{"id": "m-713579e2ff", "slug": "virginia-beach-pembroke-square", "type": "mall", "name": "Pembroke Square", "aka": [], "city": "Virginia Beach", "county": "Virginia Beach city", "state": "VA", "country": "US", "census_division": 5, "lat": 36.84556, "lon": -76.13422, "geocode_method": null, "address": null, "metro": null, "original_use": "mall", "year_opened": 1966, "year_closed": 2022, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Wikipedia categories: Defunct shopping malls in the United States", "strategy": ["redevelop"], "new_use": ["hotel", "housing", "entertainment"], "share_retrofit": null, "status": "under construction", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "Under construction with Target and Kohl's remaining open; planned hotel, senior living, apartments, and entertainment.", "narrative": "Pembroke Square is a mixed-use retail development located in Virginia Beach, Virginia, United States. It was opened in March 1966 as Pembroke Mall the first shopping mall in the Hampton Roads metro area. It comprised more than 48 stores, including anchor stores Target, Kohl's, Nordstrom Rack, The Fresh Market, and DraftCade.", "narrative_license": "CC BY-SA 4.0", "narrative_source": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": "The new development, scheduled to be completed in 2024, will include a hotel, senior living, and apartments.", "wikidata_qid": "Q7161962", "wikipedia": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "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": "51810", "opp_score": 5.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $1,649", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/malls/va/virginia-beach-pembroke-square/", "events": [{"year": 1965, "date": null, "kind": "note", "detail": "Construction began", "source_id": 3644}, {"year": 1966, "date": null, "kind": "opened", "detail": "Opened (Wikidata)", "source_id": null}, {"year": 1966, "date": null, "kind": "note", "detail": "Opened as Pembroke Mall", "source_id": 3645}, {"year": 1981, "date": null, "kind": "note", "detail": "Expansion added Rices Nachmans as third anchor", "source_id": 3646}, {"year": 1990, "date": null, "kind": "note", "detail": "Miller & Rhoads closed", "source_id": 3647}, {"year": 2002, "date": null, "kind": "note", "detail": "Dillard's closed", "source_id": 3648}, {"year": 2003, "date": null, "kind": "note", "detail": "Mall-wide redevelopment began", "source_id": 3649}, {"year": 2006, "date": null, "kind": "note", "detail": "Northern wing demolished", "source_id": 3650}, {"year": 2018, "date": null, "kind": "note", "detail": "Sears closing announced", "source_id": 3651}, {"year": 2021, "date": null, "kind": "note", "detail": "Redevelopment announced, tenants to vacate", "source_id": 3652}, {"year": 2022, "date": null, "kind": "note", "detail": "Renamed Pembroke Square", "source_id": 3653}], "sources": [{"id": 678, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Wikipedia: Pembroke Square (Virginia)", "publisher": "Wikipedia", "date": "2026-02-12", "quote": null, "kind": "wikipedia", "license": "CC BY-SA 4.0", "retrieved": "2026-10-18"}, {"id": 3640, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Quoted support for year_closed", "publisher": null, "date": null, "quote": "In December 2021, the mall announced that the 48 remaining tenants must vacate by the end of January 2022, as part of a $200 million redevelopment deal.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3641, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Quoted support for after_notes", "publisher": null, "date": null, "quote": "The new development, scheduled to be completed in 2024, will include a hotel, senior living, and apartments. Target and Kohl's currently remain open during construction.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3642, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Quoted support for status", "publisher": null, "date": null, "quote": "Target and Kohl's currently remain open during construction.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3643, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Quoted support for strategy", "publisher": null, "date": null, "quote": "In 2003, the mall's management embarked on a mall-wide redevelopment.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3644, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "Construction began on the mall in March 1965.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3645, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "It was opened in March 1966 as Pembroke Mall the first shopping mall in the Hampton Roads metro area.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3646, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "A 1981 expansion added local department store Rices Nachmans as a third anchor store.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3647, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "Miller & Rhoads closed its location at Pembroke Mall in 1990", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3648, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "followed by Dillard's in 2002.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3649, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2003, the mall's management embarked on a mall-wide redevelopment.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3650, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2006, most of the mall's northern wing (including the former Dillard's) was demolished.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3651, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "On June 28, 2018, it was announced that Sears would be closing as part of a plan to close 78 stores nationwide.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3652, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "In December 2021, the mall announced that the 48 remaining tenants must vacate by the end of January 2022, as part of a $200 million redevelopment deal.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}, {"id": 3653, "site_id": "m-713579e2ff", "url": "https://en.wikipedia.org/wiki/Pembroke_Square_(Virginia)", "title": "Timeline", "publisher": null, "date": null, "quote": "In July 2022, it was announced that the center would be renamed Pembroke Square, due to the redevelopment of the mall.", "kind": "wikipedia", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Opened in 1966 as Pembroke Mall, the first shopping center in Hampton Roads, the site added a third anchor in 1981 but lost Miller & Rhoads (1990), Dillard's (2002) and Sears (announced 2018). A redevelopment announced in 2021 renamed it Pembroke Square and is now under construction with Target and Kohl's remaining open while new hotel, senior living, apartments and entertainment are being built.", "why": "The primary causes visible in the record are the sequential loss of major anchor tenants and the owner's decision to pursue a mixed‑use redevelopment strategy.", "where_it_stands": "The site is currently under construction as part of an approved redevelopment plan; the record does not specify the controlling owner or developer.", "for_a_planner": ["Redevelopment strategy already in play: approved, under construction with housing, hotel, senior living and entertainment components.", "Median rent in the tract is $1,649, indicating rental market strength supporting the housing component.", "Open questions include the exact completion timeline (targeted 2024) and how the remaining anchors (Target, Kohl's) will be integrated into the new mixed‑use layout."], "for_a_developer": ["Site size and exact ownership are not provided in the record.", "Entitlement stage: plans are approved and construction is underway, indicating full entitlements for the proposed uses.", "Context‑layer constraints (flood risk, transit access, environmental conditions) and detailed tract‑level market data are absent from the record."], "risks_and_unknowns": ["Owner/developer identity and control structure are not stated in the record.", "Exact parcel acreage and building footprint are missing.", "Floodplain, stormwater, and other environmental constraints are not described.", "Transit proximity and accessibility details are absent.", "The record is marked as “draft” verified status, so some facts (e.g., opp_score, opp_reasons) may be model‑extracted and unreviewed."], "data_quality": "partial", "one_line": "Pembroke Mall opened 1966, lost anchors, redeveloped since 2021 into hotel, housing, entertainment; under construction with Target and Kohl's remaining.", "model": "nvidia/nemotron-3-super-120b-a12b", "machine": "NVIDIA API via Hermes CT", "record_sha1": "c227502b05ef"}, "cluster": {"within_10km": [{"id": "m-9ee025dc38", "name": "Military Circle Mall", "city": "Norfolk", "status": "closed", "km": 6.4}, {"id": "n-448b08943b", "name": "KempsRiver Crossing Shopping Center", "city": "Virginia Beach", "status": "approved", "km": 6.5}], "count_10km": 2, "count_25km": 10}, "edgar": {"query": "Pembroke Square", "city": "Virginia Beach", "total": 40, "name_only_total": 1, "common_name": false, "sampled": 40, "latest": "2026-09-16", "earliest": "2011-12-22", "cmbs": [], "public": [{"name": "AH Realty Trust, Inc.  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