{
 "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,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "68,101 on John M. Harbert Freeway",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-11%",
   "origin": "census-cbp"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "John M. Harbert Freeway",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "sought to rezone part of the Town Center",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "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-hotel",
   "name": "Hotel",
   "grp": "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": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "295 residential rental units, 38 townhomes, a 40-room boutique hotel, 49,20",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "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"
  }
 ],
 "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"
  }
 ],
 "parties": [
  {
   "name": "Capstone Communities",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [
  {
   "id": 5613,
   "site_id": "n-cfd077dc8f",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Plan submitted to the city",
   "share": null,
   "source_id": 8970,
   "verified": "draft"
  },
  {
   "id": 5614,
   "site_id": "n-cfd077dc8f",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Public hearing scheduled",
   "share": null,
   "source_id": 8971,
   "verified": "draft"
  },
  {
   "id": 5615,
   "site_id": "n-cfd077dc8f",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Public hearing rescheduled",
   "share": null,
   "source_id": 8972,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/other/al/hoover-preserve-town-center/",
 "photo": null,
 "provenance": {
  "gla_sqft": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}