 nearby sites within 10km, including 2 Sears department store sites (1.8\u20132.3km) and Glendale Fashion Center (operating).",
   "where_it_stands": "No construction start date or approval timeline provided. County housing market shows ZHVI $871,674 (2026-09) and ZORI $2,806/month. Permits data shows $3.8B in 2024 construction value for Los Angeles County, but not specific to this project.",
   "for_a_planner": [
    "Status conflict: record lists 'proposed' but opp_reasons claim it's 'in play' (under construction/approved).",
    "Nearby Sears sites (1.8\u20132.3km) and Glendale Fashion Center (2.1km) are active context points."
   ],
   "for_a_developer": [
    "Median rent ($1,893) and housing market data (ZHVI $871k) are provided but not tied to project specifics.",
    "Peers include 6 similar redevelopments in CA (2\u201338km away), all with 'redevelop' strategy."
   ],
   "risks_and_unknowns": [
    "Status contradiction unresolved (proposed vs. 'in play').",
    "County 'shrank' - unclear if population, housing units, or other metric. No project timeline or budget details provided."
   ],
   "data_quality": "partial",
   "one_line": "Proposed housing redevelopment by BW Brody; status conflict noted, with median rent $1,893 and county shrinkage (-2.5%) cited in opp_reasons.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "53e11582de90"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-27628dc8f9",
     "name": "Former Sears department store site",
     "city": "Glendale",
     "status": "approved",
     "km": 1.8
    },
    {
     "id": "n-c750ec2a03",
     "name": "Sears department store",
     "city": "Glendale",
     "status": "proposed",
     "km": 1.9
    },
    {
     "id": "m-390be4aefe",
     "name": "Glendale Fashion Center",
     "city": "Glendale",
     "status": "operating",
     "km": 2.1
    },
    {
     "id": "n-3b850914e9",
     "name": "Former retail site",
     "city": "Glendale",
     "status": "proposed",
     "km": 2.3
    },
    {
     "id": "n-9f40e3862e",
     "name": "Sears department store site",
     "city": "Glendale",
     "status": "stalled",
     "km": 2.3
    },
    {
     "id": "n-7f8a63ed8a",
     "name": "Adams Square Mini-Park",
     "city": "Glendale",
     "status": "built",
     "km": 3.9
    },
    {
     "id": "m-472b7a2142",
     "name": "Golden Mall",
     "city": "Burbank",
     "status": "closed",
     "km": 5.2
    }
   ],
   "count_10km": 7,
   "count_25km": 32
  },
  "elevation": {
   "elevation_ft": 587.5,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06037301203",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 10.8219475168076,
   "median_family_income": 75545.0,
   "snap_households": 68.0,
   "pop2010": 4368.0,
   "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": "06037301203",
   "jobs": 1129,
   "retail_jobs": 144,
   "food_accommodation_jobs": 43,
   "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": "91202",
   "month": "202609",
   "median_listing_price": 1089500,
   "median_listing_price_yy": 0.0909,
   "active_listing_count": 31,
   "median_days_on_market": 56,
   "price_reduced_share": 0.1148,
   "pending_ratio": 0.4516,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06037301203",
   "kfr_p25": 0.5389,
   "jail_p25": -0.0031,
   "kids_count": 376.9166,
   "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": "n-12bf0b2d82",
     "name": "Beverly Plaza Shopping Center",
     "city": "LOS ANGELES",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "13 km away"
     ]
    },
    {
     "id": "n-5ef0926c83",
     "name": "Beverly Plaza Shopping Center",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "15 km away"
     ]
    },
    {
     "id": "n-11d065d256",
     "name": "Victoria Golf Course",
     "city": "Carson",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "37 km away"
     ]
    },
    {
     "id": "n-c750ec2a03",
     "name": "Sears department store",
     "city": "Glendale",
     "state": "CA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "2 km away"
     ]
    },
    {
     "id": "m-c6536f79eb",
     "name": "Plaza Pasadena",
     "city": "Pasadena",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "11 km away"
     ]
    },
    {
     "id": "m-1fa536a881",
     "name": "La Mirada Mall",
     "city": "La Mirada",
     "state": "CA",
     "score": 5.5,
     "why": [
      "same strategy: redevelop",
      "also in CA",
      "38 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": "Glendale Unified School District",
   "district_geoid": "0615240",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 4,
   "schools": [
    "Columbus Elementary",
    "Herbert Hoover High",
    "Mark Keppel Elementary",
    "Eleanor J. Toll Middle"
   ],
   "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": 20736,
   "trucks_aadt": null,
   "road": null,
   "class": "minor arterial",
   "lanes": 4,
   "segments_600m": 15,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/garden-apartments/ca/glendale-glendale-garden-apartments/",
 "photo": null,
 "provenance": {
  "original_developer": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}