{
 "id": "n-5e23cc44f6",
 "slug": "chesterbrook-parkview-at-chesterbrook",
 "type": "mall",
 "name": "Parkview at Chesterbrook",
 "aka": [],
 "city": "Chesterbrook",
 "county": "Chester County",
 "state": "PA",
 "country": "US",
 "census_division": 2,
 "lat": 40.07566,
 "lon": -75.45908,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "community level shopping center",
 "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 chescoplanning.org, model-extracted, unreviewed: The original community level shopping center in Chesterbrook was redeveloped in the late 2010s into a neighborhood shopping center and townhouse development known as Parkview at Chesterbrook.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "retail"
 ],
 "share_retrofit": null,
 "status": "built",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "neighborhood shopping center and townhouse development",
 "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": "42029",
 "opp_score": 0.0,
 "opp_reasons": [
  "retrofit already built",
  "county grew 4.6% 2018\u201323",
  "median rent $1,691",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "45,150 on MAINLINE TURNPIKE",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-10%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,242/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "MAINLINE TURNPIKE",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "neighborhood shopping center and townhouse development",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "neighborhood shopping center and townhouse development",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "neighborhood shopping center and townhouse development",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8774,
   "site_id": "n-5e23cc44f6",
   "url": "https://www.chescoplanning.org/municorner/eTools/60-Greyfields.cfm",
   "title": "eTools: Greyfield Redevelopment",
   "publisher": "chescoplanning.org",
   "date": null,
   "quote": "Parkview at Chesterbrook",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Parkview at Chesterbrook (Chesterbrook, PA) was redeveloped from a community-level shopping center into a neighborhood shopping center and townhouse development. The retrofit is complete (status: built).",
   "why": "The site is now a mixed-use development with housing and retail. Housing market data shows strong growth (ZHVI up 32.5% over 5 years).",
   "where_it_stands": "One nearby development (435 Devon Park Dr., 3.4km away) is under construction. The site is in a county with 4.6% population growth (2018-23) and median rent at $1,691.",
   "for_a_planner": [
    "Housing units are being built (1,187 units in 2024), but no specific retail tenant data is provided in the record."
   ],
   "for_a_developer": [
    "The retrofit is already built; no new construction is noted. Housing market indicators are positive, but retail trends show a slight decline in establishments (-10.5%) and employment (-0.8%) since 2012."
   ],
   "risks_and_unknowns": [
    "No details on current retail occupancy or tenant mix. Traffic data (45,150 ADT on Interstate) is provided but not linked to the site's performance. The record lacks specific financial metrics for the redevelopment."
   ],
   "data_quality": "good",
   "one_line": "Completed mixed-use retrofit with housing focus; housing market strong, retail trends slightly declining.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "984d5ce900cf"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-b3051eedb8",
     "name": "435 Devon Park Dr.",
     "city": "Wayne",
     "status": "under construction",
     "km": 3.4
    }
   ],
   "count_10km": 1,
   "count_25km": 9
  },
  "elevation": {
   "elevation_ft": 165.8,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "42029300106",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 68.5337833556385,
   "poverty_rate": 2.5031820110309697,
   "median_family_income": 152869.0,
   "snap_households": 15.0,
   "pop2010": 4589.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 579006,
    "month": "2026-09",
    "change_1y": 0.029,
    "change_5y": 0.325
   },
   "zori": {
    "latest": 2242,
    "month": "2026-09",
    "change_1y": 0.035,
    "change_5y": 0.243
   },
   "county_fips": "42029",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "42029300106",
   "jobs": 7272,
   "retail_jobs": 15,
   "food_accommodation_jobs": 104,
   "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": "19087",
   "month": "202609",
   "median_listing_price": 662500,
   "median_listing_price_yy": -0.2787,
   "active_listing_count": 48,
   "median_days_on_market": 30,
   "price_reduced_share": 0.1681,
   "pending_ratio": 0.7158,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "42029300106",
   "kfr_p25": 0.6563,
   "jail_p25": 0.0116,
   "kids_count": 126.3261,
   "commuting_zone": "Philadelphia",
   "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-b27970d333",
     "name": "Gallery (now Fashion District Philadelphia)",
     "city": "Philadelphia",
     "state": "PA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "29 km away"
     ]
    },
    {
     "id": "m-e82eb88122",
     "name": "Exton Square Mall",
     "city": "Exton",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "15 km away"
     ]
    },
    {
     "id": "m-09d890f5f0",
     "name": "Granite Run Mall",
     "city": "Middletown",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "18 km away"
     ]
    },
    {
     "id": "n-fa64a1dc86",
     "name": "Market at Liberty Place",
     "city": "Kennett Square Borough",
     "state": "PA",
     "score": 6.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "33 km away"
     ]
    },
    {
     "id": "m-71ceeb437d",
     "name": "The Gallery at Market East",
     "city": "Philadelphia",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "29 km away"
     ]
    },
    {
     "id": "n-56bef9cc44",
     "name": "Former Budd Co. plant",
     "city": "Philadelphia",
     "state": "PA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in PA",
      "29 km away"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Chester County",
   "2024": {
    "units_1": 1187,
    "units_2_4": 27,
    "units_5plus": 315,
    "value_total": 442627398
   },
   "2023": {
    "units_1": 1112,
    "units_2_4": 22,
    "units_5plus": 161,
    "value_total": 376441097
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "42029",
   "year": 2025,
   "establishments": 1319,
   "employment": 23784,
   "avg_annual_pay": 46815,
   "lq_employment": 0.95,
   "employment_change_1y": -0.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1511,
    "emp": 27530
   },
   "2023": {
    "estab": 1353,
    "emp": 27318
   },
   "estab_change": -0.105,
   "emp_change": -0.008,
   "county_fips": "42029"
  },
  "schools": {
   "district": "Tredyffrin-Easttown School District",
   "district_geoid": "4223640",
   "grades": "KG-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Valley Forge MS"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "42029",
   "years": "2016-2025",
   "events": 685,
   "by_type": {
    "Thunderstorm Wind": 477,
    "Flash Flood": 149,
    "Hail": 24,
    "Flood": 15,
    "Heavy Rain": 13,
    "Lightning": 3,
    "Tornado": 2,
    "Funnel Cloud": 2
   },
   "property_damage_usd": 41429010,
   "deaths_direct": 2,
   "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": 45150,
   "trucks_aadt": 9933,
   "road": "MAINLINE TURNPIKE",
   "class": "Interstate",
   "lanes": 4,
   "segments_600m": 29,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/malls/pa/chesterbrook-parkview-at-chesterbrook/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction"
 }
}