{
 "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,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "record"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-11%",
   "origin": "census-cbp"
  },
  {
   "slug": "policy-lihtc",
   "name": "Affordable housing credits",
   "grp": "policy",
   "evidence": "se property (planned campus) Approved by City of Watertown. affordable housing, senior housing, townhouses, or single-family homes",
   "origin": "record"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "rezone about 16 acres of the old golf course property (planned campus)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "affordable housing, senior housing, townhouses, or single-family homes",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "affordable housing, senior housing, townhouses, or single-family homes Approve",
   "origin": "newtypes-extraction"
  }
 ],
 "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"
  }
 ],
 "parties": [
  {
   "name": "P.J. Simao",
   "kind": "developer",
   "role": "developer",
   "year_from": null,
   "year_to": null
  }
 ],
 "events": [],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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\u2013AM&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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/ny/watertown-ives-hill-country-club/",
 "photo": null,
 "provenance": {
  "after_notes": "newtypes-extraction",
  "developer": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}