{
 "id": "n-c64e85b5ab",
 "slug": "montpelier-country-club-road-site",
 "type": "golf-course",
 "name": "Country Club Road Site",
 "aka": [],
 "city": "Montpelier",
 "county": "Washington County",
 "state": "VT",
 "country": "US",
 "census_division": 1,
 "lat": 44.24505,
 "lon": -72.54563,
 "geocode_method": "census-address",
 "address": null,
 "metro": null,
 "original_use": "Elk's Club Property",
 "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 montpelier-vt.org, model-extracted, unreviewed: The former Elk's Club Property golf course site is proposed to be redeveloped into 292 housing units, recreation and community facilities, and conserved open space.",
 "strategy": [
  "redevelop"
 ],
 "new_use": [
  "civic",
  "housing",
  "park"
 ],
 "share_retrofit": null,
 "status": "proposed",
 "year_retrofit": null,
 "developer": null,
 "architect": null,
 "after_notes": "292 units of housing across multi-family buildings and townhouses on approximately 14% of the site, a Recreation and Community Zone to be programmed and designed in a further stage, trails, roads, conserved areas, and more.",
 "narrative": null,
 "narrative_license": null,
 "narrative_source": null,
 "zoning_change": "Some zoning changes are planned for February after the budget process concludes.",
 "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": "50023",
 "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": "newtypes-extraction"
  },
  {
   "slug": "place-retail-shrinking-county",
   "name": "County lost 10%+ of retail establishments since 2012",
   "grp": "place",
   "evidence": "-16%",
   "origin": "census-cbp"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "Some zoning changes are planned for February after the budget process concludes.",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "292 units of housing across multi-family buildings and townhouses on approximately 14% of the site, a Recreation and Community Zone to be programmed and designed in a further stage, trails, roads, con",
   "origin": "record"
  },
  {
   "slug": "use-civic",
   "name": "Civic and government",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "292 units of housing across multi-family buildings and townhouses on approximate",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "use-park",
   "name": "Park and open space",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "newtypes-extraction"
  }
 ],
 "sources": [
  {
   "id": 8343,
   "site_id": "n-c64e85b5ab",
   "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm",
   "title": "Country Club Road Site Property Development - Montpelier-VT.org",
   "publisher": "montpelier-vt.org",
   "date": null,
   "quote": "Country Club Road Site",
   "kind": "news",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8344,
   "site_id": "n-c64e85b5ab",
   "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Letter of Intent Approved by the City Council at their meeting on October 14, 2026.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8345,
   "site_id": "n-c64e85b5ab",
   "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Following the issuance of the Request for Proposals (RFP) in late 2025, the subcommittee has established a timeline to evaluate potential partners and provide a recommendation to the City Council.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  },
  {
   "id": 8346,
   "site_id": "n-c64e85b5ab",
   "url": "https://www.montpelier-vt.org/1296/Country-Club-Road-Site-Property-Developm",
   "title": "Timeline",
   "publisher": null,
   "date": null,
   "quote": "Click here to read the memo from the CCR Subcommittee on their recommendation to partner with DEW.",
   "kind": "quote",
   "license": null,
   "retrieved": "2026-10-18"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5098,
   "site_id": "n-c64e85b5ab",
   "date": null,
   "year": 2025,
   "kind": "note",
   "detail": "Request for Proposals (RFP) issued",
   "share": null,
   "source_id": 8345,
   "verified": "draft"
  },
  {
   "id": 5097,
   "site_id": "n-c64e85b5ab",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Letter of Intent approved by the City Council",
   "share": null,
   "source_id": 8344,
   "verified": "draft"
  },
  {
   "id": 5099,
   "site_id": "n-c64e85b5ab",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Subcommittee recommendation to partner with DEW",
   "share": null,
   "source_id": 8346,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "assessment": {
