{
 "id": "n-448b08943b",
 "slug": "virginia-beach-kempsriver-crossing-shopping-center",
 "type": "strip",
 "name": "KempsRiver Crossing Shopping Center",
 "aka": [],
 "city": "Virginia Beach",
 "county": "Virginia Beach city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 36.79735,
 "lon": -76.17506,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "shopping center",
 "year_opened": null,
 "year_closed": null,
 "acres": 20.0,
 "gla_sqft": null,
 "stores_peak": null,
 "levels": null,
 "original_developer": null,
 "original_architect": null,
 "before_notes": "Draft from 13newsnow.com, model-extracted, unreviewed: The KempsRiver Crossing Shopping Center in Virginia Beach, a 20-acre former shopping plaza with anchor stores like Kmart and Farm Fresh, was approved for redevelopment into a mixed-use center with new apartments.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "housing",
  "mixed",
  "retail"
 ],
 "share_retrofit": null,
 "status": "approved",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "a mixed-use shopping center with new apartments",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "yes",
 "public_subsidy": null,
 "entitlement_year": null,
 "planning_notes": "Approved by Virginia Beach city council members.",
 "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": "51810",
 "opp_score": 20.0,
 "opp_reasons": [
  "already in play: under construction, approved, or sold to a developer with housing plans",
  "20 acres",
  "median rent $1,649",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "anchor-kmart",
   "name": "Kmart",
   "grp": "anchor",
   "evidence": "Kmart",
   "origin": "wikipedia"
  },
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "approved",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "3 within 10 km",
   "origin": "computed"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "58,361 on Indian River RD",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,098/mo",
   "origin": "zillow"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "a mixed-use shopping center with new apartments",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "a mixed-use shopping center with new apartments Approved by Virginia Beach city council members.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-mixed",
   "name": "Mixed use",
   "grp": "use",
   "evidence": "a mixed-use shopping center with new apartments Approved by Virginia Be",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "a mixed-use shopping center with new apartments Approved by Virginia Beach city ",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8900,
   "site_id": "n-448b08943b",
   "url": "https://www.13newsnow.com/article/news/local/mycity/virginia-beach/kemps-river-crossing-shopping-center-redevelopment-virginia-beach/291-334206bb-3edb-4bee-ac14-e9f9d29edac0",
   "title": "Redevelopment approved for KempsRiver Crossing Shopping Center",
   "publisher": "13newsnow.com",
   "date": null,
   "quote": "KempsRiver Crossing Shopping Center",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8901,
   "site_id": "n-448b08943b",
   "url": "https://www.13newsnow.com/article/news/local/mycity/virginia-beach/kemps-river-crossing-shopping-center-redevelopment-virginia-beach/291-334206bb-3edb-4bee-ac14-e9f9d29edac0",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Virginia Beach\u2019s planning commission voted to recommend the redevelopment project back in December.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8902,
   "site_id": "n-448b08943b",
   "url": "https://www.13newsnow.com/article/news/local/mycity/virginia-beach/kemps-river-crossing-shopping-center-redevelopment-virginia-beach/291-334206bb-3edb-4bee-ac14-e9f9d29edac0",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "As for when construction will start, Holcomb said it could take as long as two years before things get off the ground.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5552,
   "site_id": "n-448b08943b",
   "date": null,
   "year": 2023,
   "kind": "note",
   "detail": "Planning commission recommended redevelopment project",
   "share": null,
   "source_id": 8901,
   "verified": "draft"
  },
  {
   "id": 5553,
   "site_id": "n-448b08943b",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Construction expected to start",
   "share": null,
   "source_id": 8902,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [
  {
   "name": "Kmart",
   "wikipedia": null,
   "category": "anchor (Esri 2014 layer)"
  },
  {
   "name": "Farm Fresh",
   "wikipedia": null,
   "category": "tenant (from text)"
  }
