{
 "id": "n-b9102b2352",
 "slug": "virginia-beach-signature-at-west-neck-golf-course",
 "type": "golf-course",
 "name": "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 (2026-10-07), model-extracted, unreviewed: The former Signature at West Neck golf course, closed about seven years ago, is being redeveloped into a nine-hole golf course, driving range, reused clubhouse, and over 140 homes.",
 "strategy": [
  "redevelop",
  "reinhabit"
 ],
 "new_use": [
  "entertainment",
  "housing",
  "retail"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "The proposed redevelopment, known as \u201cThe Preserve at West Neck,\u201d would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a redesigned nine-hole golf course, clubhouse, and practice facilities.",
 "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": "newtypes-extraction"
  },
  {
   "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": "The proposed redevelopment, known as \u201cThe Preserve at West Neck,\u201d would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a red",
   "origin": "record"
  },
  {
   "slug": "strategy-reinhabit",
   "name": "Reinhabited",
   "grp": "strategy",
   "evidence": "The proposed redevelopment, known as \u201cThe Preserve at West Neck,\u201d would transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a red",
   "origin": "record"
  },
  {
   "slug": "use-entertainment",
   "name": "Entertainment and sports",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "ould transform portions of the former course into a new 55+ residential community featuring approximately 143 homes, along with a r",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 7345,
   "site_id": "n-b9102b2352",
   "url": "https://mrwilliamsburg.com/lawsuit-filed-over-west-neck-redevelopment-virginia-beach/",
   "title": "Lawsuit Filed Over Approved West Neck Redevelopment in Virginia ...",
   "publisher": "mrwilliamsburg.com",
   "date": null,
   "quote": "Signature at West Neck golf course",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7346,
   "site_id": "n-b9102b2352",
   "url": "https://mrwilliamsburg.com/lawsuit-filed-over-west-neck-redevelopment-virginia-beach/",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "the former Signature at West Neck golf course property \u2014 an Arnold Palmer-designed course that closed in 2019 and has sat largely dormant ever since.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 7344,
   "site_id": "n-b9102b2352",
   "url": "https://www.wtkr.com/news/in-the-community/virginia-beach/work-begins-to-transform-the-former-west-neck-golf-course-after-years-of-neglect",
   "title": "Work begins to transform the former West Neck golf course after years of neglect",
   "publisher": "wtkr.com",
   "date": "2026-10-07",
   "quote": null,
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 4324,
   "site_id": "n-b9102b2352",
   "date": null,
   "year": 2019,
   "kind": "note",
   "detail": "golf course closed",
   "share": null,
   "source_id": 7346,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of a closed golf course (closed 2019) into a 55+ residential community with 143 homes, redesigned golf course, clubhouse, and practice facilities. Status: proposed. Permits filed for 319 single-unit and 347 multi-unit residential units in 2024. Housing market context: ZORI rent $2,098 (2026-09), ZHVI $424,664. Nearby context: 4 projects within 10km (all Virginia Beach, 3 under construction/proposed).",
   "why": "Record indicates housing demand (ZORI, permits), but no parcel details or specific deal terms. Status is proposed, not under construction. Golf course closure (2019) is the trigger. No retail/entertainment specifics in after-notes. Housing market data supports residential focus. No planning documents or land parcel data provided in record.",
   "where_it_stands": "Proposed. Permits filed for residential construction (2024), but no evidence of active development. Housing market data aligns with new-use strategy. Nearby projects (4 within 10km) include Bow Creek Park/Center (under construction) and Virginia Beach National (proposed).",
   "for_a_planner": [
    "Status: proposed (not built)",
    "Housing focus confirmed (143 homes)",
    "No retail/entertainment details",
    "Permits show residential momentum",
    "No parcel/deal data available"
   ],
   "for_a_developer": [
    "ZORI $2,098 rent supports 55+ housing",
    "Permits filed for 666 units (2024)",
    "Competitive context: 3 nearby projects",
    "Golf course closure (2019) is documented trigger",
    "No site-specific planning documents in record"
   ],
   "risks_and_unknowns": [
    "No parcel boundaries or ownership details",
    "No timeline for approval/construction",
    "Golf course redesign scope unclear",
    "Entertainment/retail components not specified",
    "Verified status: draft (data incomplete)"
   ],
   "data_quality": "partial",
   "one_line": "Proposed 55+ housing community on closed golf course; permits filed for residential units; housing market context supports strategy; no parcel/deal details in record.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "4cf5f3a9547e"
  },
  "cluster": {
   "within_10km": [
    {
     "id": "n-94abc790d6",
     "name": "Former Signature at West Neck Golf Course",
     "city": "Virginia Beach",
     "status": "proposed",
     "km": 0.0
    },
    {
     "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-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-94abc790d6",
     "name": "Former 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-signature-at-west-neck-golf-course/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction"
 }
}