{
 "id": "n-4a26e25721",
 "slug": "tonka-bay-tonka-village-shopping-center",
 "type": "strip",
 "name": "Tonka Village Shopping Center",
 "aka": [],
 "city": "TONKA BAY",
 "county": "Hennepin County",
 "state": "MN",
 "country": "US",
 "census_division": 4,
 "lat": 44.90857,
 "lon": -93.59301,
 "geocode_method": "nominatim-city",
 "address": null,
 "metro": null,
 "original_use": "Shopping Center",
 "year_opened": null,
 "year_closed": null,
 "acres": 6.34,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from twincities.com, model-extracted, unreviewed: A portion of the 6.34-acre Tonka Village Shopping Center in Tonka Bay is proposed to be demolished and redeveloped into a 126-unit multifamily housing complex with townhomes, apartments, and a clubhouse.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "other"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": 2020,
 "developer": "Doran Development",
 "architect": null,
 "after_notes": "a 126-unit, three-story building that\u2019s 53,000 square feet, a mixture of two-story townhomes and one- and two-bedroom apartments and 186 underground parking spots, as well as a separate 4,500-square-foot clubhouse and a courtyard",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "planned unit development general concept plan (planned unit development application)",
 "public_subsidy": null,
 "entitlement_year": 2019,
 "planning_notes": "Approved by Tonka Bay 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": "27053",
 "opp_score": 5.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "median rent $1,439",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {
  "parking_spaces_after": {
   "value": "186",
   "quote": "186 underground parking spots"
  },
  "parking_type_after": {
   "value": "underground",
   "quote": "underground"
  },
  "units_built": {
   "value": "126",
   "quote": "126-unit"
  }
 },
 "elements": [
  {
   "slug": "era-retrofit-2020s",
   "name": "Retrofit 2020s",
   "grp": "era",
   "evidence": "2020",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-12%",
   "origin": "census-cbp"
  },
  {
   "slug": "policy-masterplan",
   "name": "Master plan or PUD",
   "grp": "policy",
   "evidence": "planned unit development general concept plan (planned unit development application)",
   "origin": "record"
  },
  {
   "slug": "scale-small-site",
   "name": "Under 20 acres",
   "grp": "scale",
   "evidence": "6.34 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a 126-unit, three-story building that\u2019s 53,000 square feet, a mixture of two-story townhomes and one- and two-bedroom apartments and 186 underground parking spots, as well as a separate 4,500-square-f",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": " building that\u2019s 53,000 square feet, a mixture of two-story townhomes and one- and two-bedroom apartments and 186 underground par",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7699,
   "site_id": "n-4a26e25721",
   "url": "https://www.twincities.com/2019/02/01/public-hearing-planned-for-updated-tonka-village-shopping-center-redevelopment-plan/",
   "title": "Public hearing planned for updated Tonka Village Shopping Center ...",
   "publisher": "twincities.com",
   "date": null,
   "quote": "Tonka Village Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7700,
   "site_id": "n-4a26e25721",
   "url": "https://www.twincities.com/2019/02/01/public-hearing-planned-for-updated-tonka-village-shopping-center-redevelopment-plan/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Tonka Bay City Council had discussed preliminary plans for the multifamily housing redevelopment in November 2018",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7701,
   "site_id": "n-4a26e25721",
   "url": "https://www.twincities.com/2019/02/01/public-hearing-planned-for-updated-tonka-village-shopping-center-redevelopment-plan/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "The Tonka Bay City Council will hold a public hearing on the planned unit development general concept plan for 5609 Manitou Road on Tuesday, Feb. 12 at 7 p.m.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7702,
   "site_id": "n-4a26e25721",
   "url": "https://www.twincities.com/2019/02/01/public-hearing-planned-for-updated-tonka-village-shopping-center-redevelopment-plan/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Kuechle\u2019s letter to the city says they hope to get the necessary approvals in time to begin construction by this summer",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7703,
   "site_id": "n-4a26e25721",
