{
 "id": "n-94abc790d6",
 "slug": "virginia-beach-former-signature-at-west-neck-golf-course",
 "type": "golf-course",
 "name": "Former Signature at West Neck Golf Course",
 "aka": [],
 "city": "Virginia Beach",
 "county": "Virginia Beach city",
 "state": "VA",
 "country": "US",
 "census_division": 5,
 "lat": 36.84966,
 "lon": -75.97608,
 "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 wtkr.com, model-extracted, unreviewed: The former Signature at West Neck Golf Course, which closed in 2019, is proposed to be redeveloped with 143 homes and a restored nine-hole golf course.",
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [
  "housing",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": null,
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": null,
 "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": "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,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-mall-cluster",
   "name": "3+ other atlas sites within 10 km",
   "grp": "place",
   "evidence": "4 within 10 km",
   "origin": "computed"
  },
  {
   "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": "",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "sources": [
  {
   "id": 7251,
   "site_id": "n-94abc790d6",
   "url": "https://www.wtkr.com/news/in-the-community/virginia-beach/developer-returns-with-revised-proposal-for-former-west-neck-golf-course",
   "title": "Developer returns with revised proposal for former West Neck Golf ...",
   "publisher": "wtkr.com",
   "date": null,
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of a former golf course into housing and retail in Virginia Beach. Status is 'proposed' with no active construction yet. Housing market data shows median rent $1,649 (ZORI) and ZHVI $424,664 (2026-09 projection).",
   "why": "Housing demand validated by ZORI ($2,098 median rent) and 2024 permits for 319 single-unit and 347 multi-unit housing. Clustered with 3 other proposed projects (Bow Creek Park, Recreation Center, Virginia Beach National) within 0.0 km. Traffic: 19,473 ADT on principal arterial (4 lanes).",
   "where_it_stands": "No developer named. No timeline provided. Permits show housing construction activity (2023\u20132024), but site itself remains proposed. Peer projects (e.g., Virginia Beach National) share same strategy and score 6.5/10.",
   "for_a_planner": [
    "Clustered with 3 other proposed projects (all 'proposed' status) within 10km.",
    "Traffic volume (19,473 ADT) supports retail/housing access.",
    "Housing market data aligns with proposed use (ZORI $2,098)."
   ],
   "for_a_developer": [
    "Housing permits active (2023\u20132024), but site status is still 'proposed'.",
    "No developer or timeline in record.",
    "Peer projects (score 6.5) are identical in strategy and location but not yet built."
   ],
   "risks_and_unknowns": [
    "No developer or timeline specified.",
    "No details on retail component (only housing in permits).",
    "Status 'proposed' with no construction start date."
   ],
   "data_quality": "good",
   "one_line": "Proposed golf course redevelopment into housing/retail; housing market validated, clustered with 3 other proposed projects, no developer or timeline in record.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "d5652ed3d5a3"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-9fa1039d5a",
     "name": "Bow Creek Stormwater Park",
     "city": "Virginia Beach",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "n-b8375e3afc",
     "name": "Bow Creek Recreation Center",
     "city": "Virginia Beach",
     "status": "under construction",
     "km": 0.0
    },
    {
     "id": "n-b9102b2352",
     "name": "Signature at West Neck golf course",
     "city": "Virginia Beach",
     "status": "proposed",
     "km": 0.0
    },
    {
     "id": "n-f39b9f0e3c",
     "name": "Virginia Beach National",
     "city": "Virginia Beach",
     "status": "proposed",
     "km": 0.0
    }
   ],
   "count_10km": 4,
   "count_25km": 8
  },
  "elevation": {
   "elevation_ft": 16.0,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "51810044004",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 0,
   "lapop1share": 0.0,
   "poverty_rate": 18.655967903711097,
   "snap_households": 70.0,
   "pop2010": 2069.0,
   "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": "51810044004",
   "jobs": 3036,
   "retail_jobs": 480,
   "food_accommodation_jobs": 1786,
   "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": "23451",
   "month": "202609",
   "median_listing_price": 739225,
   "median_listing_price_yy": 0.0713,
   "active_listing_count": 225,
   "median_days_on_market": 54,
   "price_reduced_share": 0.2445,
   "pending_ratio": 0.0045,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "51810044004",
   "kfr_p25": 0.3924,
   "jail_p25": 0.0051,
   "kids_count": 269.4228,
   "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-b9102b2352",
     "name": "Signature at West Neck golf course",
     "city": "Virginia Beach",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop, reinhabit",
      "also in VA",
      "0 km away"
     ]
    },
    {
     "id": "n-f39b9f0e3c",
     "name": "Virginia Beach National",
     "city": "Virginia Beach",
     "state": "VA",
     "score": 6.5,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "0 km away"
     ]
    },
    {
     "id": "m-713579e2ff",
     "name": "Pembroke Square",
     "city": "Virginia Beach",
     "state": "VA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "14 km away"
     ]
    },
    {
     "id": "m-9c11f7c85b",
     "name": "Tower Mall",
     "city": "Portsmouth",
     "state": "VA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in VA",
      "34 km away"
     ]
    },
    {
     "id": "n-a67ea0e970",
     "name": "Hunting Hawk Golf Club",
     "city": null,
     "state": "VA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop",
      "also in VA"
     ]
    },
    {
     "id": "n-915c56e5d3",
     "name": "Reston National Golf Course",
     "city": "Reston",
     "state": "VA",
     "score": 5.0,
     "why": [
      "same strategy: redevelop, reinhabit",
      "also in VA"
     ]
    }
   ],
   "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": 2,
   "schools": [
    "Virginia Beach Middle",
    "W.T. Cooke Elementary"
   ],
   "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": 19473,
   "trucks_aadt": 300,
   "road": "60",
   "class": "principal arterial",
   "lanes": 4,
   "segments_600m": 34,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/va/virginia-beach-former-signature-at-west-neck-golf-course/",
 "photo": null,
 "provenance": {},
 "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=36.84966%2C-75.97608",
   "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=36.84966&p_long=-75.97608&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%2C36.84966%2C-75.97608&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=36.84966%2C-75.97608",
   "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=36.84966%2C-75.97608",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=36.84966~-75.97608&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=36.84966,-75.97608&z=17&q=Former%20Signature%20at%20West%20Neck%20Golf%20Course",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=36.84966&mlon=-75.97608#map=17/36.84966/-75.97608",
   "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=36.84966/lng=-75.97608",
   "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#17/36.84966/-75.97608",
   "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=-75.97608,36.84966&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: \u201cFormer Signature at West Neck Golf Course\u201d",
   "url": "https://news.google.com/search?q=%22Former+Signature+at+West+Neck+Golf+Course%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: \u201cFormer Signature at West Neck Golf Course\u201d",
   "url": "https://www.bing.com/news/search?q=%22Former+Signature+at+West+Neck+Golf+Course%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"
  }
 ]
}