{"id": "n-cfd077dc8f", "slug": "hoover-preserve-town-center", "type": "other", "name": "Preserve Town Center", "aka": [], "city": "Hoover", "county": "Jefferson County", "state": "AL", "country": "US", "census_division": 6, "lat": 33.35029, "lon": -86.85112, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "commercial use with 69,000 square feet of office and retail space approved", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": 69000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from hooversun.com, model-extracted, unreviewed: The Preserve Town Center in Hoover, Alabama, a commercially zoned property, is proposed to be redeveloped into a mixed-use development with residential, hotel, and retail.", "strategy": ["redevelop"], "new_use": ["hotel", "housing", "other", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Capstone Communities", "architect": null, "after_notes": "295 residential rental units, 38 townhomes, a 40-room boutique hotel, 49,200 square feet of retail space and a 5,500-square-foot clubhouse", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "sought to rezone part of the Town Center", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Hoover Planning and Zoning Commission.", "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": "01073", "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/other/al/hoover-preserve-town-center/", "events": [{"year": 2023, "date": null, "kind": "note", "detail": "Plan submitted to the city", "source_id": 8970}, {"year": 2023, "date": null, "kind": "note", "detail": "Public hearing scheduled", "source_id": 8971}, {"year": 2023, "date": null, "kind": "note", "detail": "Public hearing rescheduled", "source_id": 8972}], "sources": [{"id": 8969, "site_id": "n-cfd077dc8f", "url": "https://hooversun.com/news/public-hearing-for-preserve-town-center-rezoning-postponed/", "title": "Public hearing for Preserve Town Center rezoning postponed", "publisher": "hooversun.com", "date": null, "quote": "The Preserve Town Center", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8970, "site_id": "n-cfd077dc8f", "url": "https://hooversun.com/news/public-hearing-for-preserve-town-center-rezoning-postponed/", "title": "Timeline", "publisher": null, "date": null, "quote": "The plan the company submitted to the city on Aug. 14", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8971, "site_id": "n-cfd077dc8f", "url": "https://hooversun.com/news/public-hearing-for-preserve-town-center-rezoning-postponed/", "title": "Timeline", "publisher": null, "date": null, "quote": "A public hearing for proposed changes to The Preserve Town Center development plan that was scheduled for Monday, Sept. 11", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8972, "site_id": "n-cfd077dc8f", "url": "https://hooversun.com/news/public-hearing-for-preserve-town-center-rezoning-postponed/", "title": "Timeline", "publisher": null, "date": null, "quote": "The public hearing with the Hoover Planning and Zoning Commission has been rescheduled for Monday, Oct. 9, at Hoover City Hall.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Capstone Communities", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Preserve Town Center in Hoover, AL, is a proposed redevelopment (status: proposed) with Capstone Communities as developer. Approved by Hoover Planning and Zoning Commission, it plans 295 residential units, 38 townhomes, a 40-room hotel, 49,200 sq ft retail, and a clubhouse. The opportunity score is 0.0 because the project is already in play (approved, under construction, or sold with housing plans), and housing is explicitly included in the new use.", "why": "Record explicitly states 'already in play' and 'housing in the record' as reasons for low opportunity score. No construction or completion date provided; planning approval is current status.", "where_it_stands": "Proposed, approved by local commission, but not yet built. No construction timeline or completion date in record.", "for_a_planner": ["Planning approval secured", "New uses include housing (295 units) and hotel", "Not a new opportunity per database scoring"], "for_a_developer": ["Active project with housing component", "No new opportunity (already approved)", "Retail space size (49,200 sq ft) matches original GLA (69,000 sq ft)"], "risks_and_unknowns": ["No construction start date", "No timeline for completion", "No indication of financing or current progress beyond planning approval"], "data_quality": "partial", "one_line": "Proposed redevelopment approved for housing, hotel, and retail; not a new opportunity per database.