Gas stations · Minnesota
Lillie Redevelopment
Proposed 82-unit housing on former gas station; approved with TIF, near Maplewood Mall and Oakdale Mall. · summary, model-written
Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.
Site profile10 elements · what this retrofit is built with · tap a chip for the evidence
Retrofit in the pipeline
This site: …proposed newtypes-extraction · all sites with this3+ other atlas sites within 10 km
This site: 3 within 10 km computed · all sites with this30,000+ vehicles a day on an adjacent road
This site: 39,265 on 36 fhwa-hpms · all sites with thisCounty lost 10%+ of retail establishments since 2012
This site: -14% census-cbp · all sites with thisInterstate or freeway within 600 m
This site: 36 fhwa-hpms · all sites with thisMaster plan or PUD
This site: Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment newtypes-extraction · all sites with thisRezoning
This site: Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendment newtypes-extraction · all sites with thisTax increment financing
This site: , Zoning Text Amendment, and a Comprehensive Plan Amendment Tax Increment Financing Redevelopment District (TIF) Number 4-12 Approved newtypes-extraction · all sites with thisRedeveloped
This site: …proposed 82-unit apartment complex record · all sites with thisHousing
This site: …proposed 82-unit apartment complex Approved by City of North St. Paul Planning Commiss newtypes-extraction · all sites with thisNow
| Status | Retrofit proposednewtypes-extraction reported |
|---|---|
| Strategy | Redevelopment, proposedWikipedia no source |
| New uses | housingWikipedia no source |
| What is there now | proposed 82-unit apartment complexnewtypes-extraction reported |
| Redeveloper | Jim LaValle of TJL Developmentnewtypes-extraction reported |
Planning
| Zoning change | Planned Unit Development, Zoning Text Amendment, and a Comprehensive Plan Amendmentnewtypes-extraction reported |
|---|---|
| Public purchase or subsidy | Tax Increment Financing Redevelopment District (TIF) Number 4-12newtypes-extraction reported |
| Planning notes | Approved by City of North St. Paul Planning Commission and City Council.Wikipedia no source |
Deals and debt
| Date | Event | Price | Parties | Source |
|---|---|---|---|---|
| Sold | — | TJLDevelopment | northstpaul.org |
Site context
| Housing permits, Ramsey County (MN), 2024 | 802 units in 5+ unit buildings, 80 in 2–4, 202 single-family; 2023: 1,581 in 5+Census BPS |
|---|---|
| Other atlas sites nearby | 3 within 10 km, 19 within 25 km: Maplewood Mall (3.0 km); Ponds at Battle Creek (4.0 km); Oakdale Mall (5.8 km)computed |
| Retail trade in the county, 2025 (BLS QCEW) | 22,649 jobs in 1,377 establishments; average annual pay $43,305; employment location quotient 0.69; employment -2.1% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 2,347 jobs; 45 in retail trade, 83 in accommodation and food (workplace blocks summed to tract 27123042602)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 44th income percentile as adults; 1.9% incarcerated at the 2010 count (184 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | not a low-access tract at 1 mile; 24% of residents more than 1 mile from a supermarket; poverty rate 9.2%; median family income $90,150; 182 SNAP householdsUSDA ERS |
| Schools | North St. Paul-Maplewood-Oakdale School District (PK-12); 13 public schools within 1 mile: Lionsgate Academy AIM; North Metro Flex Academy; North Metro Flex Middle School; NE Metro NorthNCES EDGE |
| Elevation | 962 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 111 county-logged events: 62 hail, 41 thunderstorm wind, 4 flash flood, 3 heavy rain; $1,157,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 55109, 2026-09 | median list price $345,950 (-2.5% on the year); 95 active listings; median 39 days on market; 30% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 1,431 establishments (-14%); 26,110 jobs (-1%)Census CBP |
| Housing market in the county | typical home value $334,747 (+2% 1 yr, +9% 5 yr); typical rent $1,543/mo (+3% 1 yr), 2026-09Zillow Research |
| Traffic on the busiest road within 600 m (2024) | 39,265 vehicles a day on 36 (freeway or expressway, 4 lanes); 2,009 trucks; 16 counted segmentsFHWA HPMS |
Summary, model-written
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
What we do not know yet
- No construction start date
- No cost/budget details
- No tenant demand data
Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
Similar sites
- Thomson Reuters Campus, Eagan, MN · Office parks · same strategy: redevelop; also in MN; 25 km away
- Former Delta Airlines Site, Eagan, MN · Office parks · same strategy: redevelop; also in MN; 23 km away
- Wells Fargo Home Mortgage campus, Minneapolis, MN · Office parks · same strategy: redevelop; also in MN; 22 km away
- Boston Scientific campus, Minnetonka, MN · Office parks · same strategy: redevelop; also in MN; 35 km away
Elsewhere on the web
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- already in play: under construction, approved, or sold to a developer with housing plans
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| County | Ramsey County |
|---|---|
| Census division | 4 · West North Central |
| 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. |
Not yet recorded: acres, GLA, year opened, original developer, retrofit year. Know it? Tell us.
Sources
- Lillie Redevelopment | North St. Paul, MN
1 quoted sentence
Lillie Redevelopment