   "url": "https://www.twincities.com/2019/02/01/public-hearing-planned-for-updated-tonka-village-shopping-center-redevelopment-plan/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "with the goal of finishing the project by the end of 2020.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [
  {
   "name": "Doran Development",
   "kind": "developer",
   "role": "developer",
   "year_from": 2020,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 4608,
   "site_id": "n-4a26e25721",
   "date": null,
   "year": 2018,
   "kind": "note",
   "detail": "Preliminary plans discussed by City Council",
   "share": null,
   "source_id": 7700,
   "verified": "draft"
  },
  {
   "id": 4609,
   "site_id": "n-4a26e25721",
   "date": null,
   "year": 2019,
   "kind": "note",
   "detail": "Public hearing for updated proposal",
   "share": null,
   "source_id": 7701,
   "verified": "draft"
  },
  {
   "id": 4610,
   "site_id": "n-4a26e25721",
   "date": null,
   "year": 2019,
   "kind": "note",
   "detail": "Hoped to begin construction",
   "share": null,
   "source_id": 7702,
   "verified": "draft"
  },
  {
   "id": 4611,
   "site_id": "n-4a26e25721",
   "date": null,
   "year": 2020,
   "kind": "note",
   "detail": "Goal of finishing the project",
   "share": null,
   "source_id": 7703,
   "verified": "draft"
  },
  {
   "id": 4612,
   "site_id": "n-4a26e25721",
   "date": null,
   "year": 2020,
   "kind": "retrofit",
   "detail": "Retrofit: redevelop",
   "share": null,
   "source_id": null,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Hazellewood Grill & Tap Room",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of Tonka Village Shopping Center (6.34 acres, strip format) into 126-unit mixed-use housing (townhomes, apartments, clubhouse, courtyard) with 186 parking spots. Approved by Tonka Bay City Council in 2019 under planned unit development zoning. Doran Development (developer) targets completion by 2020. ",
   "why": "Status: Proposed but approved (planning notes confirm council approval). Market: Housing demand supported by $1,439 median rent (ZORI) and $386,707 ZHVI (2026-09). Peer comparison: Similar to Edina\u2019s JCPenney redevelopment (score 8.0).",
   "where_it_stands": "Planning approved (2019), but construction status unknown (2020 goal noted). Traffic: Minor arterial (Oak St, 2 lanes, 14,095 ADT) but truck data missing. ",
   "for_a_planner": [
    "Approved entitlements in place",
    "Housing market metrics align with project type",
    "No current construction status confirmed"
   ],
   "for_a_developer": [
    "Developer active (Doran) with approved plan",
    "Market rent/price data supports housing conversion",
    "Peer projects show similar strategy success"
   ],
   "risks_and_unknowns": [
    "No construction progress verified (2020 goal not confirmed)",
    "Truck traffic data missing (affects access analysis)",
    "Record marked 'draft' (verification pending)"
   ],
   "data_quality": "partial",
   "one_line": "Proposed housing conversion (126 units) approved in Tonka Bay, MN; market-aligned but construction status unconfirmed.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "fcf2fa4acc61"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-2fb3abea7f",
     "name": "Bay Center Mall",
     "city": "Wayzata",
     "status": "built",
     "km": 9.6
    }
   ],
   "count_10km": 1,
   "count_25km": 8
  },
  "elevation": {
   "elevation_ft": 945.1,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "27053027501",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 43.8668168476935,
   "poverty_rate": 6.04651162790698,
   "median_family_income": 124464.0,
   "snap_households": 120.0,
   "pop2010": 4384.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 386707,
    "month": "2026-09",
    "change_1y": 0.014,
    "change_5y": 0.085
   },
   "zori": {
    "latest": 1784,
    "month": "2026-09",
    "change_1y": 0.038,
    "change_5y": 0.167
   },
   "county_fips": "27053",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "27053027501",
   "jobs": 2353,
   "retail_jobs": 351,
   "food_accommodation_jobs": 708,
   "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": "55331",
   "month": "202609",
   "median_listing_price": 1444750,
   "median_listing_price_yy": -0.0276,
   "active_listing_count": 105,
   "median_days_on_market": 41,
   "price_reduced_share": 0.1017,
   "pending_ratio": 0.4833,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "27053027501",
   "kfr_p25": 0.4536,
   "jail_p25": 0.0105,
   "kids_count": 229.3432,
   "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-1d50643a7a",
     "name": "Former JCPenney building",