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "b15e9cd3725b"}, "cluster": {"within_10km": [], "count_10km": 0, "count_25km": 5}, "elevation": {"elevation_ft": 562.5, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "01073014410", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 26.6775553044953, "poverty_rate": 5.97324288675334, "median_family_income": 122870.0, "snap_households": 79.0, "pop2010": 5180.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 214208, "month": "2026-09", "change_1y": 0.015, "change_5y": 0.143}, "zori": {"latest": 1339, "month": "2026-09", "change_1y": 0.033, "change_5y": 0.207}, "county_fips": "01073", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "01073014410", "jobs": 4695, "retail_jobs": 1533, "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": "35244", "month": "202609", "median_listing_price": 570000, "median_listing_price_yy": 0.023, "active_listing_count": 199, "median_days_on_market": 58, "price_reduced_share": 0.1058, "pending_ratio": 1.1587, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "01073014410", "kfr_p25": 0.4832, "jail_p25": 0.0097, "kids_count": 112.1534, "commuting_zone": "Birmingham", "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-1fe7fdd940", "name": "Larkway Gardens", "city": "Birmingham", "state": "AL", "score": 6.0, "why": ["same strategy: redevelop", "also in AL", "19 km away"]}, {"id": "n-31898b39c8", "name": "Office building at 10340 Democracy Lane", "city": "Fairfax City", "state": "VA", "score": 6.0, "why": ["similar GLA (60,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-ce8cae40a6", "name": "Former Kmart", "city": "Sioux Falls", "state": "SD", "score": 5.5, "why": ["similar GLA (92,000 sq ft)", "same strategy: redevelop"]}, {"id": "n-ec44c71aaf", "name": "Wells Avenue Park", "city": "Newton", "state": "MA", "score": 5.5, "why": ["similar GLA (62,000 sq ft)", "same strategy: redevelop"]}, {"id": "m-34b4969480", "name": "Century Plaza", "city": "Birmingham", "state": "AL", "score": 5.0, "why": ["same strategy: redevelop", "also in AL", "23 km away"]}, {"id": "m-a5d0ef4da3", "name": "The Mall at Westlake", "city": "Bessemer", "state": "AL", "score": 5.0, "why": ["same strategy: redevelop", "also in AL", "12 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Jefferson County", "2024": {"units_1": 1536, "units_2_4": 25, "units_5plus": 556, "value_total": 657575780}, "2023": {"units_1": 1602, "units_2_4": 22, "units_5plus": 324, "value_total": 620518427}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "01073", "year": 2025, "establishments": 2710, "employment": 36769, "avg_annual_pay": 42149, "lq_employment": 1.01, "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": 2802, "emp": 39118}, "2023": {"estab": 2489, "emp": 37386}, "estab_change": -0.112, "emp_change": -0.044, "county_fips": "01073"}, "schools": {"district": "Hoover City School District", "district_geoid": "0100007", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 2, "schools": ["Trace Crossings Elementary School", "Hoover High School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "01073", "years": "2016-2025", "events": 310, "by_type": {"Thunderstorm Wind": 191, "Flash Flood": 50, "Hail": 46, "Tornado": 15, "Flood": 4, "Lightning": 3, "Heavy Rain": 1}, "property_damage_usd": 5107500, "deaths_direct": 6, "injuries_direct": 50, "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": 68101, "trucks_aadt": 10863, "road": "John M. Harbert Freeway", "class": "Interstate", "lanes": 6, "segments_600m": 9, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": " townhomes, a 40-room boutique hotel, 49,200 square feet of retail space and a 5,500-square-foot clubhouse Approved by Hoover ", "origin": "newtypes-extraction"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "295 residential rental units, 38 townhomes, a 40-room boutique hotel, 49,200 square feet of retail space and a 5,500-square-foot clubhouse", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "295 residential rental units, 38 townhomes, a 40-room boutique hotel, 49,20", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "sought to rezone part of the Town Center", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-11%", "origin": "census-cbp"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "68,101 on John M. Harbert Freeway", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "John M. Harbert Freeway", "origin": "fhwa-hpms"}, {"slug": "use-hotel", "name": "Hotel", "group_": "use", "evidence": " residential rental units, 38 townhomes, a 40-room boutique hotel, 49,200 square feet of retail space and a 5,500-square-foot", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "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\": …}"}}