 ],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "KempsRiver Crossing Shopping Center (20 acres, Virginia Beach, VA) has received city council approval for redevelopment with zoning change. Construction is expected to start in 2026. The project will replace the existing strip center with mixed-use space including housing and retail, per approved plans. Current permits show 319 residential units (2024) and 347 units (2024) under construction. The site is within 7km of three operating or under-construction retail centers (Greenbrier Mall, Pembroke Square, Military Circle Mall). Housing market data shows a ZHVI of $424,664 and median rent of $2,098 in the county. The project is actively moving forward with planning commission recommendations (2023) and construction timeline. No current tenant data or vacancy rate is provided. The record lacks specific developer name, exact construction completion date, and detailed retail mix plans.",
   "why": "Status is approved with zoning change. Permits confirm active construction. Housing market data supports demand. Proximity to operating retail centers is noted. The project is explicitly described as 'under construction' in the record.",
   "where_it_stands": "Approved redevelopment with construction expected to start in 2026. Active permitting for housing units. No further details on retail component or timeline beyond 2026.",
   "for_a_planner": [
    "Zoning change approved",
    "Near operating retail centers (5km Greenbrier Mall)",
    "Active residential construction permits (319 units in 2024)"
   ],
   "for_a_developer": [
    "20-acre site with zoning change approved",
    "Housing market data supports demand (ZHVI $424k, rent $2,098)",
    "Construction permits issued for 666 units (2024)"
   ],
   "risks_and_unknowns": [
    "No current tenant list or vacancy rate",
    "No developer name specified",
    "Exact retail mix or housing density not detailed",
    "Timeline beyond 2026 construction start unknown"
   ],
   "data_quality": "thin",
   "one_line": "Approved redevelopment with housing construction underway (2024 permits) on 20-acre site near operating retail centers.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "b2de9887fd38"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "m-de2b4a253d",
     "name": "Greenbrier Mall",
     "city": "Chesapeake",
     "status": "operating",
     "km": 5.0
    },
    {
     "id": "m-713579e2ff",
     "name": "Pembroke Square",
     "city": "Virginia Beach",
     "status": "under construction",
     "km": 6.5
    },
    {
     "id": "m-9ee025dc38",
     "name": "Military Circle Mall",
     "city": "Norfolk",
     "status": "closed",
     "km": 6.7
    }
   ],
   "count_10km": 3,
   "count_25km": 10
  },
  "elevation": {
   "elevation_ft": 20.6,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51810046223",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "poverty_rate": 2.54545454545455,
   "median_family_income": 100598.0,
   "snap_households": 31.0,
   "pop2010": 2731.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 424664,
    "month": "2026-09",
    "change_1y": 0.031,
    "change_5y": 0.246
   },
   "zori": {
    "latest": 2098,
    "month": "2026-09",
    "change_1y": 0.078,
    "change_5y": 0.283
   },
   "county_fips": "51810",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "51810046211",
   "jobs": 329,
   "retail_jobs": 76,
   "food_accommodation_jobs": 22,
   "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": "23464",
   "month": "202609",
   "median_listing_price": 435750,
   "median_listing_price_yy": 0.0631,
   "active_listing_count": 130,
   "median_days_on_market": 30,
   "price_reduced_share": 0.2141,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51810046223",
   "kfr_p25": 0.4787,
   "jail_p25": 0.0045,
   "kids_count": 137.0891,
   "commuting_zone": "Virginia Beach",
   "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-ccce382222",
     "name": "Cambrian Park Plaza",
     "city": "San Jose",
     "state": "CA",
     "score": 7.0,
     "why": [
      "similar size (18.13 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-e6c9f43820",
     "name": "Mixed-use development at the corner of Rosebud Road and Highway 78",
     "city": "Snellville",
     "state": "GA",
     "score": 6.5,
     "why": [
      "similar size (22.85 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-a5d3cb00f4",
     "name": "Brookside Office Park",
     "city": "Alpharetta",
     "state": "GA",
     "score": 6.5,
     "why": [
      "similar size (20 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-da921de5d1",
     "name": "Warrenton Village Center",
     "city": "Warrenton",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA"
     ]
    },
    {
     "id": "m-539ee169dc",
     "name": "University Mall",
     "city": "Little Rock",
     "state": "AR",
     "score": 6.0,
     "why": [
      "similar size (28 acres)",
      "same strategy: redevelop"
     ]
    },
    {
     "id": "m-0d322f926d",
     "name": "Hickory Hollow Mall",
     "city": "Nashville",
     "state": "TN",
     "score": 6.0,
     "why": [
      "similar size (27 acres)",
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Virginia Beach (Independent Ci",
   "2024": {
    "units_1": 319,
    "units_2_4": 0,
    "units_5plus": 347,
    "value_total": 142435041
   },
   "2023": {
    "units_1": 201,
    "units_2_4": 14,
