{"id": "n-83686c234a", "slug": "north-st-paul-lillie-redevelopment", "type": "gas-station", "name": "Lillie Redevelopment", "aka": [], "city": "North St. Paul", "county": "Ramsey County", "state": "MN", "country": "US", "census_division": 4, "lat": 45.01079, "lon": -92.99484, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "gasoline filling station", "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 northstpaul.org, model-extracted, unreviewed: The former Lillie building and adjacent property, historically a gasoline filling station since the 1930s, is proposed to be redeveloped into an 82-unit apartment complex by TJL Development.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Jim LaValle of TJL Development", "architect": null, "after_notes": "proposed 82-unit apartment complex", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment", "public_subsidy": "Tax Increment Financing Redevelopment District (TIF) Number 4-12", "entitlement_year": null, "planning_notes": "Approved by City of North St. Paul Planning Commission and 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": "27123", "opp_score": 0.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/mn/north-st-paul-lillie-redevelopment/", "events": [], "sources": [{"id": 8412, "site_id": "n-83686c234a", "url": "https://www.northstpaul.org/1156/Lillie-Redevelopment", "title": "Lillie Redevelopment | North St. Paul, MN", "publisher": "northstpaul.org", "date": null, "quote": "Lillie Redevelopment", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 508, "site_id": "n-83686c234a", "kind": "sale", "date": null, "year": null, "acres": null, "sqft": null, "buyer": "TJLDevelopment", "seller": null, "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.northstpaul.org/1156/Lillie-Redevelopment", "source_title": null, "source_date": null, "quote": "TJLDevelopment has purchased the former Lillie building and the adjacent property for the project.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Jim LaValle of TJL Development", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Proposed 82-unit apartment complex on former gas station site. Developer Jim LaValle (TJL Development) seeks zoning changes (PUD, text amendment, comprehensive plan) and TIF subsidy (TIF 4-12). Approved by North St. Paul Planning Commission and City Council. Status: proposed (not built).", "why": "Zoning requires amendments; TIF subsidy secured. Market context: ZHVI $334,747 (2026-09), 1.7% annual growth. Neighbors: Maplewood Mall (3km, partial), Ponds at Battle Creek (4km, closed), Oakdale Mall (5.8km, built). Peers: 6 similar redevelopments within 35km (all MN, housing strategy).", "where_it_stands": "Approved but not constructed. Traffic: 4-lane freeway (Road 36) with 39,265 ADT. Housing market shows stable demand (ZORI $1,543, 3% annual growth).", "for_a_planner": ["Zoning process complete", "TIF district active", "Near existing retail clusters"], "for_a_developer": ["TIF subsidy secured", "Market ZHVI growth confirmed", "Peer redevelopments in same corridor"], "risks_and_unknowns": ["No construction start date", "No cost/budget details", "No tenant demand data"], "data_quality": "partial", "one_line": "Proposed 82-unit housing on former gas station; approved with TIF, near Maplewood Mall and Oakdale Mall.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "e19fed8e1dbb"}, "cluster": {"within_10km": [{"id": "m-29a3e4059b", "name": "Maplewood Mall", "city": "Maplewood", "status": "partial", "km": 3.0}, {"id": "n-eb5f276918", "name": "Ponds at Battle Creek", "city": "Maplewood", "status": "closed", "km": 4.0}, {"id": "m-da72b25d05", "name": "Oakdale Mall", "city": "Oakdale", "status": "built", "km": 5.8}], "count_10km": 3, "count_25km": 19}, "elevation": {"elevation_ft": 961.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "27123042602", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "lapop1share": 23.633878865237502, "poverty_rate": 9.20398009950249, "median_family_income": 90150.0, "snap_households": 182.0, "pop2010": 2094.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 334747, "month": "2026-09", "change_1y": 0.017, "change_5y": 0.088}, "zori": {"latest": 1543, "month": "2026-09", "change_1y": 0.03, "change_5y": 0.147}, "county_fips": "27123", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "27123042602", "jobs": 2347, "retail_jobs": 45, "food_accommodation_jobs": 83, "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": "55109", "month": "202609", "median_listing_price": 345950, "median_listing_price_yy": -0.0245, "active_listing_count": 95, "median_days_on_market": 39, "price_reduced_share": 0.3004, "pending_ratio": 0.1746, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "27123042602", "kfr_p25": 0.44, "jail_p25": 0.0193, "kids_count": 183.6602, "commuting_zone": "Minneapolis", "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-6bbaa72431", "name": "Thomson Reuters Campus", "city": "Eagan", "state": "MN", "score": 6.0, "why": ["same strategy: redevelop", "also in MN", "25 km away"]}, {"id": "n-260fcd20bc", "name": "Former Delta Airlines Site", "city": "Eagan", "state": "MN", "score": 6.0, "why": ["same strategy: redevelop", "also in MN", "23 km away"]}, {"id": "n-e1a3229736", "name": "Wells Fargo Home Mortgage campus", "city": "Minneapolis", "state": "MN", "score": 6.0, "why": ["same strategy: redevelop", "also in MN", "22 km away"]}, {"id": "n-e918e3c8cd", "name": "Boston Scientific campus", "city": "Minnetonka", "state": "MN", "score": 6.0, "why": ["same strategy: redevelop", "also in MN", "35 km away"]}, {"id": "n-ab0b0d2840", "name": "Kmart store site", "city": "Minneapolis", "state": "MN", "score": 6.0, "why": ["same strategy: redevelop", "also in MN", "22 km away"]}, {"id": "m-da72b25d05", "name": "Oakdale Mall", "city": "Oakdale", "state": "MN", "score": 5.5, "why": ["same strategy: redevelop", "also in MN", "6 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Ramsey County", "2024": {"units_1": 202, "units_2_4": 80, "units_5plus": 802, "value_total": 290597768}, "2023": {"units_1": 199, "units_2_4": 26, "units_5plus": 1581, "value_total": 344842853}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "27123", "year": 2025, "establishments": 1377, "employment": 22649, "avg_annual_pay": 43305, "lq_employment": 0.69, "employment_change_1y": -2.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1654, "emp": 26380}, "2023": {"estab": 1431, "emp": 26110}, "estab_change": -0.135, "emp_change": -0.01, "county_fips": "27123"}, "schools": {"district": "North St. Paul-Maplewood-Oakdale School District", "district_geoid": "2723850", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 13, "schools": ["Lionsgate Academy AIM", "North Metro Flex Academy", "North Metro Flex Middle School", "NE Metro North", "622 ALTERNATIVE MIDDLE/HIGH SCHOOL", "COWERN ELEMENTARY"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "27123", "years": "2016-2025", "events": 111, "by_type": {"Hail": 62, "Thunderstorm Wind": 41, "Flash Flood": 4, "Heavy Rain": 3, "Tornado": 1}, "property_damage_usd": 1157500, "deaths_direct": 0, "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": 39265, "trucks_aadt": 2009, "road": "36", "class": "freeway or expressway", "lanes": 4, "segments_600m": 16, "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": "3 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "proposed 82-unit apartment complex", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "proposed 82-unit apartment complex Approved by City of North St. Paul Planning Commiss", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment", "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": "39,265 on 36", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "36", "origin": "fhwa-hpms"}, {"slug": "policy-tif", "name": "Tax increment financing", "group_": "policy", "evidence": ", Zoning Text Amendment, and a Comprehensive Plan Amendment Tax Increment Financing Redevelopment District (TIF) 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