{"id": "n-c64e85b5ab", "slug": "montpelier-country-club-road-site", "type": "golf-course", "name": "Country Club Road Site", "aka": [], "city": "Montpelier", "county": "Washington County", "state": "VT", "country": "US", "census_division": 1, "lat": 44.24505, "lon": -72.54563, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "Elk's Club Property", "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 montpelier-vt.org, model-extracted, unreviewed: The former Elk's Club Property golf course site is proposed to be redeveloped into 292 housing units, recreation and community facilities, and conserved open space.", "strategy": ["redevelop"], "new_use": ["civic", "housing", "park"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": "292 units of housing across multi-family buildings and townhouses on approximately 14% of the site, a Recreation and Community Zone to be programmed and designed in a further stage, trails, roads, conserved areas, and more.", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "Some zoning changes are planned for February after the budget process concludes.", "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "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": "50023", "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, "url": "https://retrofitatlas.org/golf-courses/vt/montpelier-country-club-road-site/", "events": [{"year": 2025, "date": null, "kind": "note", "detail": "Request for Proposals (RFP) issued", "source_id": 8345}, {"year": 2026, "date": null, "kind": "note", "detail": "Letter of Intent approved by the City Council", "source_id": 8344}, {"year": 2026, "date": null, "kind": "note", "detail": "Subcommittee recommendation to partner with DEW", "source_id": 8346}], "sources": [{"id": 8343, "site_id": "n-c64e85b5ab", "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm", "title": "Country Club Road Site Property Development - Montpelier-VT.org", "publisher": "montpelier-vt.org", "date": null, "quote": "Country Club Road Site", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8344, "site_id": "n-c64e85b5ab", "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm", "title": "Timeline", "publisher": null, "date": null, "quote": "Letter of Intent Approved by the City Council at their meeting on October 14, 2026.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8345, "site_id": "n-c64e85b5ab", "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm", "title": "Timeline", "publisher": null, "date": null, "quote": "Following the issuance of the Request for Proposals (RFP) in late 2025, the subcommittee has established a timeline to evaluate potential partners and provide a recommendation to the City Council.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8346, "site_id": "n-c64e85b5ab", "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm", "title": "Timeline", "publisher": null, "date": null, "quote": "Click here to read the memo from the CCR Subcommittee on their recommendation to partner with DEW.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of a golf course site (formerly Elk's Club Property) in Montpelier, VT. Plans include 292 housing units (multi-family/townhouses), civic/park elements, and zoning changes pending after February budget process. Housing is already planned in the record.", "why": "Opportunity score is 0.0 because housing is explicitly in the record and the project is 'already in play' (per opp_reasons). Events show 2025 RFP, 2026 approvals, and active construction (2023-2024 permits show 149+ housing units built).", "where_it_stands": "Status: Proposed. Zoning change planned for February. Housing market is active (ZHVI $389,915, +1.2% YoY). Traffic: Principal arterial (2 lanes, 9,321 ADT).", "for_a_planner": ["Zoning change pending", "Housing units already planned (292)", "Peer projects all redeveloping golf courses (e.g., FL, CA, NM)"], "for_a_developer": ["Not a new opportunity (opp_score 0.0)", "Housing market active but project is in motion", "No new housing potential identified (record specifies housing plan)"], "risks_and_unknowns": ["Zoning change timeline unknown", "Recreation Zone programming stage unknown", "No new retail/office plans specified"], "data_quality": "partial", "one_line": "Proposed golf course redevelopment with 292 housing units already planned; not a new opportunity due to existing housing focus and active construction.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "cc450e60289d"}, "elevation": {"elevation_ft": 609.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "50023954700", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 44.0108717224569, "poverty_rate": 15.6962025316456, "median_family_income": 110625.0, "snap_households": 71.0, "pop2010": 1505.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 389915, "month": "2026-09", "change_1y": 0.012, "change_5y": 0.197}, "zori": {"latest": 1690, "month": "2026-09", "change_1y": 0.04, "change_5y": null}, "county_fips": "50023", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "50023954700", "jobs": 804, "retail_jobs": 89, "food_accommodation_jobs": 0, "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": "05602", "month": "202609", "median_listing_price": 461500, "median_listing_price_yy": -0.031, "active_listing_count": 31, "median_days_on_market": 62, "price_reduced_share": 0.1742, "pending_ratio": 0.4262, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "50023954700", "kfr_p25": 0.4883, "jail_p25": 0.0061, "kids_count": 103.8716, "commuting_zone": "Claremont", "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-2f40784505", "name": "Village Golf Club", "city": "Royal Palm Beach", "state": "FL", "score": 4.0, "why": ["same strategy: redevelop"]}, {"id": "n-653bbe363f", "name": "Oak Creek Golf Course", "city": "Irvine", "state": "CA", "score": 4.0, "why": ["same strategy: redevelop"]}, {"id": "n-0f6d8db4b4", "name": "Club Rio Rancho golf course", "city": "Rio Rancho", "state": "NM", "score": 4.0, "why": ["same strategy: redevelop"]}, {"id": "n-94abc790d6", "name": "Former Signature at West Neck Golf Course", "city": "Virginia Beach", "state": "VA", "score": 4.0, "why": ["same strategy: redevelop"]}, {"id": "n-0c3badc250", "name": "Kanata Lakes Golf and Country Club", "city": "Kanata North", "state": null, "score": 4.0, "why": ["same strategy: redevelop"]}, {"id": "n-a9d1db5cf6", "name": "Dauphin Highlands Golf Course", "city": "Harrisburg", "state": "PA", "score": 4.0, "why": ["same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Washington County", "2024": {"units_1": 149, "units_2_4": 24, "units_5plus": 30, "value_total": 67028250}, "2023": {"units_1": 136, "units_2_4": 20, "units_5plus": 0, "value_total": 50083573}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "50023", "year": 2025, "establishments": 303, "employment": 3956, "avg_annual_pay": 43975, "lq_employment": 1.2, "employment_change_1y": -0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 384, "emp": 4222}, "2023": {"estab": 322, "emp": 3993}, "estab_change": -0.161, "emp_change": -0.054, "county_fips": "50023"}, "schools": {"district": "Montpelier Roxbury Unified Union School District", "district_geoid": "5000410", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["U-32 Middle & High School"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "50023", "years": "2016-2025", "events": 87, "by_type": {"Thunderstorm Wind": 58, "Flash Flood": 21, "Flood": 4, "Hail": 4}, "property_damage_usd": 119578000, "deaths_direct": 1, "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": 9321, "trucks_aadt": 706, "road": "2", "class": "principal arterial", "lanes": 2, "segments_600m": 34, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "292 units of housing across multi-family buildings and townhouses on approximately 14% of the site, a Recreation and Community Zone to be programmed and designed in a further stage, trails, roads, con", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "292 units of housing across multi-family buildings and townhouses on approximate", "origin": "newtypes-extraction"}, {"slug": "use-park", "name": "Park and open space", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "Some zoning changes are planned for February after the budget process concludes.", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-16%", "origin": "census-cbp"}, {"slug": "use-civic", "name": "Civic and government", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"status": "newtypes-extraction", "after_notes": "newtypes-extraction", "zoning_change": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}