{
 "id": "n-509f236fc5",
 "slug": "santa-clara-moonlite-center-development",
 "type": "strip",
 "name": "Moonlite Center Development",
 "aka": [],
 "city": "Santa Clara",
 "county": "Santa Clara County",
 "state": "CA",
 "country": "US",
 "census_division": 9,
 "lat": 37.35222,
 "lon": -121.97442,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "retail",
 "year_opened": null,
 "year_closed": null,
 "acres": 14.34,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from vmwp.com, model-extracted, unreviewed: A 14.34-acre strip mall in Santa Clara, CA, the Moonlite Center, is proposed to be redeveloped into a mixed-use housing complex with 584 dwelling units and workspace.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "office"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": "Toll Brothers",
 "architect": "VMWP",
 "after_notes": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 sq.ft. of workspace, gym, live work units and over 40,000 sq.ft. of publicly accessible open space.",
 "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,
 "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-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-14%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$3,817/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-shrinking-county",
   "name": "Shrinking county",
   "grp": "place",
   "evidence": "-1.0%",
   "origin": "census-acs"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "14.34 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 sq.ft. of workspace, gym, live work units and over 40,000 sq.ft. of publicly accessible open space.",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "a vibrant housing complex with approximately 584 dwelling units, over 10,000 ",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-office",
   "name": "Office",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "ve work units and over 40,000 sq.ft. of publicly accessible open space.",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7076,
   "site_id": "n-509f236fc5",
   "url": "https://www.vmwp.com/projects/moonlite-center-development/",
   "title": "Moonlite Center Development - Van Meter Williams Pollack LLP",
   "publisher": "vmwp.com",
   "date": null,
   "quote": "Moonlite Center Development",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Toll Brothers",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Moonlite Center Development is a proposed 14.34-acre strip mall site in Santa Clara, CA, originally retail. Toll Brothers is the developer. The project plans to redevelop the site into housing (584 units), mixed-use, and office space, including 10,000 sq.ft. workspace, gym, live-work units, and 40,000 sq.ft. public open space. Status is 'proposed'.",
   "why": "The opportunity score is 10.0, driven by: housing in the record, median rent $2,814, and the project being 'already in play' (under construction/approved/sold with housing plans). Housing market data shows a ZHVI of $1.56M and ZORI of $3,817 (2026-09).",
   "where_it_stands": "Within 10km, 7 nearby developments exist: Vallco Shopping Mall (4.6km, unknown status), Sunnyvale Town Center (5.7km, operating), Clara District (6.4km, under construction), and others. Santa Clara County permits show 1,926 single-unit residential units approved in 2024. Retail establishments declined 13.8% (2012-2023). Traffic data shows 24,422 ADT on a 6-lane principal arterial.",
   "for_a_planner": [
    "Nearby context includes 3 operating/under-construction projects within 7km.",
    "Retail decline aligns with broader trend (13.8% fewer stores since 2012).",
    "Traffic volume (24,422 ADT) supports mixed-use development."
   ],
   "for_a_developer": [
    "High housing demand: ZHVI $1.56M, ZORI $3,817.",
    "Peer projects (e.g., El Paseo, score 8.0) show similar redevelopments in CA.",
    "Permit data shows active residential construction (1,926 units approved in 2024)."
   ],
   "risks_and_unknowns": [
    "Exact timeline for approval/construction unknown.",
    "No zoning details provided.",
    "No community feedback or environmental constraints noted in record."
