{"id": "n-d86dd3ffe9", "slug": "watertown-ives-hill-country-club", "type": "golf-course", "name": "Ives Hill Country Club", "aka": [], "city": "Watertown", "county": "Jefferson County", "state": "NY", "country": "US", "census_division": 2, "lat": 43.97478, "lon": -75.91076, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "golf course", "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 wwnytv.com, model-extracted, unreviewed: The former Ives Hill Country Club golf course is proposed to be redeveloped into housing.", "strategy": ["redevelop"], "new_use": ["housing"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "P.J. Simao", "architect": null, "after_notes": "affordable housing, senior housing, townhouses, or single-family homes", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "rezone about 16 acres of the old golf course property (planned campus)", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by City of Watertown.", "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": "36045", "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/ny/watertown-ives-hill-country-club/", "events": [], "sources": [{"id": 8721, "site_id": "n-d86dd3ffe9", "url": "https://www.wwnytv.com/2026/10/15/developer-seeks-rezoning-former-ives-hill-golf-course-land/", "title": "Developer seeks rezoning for former Ives Hill golf course land - WWNY", "publisher": "wwnytv.com", "date": null, "quote": "Ives Hill Country Club", "kind": "news", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "P.J. Simao", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Ives Hill Country Club (golf course) in Watertown, NY, is proposed for redevelopment to housing (affordable, senior, townhouses, or single-family homes).", "why": "Zoning change approved for 16 acres of the property (planned campus), per City of Watertown approval. Developer P.J. Simao is involved.", "where_it_stands": "Status: proposed. Planning notes state 'Approved by City of Watertown,' but record lacks timeline for construction start or final approval.", "for_a_planner": ["Local housing market shows strong demand (ZHVI $234k, +6% YoY growth).", "Peer projects in NY (e.g., Sugar Hill Golf Course) share similar redevelopment strategy.", "Permits show active housing construction (191 units in 2023, 191 in 2024) in Jefferson County."], "for_a_developer": ["No timeline or project scale details beyond 16-acre rezoning.", "No mention of financing, partnership, or specific housing mix.", "Traffic data shows COFFEEN ST (principal arterial) with 13,390 ADT; no site access details."], "risks_and_unknowns": ["Status conflict: 'proposed' vs. 'approved' in planning notes.", "No details on community feedback, environmental review, or cost estimates.", "Record lacks project name, target occupancy, or affordability metrics."], "data_quality": "partial", "one_line": "Proposed 16-acre housing redevelopment on former golf course; zoning approved but no timeline; active housing construction in county.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "9055697747d5"}, "cluster": {"within_10km": [{"id": "n-e0c2ae8477", "name": "F. W. Woolworth Building", "city": "Watertown", "status": "built", "km": 0.0}], "count_10km": 1, "count_25km": 1}, "elevation": {"elevation_ft": 466.4, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "36045062100", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 28.857770455793503, "median_family_income": 43306.0, "snap_households": 782.0, "pop2010": 4695.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 234099, "month": "2026-09", "change_1y": 0.06, "change_5y": 0.311}, "zori": {"latest": 1496, "month": "2026-09", "change_1y": 0.075, "change_5y": null}, "county_fips": "36045", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "36045062100", "jobs": 4459, "retail_jobs": 430, "food_accommodation_jobs": 354, "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": "13601", "month": "202609", "median_listing_price": 199900, "median_listing_price_yy": -0.1652, "active_listing_count": 146, "median_days_on_market": 59, "price_reduced_share": 0.1461, "pending_ratio": 0.5479, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "36045062100", "kfr_p25": 0.3835, "jail_p25": 0.0178, "kids_count": 682.6775, "commuting_zone": "Watertown", "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-28b62835ef", "name": "Sugar Hill Golf Course", "city": "Portland", "state": "NY", "score": 5.0, "why": ["same strategy: redevelop", "also in NY"]}, {"id": "n-2ed4876441", "name": "J. N. Adam–AM&A Historic District", "city": "Buffalo", "state": "NY", "score": 4.5, "why": ["same strategy: redevelop", "also in NY"]}, {"id": "n-fd75d3ba74", "name": "Former Walmart store", "city": "Riverhead", "state": "NY", "score": 4.5, "why": ["same strategy: redevelop", "also in NY"]}, {"id": "n-d5e94412ed", "name": "Former Kmart", "city": "Riverhead", "state": "NY", "score": 4.5, "why": ["same strategy: redevelop", "also in NY"]}, {"id": "n-a07a4233fa", "name": "Hauppauge Industrial Park", "city": "Hauppauge", "state": "NY", "score": 4.5, "why": ["same strategy: redevelop", "also in NY"]}, {"id": "n-4f6cdedcbb", "name": "Red Hook Grain Terminal", "city": "Brooklyn", "state": "NY", "score": 4.5, "why": ["same strategy: redevelop", "also in NY"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Jefferson County", "2024": {"units_1": 191, "units_2_4": 0, "units_5plus": 0, "value_total": 34278428}, "2023": {"units_1": 194, "units_2_4": 0, "units_5plus": 0, "value_total": 31559546}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "36045", "year": 2025, "establishments": 386, "employment": 5588, "avg_annual_pay": 38461, "lq_employment": 1.39, "employment_change_1y": -1.5, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 475, "emp": 6831}, "2023": {"estab": 422, "emp": 6096}, "estab_change": -0.112, "emp_change": -0.108, "county_fips": "36045"}, "schools": {"district": "Watertown City School District", "district_geoid": "3630120", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 3, "schools": ["KNICKERBOCKER SCHOOL", "SHERMAN SCHOOL", "NORTH ELEMENTARY SCHOOL"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "36045", "years": "2016-2025", "events": 145, "by_type": {"Thunderstorm Wind": 125, "Flood": 9, "Hail": 5, "Lightning": 2, "Flash Flood": 2, "Tornado": 1, "Heavy Rain": 1}, "property_damage_usd": 3764000, "deaths_direct": 0, "injuries_direct": 2, "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": 13390, "trucks_aadt": 447, "road": "COFFEEN ST", "class": "principal arterial", "lanes": null, "segments_600m": 21, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "affordable housing, senior housing, townhouses, or single-family homes", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "affordable housing, senior housing, townhouses, or single-family homes Approve", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "rezone about 16 acres of the old golf course property (planned campus)", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-11%", "origin": "census-cbp"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "record"}, {"slug": "policy-lihtc", "name": "Affordable housing credits", "group_": "policy", "evidence": "se property (planned campus) Approved by City of Watertown. affordable housing, senior housing, townhouses, or single-family homes", "origin": "record"}], "details": {}, "photos": [], "provenance": {"after_notes": "newtypes-extraction", "developer": "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\": …}"}}