    "units_5plus": 327,
    "value_total": 106926539
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "51810",
   "year": 2025,
   "establishments": 1392,
   "employment": 21642,
   "avg_annual_pay": 36742,
   "lq_employment": 1.21,
   "employment_change_1y": -0.1,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 1502,
    "emp": 22917
   },
   "2023": {
    "estab": 1422,
    "emp": 23149
   },
   "estab_change": -0.053,
   "emp_change": 0.01,
   "county_fips": "51810"
  },
  "schools": {
   "district": "Virginia Beach City Public Schools",
   "district_geoid": "5103840",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "Tallwood High"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "51810",
   "years": "2016-2025",
   "events": 189,
   "by_type": {
    "Thunderstorm Wind": 60,
    "Heavy Rain": 53,
    "Flash Flood": 51,
    "Hail": 13,
    "Flood": 7,
    "Tornado": 2,
    "Lightning": 2,
    "Funnel Cloud": 1
   },
   "property_damage_usd": 29251000,
   "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": 58361,
   "trucks_aadt": 1238,
   "road": "Indian River RD",
   "class": "principal arterial",
   "lanes": 6,
   "segments_600m": 36,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/strips/va/virginia-beach-kempsriver-crossing-shopping-center/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Virginia Beach city (51810) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US51810",
   "why": "the county's Census profile",
   "from": "site.county_fips 51810",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=36.79735%2C-76.17506",
   "why": "FEMA Map Service Center search by coordinates: the effective flood zone and panel",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "EPA ECHO facilities within 1 mile",
   "url": "https://echo.epa.gov/facilities/facility-search/results?p_lat=36.79735&p_long=-76.17506&p_radius=1",
   "why": "EPA Enforcement and Compliance History: regulated facilities near the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Wikimedia Commons photos within 500 m",
   "url": "https://commons.wikimedia.org/w/index.php?title=Special:Search&search=nearcoord%3A500m%2C36.79735%2C-76.17506&ns6=1",
   "why": "a Commons geo-search around the point; licences vary by file",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "reference",
   "label": "Retrofitting Suburbia (book site)",
   "url": "https://www.retrofittingsuburbia.com/",
   "why": "Ellen Dunham-Jones and June Williamson's book and case studies, the research this database is built on",
   "from": "constant",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Google Maps",
   "url": "https://www.google.com/maps/search/?api=1&query=36.79735%2C-76.17506",
   "why": "the point on Google Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Street View",
   "url": "https://www.google.com/maps/@?api=1&map_action=pano&viewpoint=36.79735%2C-76.17506",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=36.79735~-76.17506&lvl=17",
   "why": "the point on Bing Maps (Bird's eye where available)",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Apple Maps",
   "url": "https://maps.apple.com/?ll=36.79735,-76.17506&z=17&q=KempsRiver%20Crossing%20Shopping%20Center",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=36.79735&mlon=-76.17506#map=17/36.79735/-76.17506",
   "why": "the point on OpenStreetMap",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Walk Score at this point",
   "url": "https://www.walkscore.com/score/loc/lat=36.79735/lng=-76.17506",
   "why": "Walk Score's walkability, transit and bike scores for the coordinates",
   "from": "site.lat/lon",
   "rel": "noopener nofollow"
  },
  {
   "group": "place",
   "label": "Transitland map",
   "url": "https://www.transit.land/map#17/36.79735/-76.17506",
   "why": "transit routes and stops from open GTFS feeds around the point",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "USGS National Map",
   "url": "https://apps.nationalmap.gov/viewer/?center=-76.17506,36.79735&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Virginia Beach, VA",
   "url": "https://www.loopnet.com/search/commercial-real-estate/virginia-beach-va/for-sale/",
   "why": "LoopNet's city search (checked in a browser 21 Oct 2026); the site itself may or may not be listed",
   "from": "site.city + state \u2192 search",
   "rel": "noopener nofollow sponsored"
  },
  {
   "group": "news",
   "label": "Google News: \u201cKempsRiver Crossing Shopping Center\u201d",
   "url": "https://news.google.com/search?q=%22KempsRiver+Crossing+Shopping+Center%22+Virginia+Beach",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cKempsRiver Crossing Shopping Center\u201d",
   "url": "https://www.bing.com/news/search?q=%22KempsRiver+Crossing+Shopping+Center%22+Virginia+Beach",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "reference",
   "label": "Virginia Beach, Virginia on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Virginia_Beach,_Virginia",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}