   ],
   "data_quality": "partial",
   "one_line": "Proposed 14.34-acre redevelop to housing/mixed-use (584 units) in Santa Clara; high housing market data, 7 nearby projects within 10km, retail decline trend.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "6f994652b976"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-49dfab3f46",
     "name": "Vallco Shopping Mall",
     "city": "Cupertino",
     "status": "unknown",
     "km": 4.6
    },
    {
     "id": "m-8dcd7857f5",
     "name": "Sunnyvale Town Center",
     "city": "Sunnyvale",
     "status": "operating",
     "km": 5.7
    },
    {
     "id": "n-5bb65eb046",
     "name": "Clara District",
     "city": "Santa Clara",
     "status": "under construction",
     "km": 6.4
    },
    {
     "id": "n-ae5e58c490",
     "name": "Orchard Gardens",
     "city": "Sunnyvale",
     "status": "proposed",
     "km": 6.9
    },
    {
     "id": "n-f6c5291bf9",
     "name": "El Paseo and 1777 Saratoga Avenue",
     "city": "San Jose",
     "status": "approved",
     "km": 7.1
    },
    {
     "id": "n-647354d836",
     "name": "0 Seely Avenue Mixed-Use",
     "city": "San Jose",
     "status": "proposed",
     "km": 7.6
    },
    {
     "id": "n-95edffeaa2",
     "name": "Westfield Oakridge",
     "city": "San Jose",
     "status": "operating",
     "km": 7.6
    }
   ],
   "count_10km": 7,
   "count_25km": 15
  },
  "elevation": {
   "elevation_ft": 79.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "06085505402",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 4.81036077705828,
   "median_family_income": 140052.0,
   "snap_households": 47.0,
   "pop2010": 3026.0,
   "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": "06085505402",
   "jobs": 591,
   "retail_jobs": 30,
   "food_accommodation_jobs": 39,
   "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": "95051",
   "month": "202609",
   "median_listing_price": 1600900,
   "median_listing_price_yy": 0.038,
   "active_listing_count": 61,
   "median_days_on_market": 31,
   "price_reduced_share": 0.1577,
   "pending_ratio": 0.4508,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "06085505402",
   "kfr_p25": 0.5051,
   "jail_p25": 0.0015,
   "kids_count": 144.5883,
   "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-27cd267da5",
     "name": "USGS Campus",
     "city": "Menlo Park",
     "state": "CA",
     "score": 9.0,
     "why": [
      "similar size (17.75 acres)",
      "same strategy: redevelop",
      "also in CA"
     ]
    },
    {
     "id": "n-ccce382222",
     "name": "Cambrian Park Plaza",
     "city": "San Jose",
     "state": "CA",
     "score": 8.5,
     "why": [
      "similar size (18.13 acres)",
      "same strategy: redevelop",
      "also in CA"
     ]
    },
    {
     "id": "n-f6c5291bf9",
     "name": "El Paseo and 1777 Saratoga Avenue",
     "city": "San Jose",
     "state": "CA",
     "score": 8.0,
     "why": [
      "similar size (10.76 acres)",
      "same strategy: redevelop",
      "also in CA"
     ]
    },
    {
     "id": "n-734a311729",
     "name": "Eagle Village Shopping Center",
     "city": "Fredericksburg",
     "state": "VA",
     "score": 7.0,
     "why": [
      "similar size (13.2 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "m-9dd3872a1e",
     "name": "Indio Fashion Mall",
     "city": "Indio",
     "state": "CA",
     "score": 6.5,
     "why": [
      "similar size (17 acres)",
      "same strategy: redevelop",
      "also in CA"
     ]
    },
    {
     "id": "m-d4b544becb",
     "name": "Ports O' Call Village",
     "city": "Los Angeles",
     "state": "CA",
     "score": 6.5,
     "why": [
      "similar size (15 acres)",
      "same strategy: redevelop",
      "also in CA"
     ]
    }
   ],
   "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": "Santa Clara Unified School District",
   "district_geoid": "0635430",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 8,
   "schools": [
    "Juan Cabrillo Middle",
    "Bowers Elementary",
    "Briarwood Elementary",
    "C. W. Haman Elementary",
    "Pomeroy Elementary",
    "Scott Lane Elementary"
   ],
   "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": 24422,
   "trucks_aadt": 1979,
   "road": null,
   "class": "principal arterial",
   "lanes": 6,
   "segments_600m": 9,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/ca/santa-clara-moonlite-center-development/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction"
 }
}