     "city": "Edina",
     "state": "MN",
     "score": 8.0,
     "why": [
      "similar size (5.691 acres)",
      "same strategy: redevelop",
      "also in MN"
     ]
    },
    {
     "id": "m-3cca8357e2",
     "name": "Westbury Square",
     "city": "Houston",
     "state": "TX",
     "score": 6.5,
     "why": [
      "similar size (7.5 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-8a3006df04",
     "name": "National Church Residences Corporate Campus",
     "city": "Upper Arlington",
     "state": "OH",
     "score": 6.5,
     "why": [
      "similar size (7.5 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-d268702d97",
     "name": "101 and 201 Merritt 7",
     "city": "Norwalk",
     "state": "CT",
     "score": 6.5,
     "why": [
      "similar size (6.48 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-d6868dcb12",
     "name": "Former Vons grocery store",
     "city": "Fresno",
     "state": "CA",
     "score": 6.5,
     "why": [
      "similar size (5.5 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-8e8592da0b",
     "name": "Lakeside Plaza",
     "city": "Fort Lauderdale",
     "state": "FL",
     "score": 6.5,
     "why": [
      "similar size (6 acres)",
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Hennepin County",
   "2024": {
    "units_1": 2054,
    "units_2_4": 126,
    "units_5plus": 1739,
    "value_total": 1384366748
   },
   "2023": {
    "units_1": 1782,
    "units_2_4": 92,
    "units_5plus": 3772,
    "value_total": 1781096981
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "27053",
   "year": 2025,
   "establishments": 3548,
   "employment": 65774,
   "avg_annual_pay": 47428,
   "lq_employment": 0.72,
   "employment_change_1y": -2.5,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 4209,
    "emp": 74482
   },
   "2023": {
    "estab": 3714,
    "emp": 74922
   },
   "estab_change": -0.118,
   "emp_change": 0.006,
   "county_fips": "27053"
  },
  "schools": {
   "district": "Minnetonka Public School District",
   "district_geoid": "2711670",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 0,
   "schools": [],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "27053",
   "years": "2016-2025",
   "events": 308,
   "by_type": {
    "Thunderstorm Wind": 139,
    "Hail": 122,
    "Heavy Rain": 25,
    "Flash Flood": 16,
    "Tornado": 3,
    "Lightning": 1,
    "Funnel Cloud": 1,
    "Flood": 1
   },
   "property_damage_usd": 18687200,
   "deaths_direct": 0,
   "injuries_direct": 0,
   "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": 14095,
   "trucks_aadt": null,
   "road": "Oak St",
   "class": "minor arterial",
   "lanes": 2,
   "segments_600m": 1,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/mn/tonka-bay-tonka-village-shopping-center/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "year_retrofit": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction",
  "state": "census-geocoder"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Hennepin County (27053) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US27053",
   "why": "the county's Census profile",
   "from": "site.county_fips 27053",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=44.90857%2C-93.59301",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=44.90857&p_long=-93.59301&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C44.90857%2C-93.59301&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=44.90857%2C-93.59301",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=44.90857%2C-93.59301",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=44.90857~-93.59301&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=44.90857,-93.59301&z=17&q=Tonka%20Village%20Shopping%20Center",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=44.90857&mlon=-93.59301#map=17/44.90857/-93.59301",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=44.90857/lng=-93.59301",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/44.90857/-93.59301",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-93.59301,44.90857&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in TONKA BAY, MN",
   "url": "https://www.loopnet.com/search/commercial-real-estate/tonka-bay-mn/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cTonka Village Shopping Center\u201d",
   "url": "https://news.google.com/search?q=%22Tonka+Village+Shopping+Center%22+TONKA+BAY",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cTonka Village Shopping Center\u201d",
   "url": "https://www.bing.com/news/search?q=%22Tonka+Village+Shopping+Center%22+TONKA+BAY",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  }
 ]
}