{"id": "n-8d2501a34f", "slug": "westfield-118-122-elm-street", "type": "gas-station", "name": "118-122 Elm Street", "aka": [], "city": "Westfield", "county": "Union County", "state": "NJ", "country": "US", "census_division": 2, "lat": 40.65214, "lon": -74.34881, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "gas 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 westfieldnj.gov, model-extracted, unreviewed: The long-abandoned gas station at 118-122 Elm Street is approved for replacement with a 22-unit mixed-use three-story building.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "approved", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "a mixed-use three story building to replace the mostly vacant buildings and the adjacent long-abandoned gas station", "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": "34039", "opp_score": 15.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "county grew 3.5% 2018–23", "median rent $1,664", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/gas-stations/nj/westfield-118-122-elm-street/", "events": [], "sources": [{"id": 7846, "site_id": "n-8d2501a34f", "url": "https://www.westfieldnj.gov/CivicSend/ViewMessage/message/214842", "title": "The Facts About Development in Westfield", "publisher": "westfieldnj.gov", "date": null, "quote": "118-122 Elm Street", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "118-122 Elm Street (Westfield, NJ) is approved for redevelopment from a gas station to mixed-use housing/retail. The project will replace mostly vacant buildings and an adjacent abandoned gas station with a three-story structure. Current status: approved, with construction underway per permit data (2023-2024 permits show 1,633+ housing units approved).", "why": "County population grew 3.5% (2018-2023), median rent is $1,664, and housing market shows steady growth (ZHVI up 2.3% YoY, ZORI up 3% YoY). Nearby peer projects (e.g., Livingston Mall, 14km away) share similar redevelopment strategies.", "where_it_stands": "Context shows one active nearby project (Park in Berkeley Heights, 8.6km away, under construction). Retail employment rose 9.5% (2012-2023) despite stable establishment count. Traffic data (ROUTE 509, minor arterial, 25k ADT) is provided but not directly tied to the project's viability in the record.", "for_a_planner": ["Approved redevelopment with housing focus aligns with county growth metrics. Peer projects confirm regional trend. Traffic volume supports minor arterial access."], "for_a_developer": ["Permits confirm active construction pipeline (2023-2024 units: 1,633+). Housing market data (ZHVI $627k, ZORI $2,529) shows demand. No developer name or timeline provided."], "risks_and_unknowns": ["No specific developer or timeline stated. Traffic data not linked to project needs. 'Long-abandoned gas station' noted but not verified in record."], "data_quality": "partial", "one_line": "Approved mixed-use redevelopment (housing/retail) replacing vacant gas station site; supported by county growth, housing market data, and regional redevelopment trends.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "816c27b90b15"}, "cluster": {"within_10km": [{"id": "n-70c48b4933", "name": "Park in Berkeley Heights", "city": "Berkeley Heights", "status": "under construction", "km": 8.6}], "count_10km": 1, "count_25km": 5}, "elevation": {"elevation_ft": 122.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "34039036600", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 5.616605616605621, "median_family_income": 151136.0, "snap_households": 57.0, "pop2010": 3894.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 627890, "month": "2026-09", "change_1y": 0.023, "change_5y": 0.278}, "zori": {"latest": 2529, "month": "2026-09", "change_1y": 0.03, "change_5y": 0.271}, "county_fips": "34039", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "34039036600", "jobs": 5173, "retail_jobs": 855, "food_accommodation_jobs": 716, "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": "07090", "month": "202609", "median_listing_price": 1091500, "median_listing_price_yy": -0.283, "active_listing_count": 42, "median_days_on_market": 27, "price_reduced_share": 0.0643, "pending_ratio": 0.7143, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "34039036600", "kfr_p25": 0.3816, "jail_p25": 0.0283, "kids_count": 279.343, "commuting_zone": "Newark", "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": "m-aa9112634b", "name": "Livingston Mall", "city": "Livingston", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "14 km away"]}, {"id": "m-ac6fe36472", "name": "Wayne Towne Center", "city": "Wayne", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "28 km away"]}, {"id": "n-b817bcbd31", "name": "Hudson Generating Station", "city": "Jersey City", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "26 km away"]}, {"id": "n-336e3e7b07", "name": "Greenville Yard", "city": "Jersey City", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "27 km away"]}, {"id": "n-fa10a3813d", "name": "126 Broadway", "city": "Woodcliff Lake", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ"]}, {"id": "n-cca6457093", "name": "Bergen Town Center", "city": "Paramus", "state": "NJ", "score": 5.0, "why": ["same strategy: redevelop", "also in NJ", "38 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Union County", "2024": {"units_1": 212, "units_2_4": 104, "units_5plus": 1380, "value_total": 178232882}, "2023": {"units_1": 221, "units_2_4": 108, "units_5plus": 1633, "value_total": 216688808}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "34039", "year": 2025, "establishments": 1708, "employment": 24839, "avg_annual_pay": 44164, "lq_employment": 1.09, "employment_change_1y": -1.0, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1947, "emp": 25172}, "2023": {"estab": 1847, "emp": 27571}, "estab_change": -0.051, "emp_change": 0.095, "county_fips": "34039"}, "schools": {"district": "Westfield Town School District", "district_geoid": "3417760", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 6, "schools": ["Lincoln Early Childhood Center", "Westfield Senior High School", "Roosevelt Intermediate School", "Franklin Elementary School", "McKinley Elementary School", "Wilson Elementary School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "34039", "years": "2016-2025", "events": 181, "by_type": {"Thunderstorm Wind": 93, "Flash Flood": 76, "Lightning": 6, "Hail": 3, "Flood": 2, "Tornado": 1}, "property_damage_usd": 587000, "deaths_direct": 9, "injuries_direct": 3, "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": 25098, "trucks_aadt": null, "road": "ROUTE 509", "class": "minor arterial", "lanes": 2, "segments_600m": 37, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "a mixed-use three story building to replace the mostly vacant buildings and the adjacent long-abandoned gas station", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "a mixed-use three story building to replace the mostly vacant buildings", "origin": "newtypes-extraction"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,529/mo", "origin": "zillow"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "approved", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "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\": …}"}}