{
 "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,
 "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": "3 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "39,265 on 36",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-14%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "36",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "policy-masterplan",
   "name": "Master plan or PUD",
   "grp": "policy",
   "evidence": "Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment ",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "policy-tif",
   "name": "Tax increment financing",
   "grp": "policy",
   "evidence": ", Zoning Text Amendment, and a Comprehensive Plan Amendment Tax Increment Financing Redevelopment District (TIF) Number 4-12 Approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "proposed 82-unit apartment complex",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "proposed 82-unit apartment complex Approved by City of North St. Paul Planning Commiss",
   "origin": "newtypes-extraction"
  }
 ],
 "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"
  }
 ],
 "parties": [
  {
   "name": "Jim LaValle of TJL Development",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [
  {
   "id": 508,
   "site_id": "n-83686c234a",
   "kind": "sale",
   "date": null,
   "year": null,
   "price": null,
   "price_per_acre": null,
   "price_per_sqft": null,
   "acres": null,
   "sqft": null,
   "buyer": "TJLDevelopment",
   "seller": null,
   "broker": null,
   "lender": null,
   "loan_amount": null,
   "loan_maturity": null,
   "loan_status": null,
   "asking_price": 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"
  }
 ],
 "owner_of_record": null,
 "ctx": {
  "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/gas-stations/mn/north-st-paul-lillie-redevelopment/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction",
  "public_subsidy": "newtypes-extraction"
 }
}