   "what_happened": "Proposed redevelopment of a golf course site (formerly Elk's Club Property) in Montpelier, VT. Plans include 292 housing units (multi-family/townhouses), civic/park elements, and zoning changes pending after February budget process. Housing is already planned in the record.",
   "why": "Opportunity score is 0.0 because housing is explicitly in the record and the project is 'already in play' (per opp_reasons). Events show 2025 RFP, 2026 approvals, and active construction (2023-2024 permits show 149+ housing units built).",
   "where_it_stands": "Status: Proposed. Zoning change planned for February. Housing market is active (ZHVI $389,915, +1.2% YoY). Traffic: Principal arterial (2 lanes, 9,321 ADT).",
   "for_a_planner": [
    "Zoning change pending",
    "Housing units already planned (292)",
    "Peer projects all redeveloping golf courses (e.g., FL, CA, NM)"
   ],
   "for_a_developer": [
    "Not a new opportunity (opp_score 0.0)",
    "Housing market active but project is in motion",
    "No new housing potential identified (record specifies housing plan)"
   ],
   "risks_and_unknowns": [
    "Zoning change timeline unknown",
    "Recreation Zone programming stage unknown",
    "No new retail/office plans specified"
   ],
   "data_quality": "partial",
   "one_line": "Proposed golf course redevelopment with 292 housing units already planned; not a new opportunity due to existing housing focus and active construction.",
   "model": "qwen3-30b-a3b-64k:latest",
   "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)",
   "record_sha1": "cc450e60289d"
  },
  "elevation": {
   "elevation_ft": 609.7,
   "resolution": 1,
   "source": "USGS EPQS (3DEP)",
   "retrieved": "2026-10-20"
  },
  "food_access": {
   "tract10": "50023954700",
   "urban": 1,
   "lila_1_10": 0,
   "low_access_1mi": 1,
   "lapop1share": 44.0108717224569,
   "poverty_rate": 15.6962025316456,
   "median_family_income": 110625.0,
   "snap_households": 71.0,
   "pop2010": 1505.0,
   "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)",
   "retrieved": "2026-10-20"
  },
  "housing_market": {
   "zhvi": {
    "latest": 389915,
    "month": "2026-09",
    "change_1y": 0.012,
    "change_5y": 0.197
   },
   "zori": {
    "latest": 1690,
    "month": "2026-09",
    "change_1y": 0.04,
    "change_5y": null
   },
   "county_fips": "50023",
   "source": "Zillow Research (ZHVI, ZORI)"
  },
  "jobs_lodes": {
   "tract20": "50023954700",
   "jobs": 804,
   "retail_jobs": 89,
   "food_accommodation_jobs": 0,
   "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": "05602",
   "month": "202609",
   "median_listing_price": 461500,
   "median_listing_price_yy": -0.031,
   "active_listing_count": 31,
   "median_days_on_market": 62,
   "price_reduced_share": 0.1742,
   "pending_ratio": 0.4262,
   "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)",
   "retrieved": "2026-10-20"
  },
  "opportunity": {
   "tract10": "50023954700",
   "kfr_p25": 0.4883,
   "jail_p25": 0.0061,
   "kids_count": 103.8716,
   "commuting_zone": "Claremont",
   "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-2f40784505",
     "name": "Village Golf Club",
     "city": "Royal Palm Beach",
     "state": "FL",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-653bbe363f",
     "name": "Oak Creek Golf Course",
     "city": "Irvine",
     "state": "CA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-0f6d8db4b4",
     "name": "Club Rio Rancho golf course",
     "city": "Rio Rancho",
     "state": "NM",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-94abc790d6",
     "name": "Former Signature at West Neck Golf Course",
     "city": "Virginia Beach",
     "state": "VA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-0c3badc250",
     "name": "Kanata Lakes Golf and Country Club",
     "city": "Kanata North",
     "state": null,
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    },
    {
     "id": "n-a9d1db5cf6",
     "name": "Dauphin Highlands Golf Course",
     "city": "Harrisburg",
     "state": "PA",
     "score": 4.0,
     "why": [
      "same strategy: redevelop"
     ]
    }
   ],
   "method": "size, era, strategy, status, type, state, distance"
  },
  "permits": {
   "county": "Washington County",
   "2024": {
    "units_1": 149,
    "units_2_4": 24,
    "units_5plus": 30,
    "value_total": 67028250
   },
   "2023": {
    "units_1": 136,
    "units_2_4": 20,
    "units_5plus": 0,
    "value_total": 50083573
   },
   "retrieved": "2026-10-18"
  },
  "qcew_retail": {
   "county": "50023",
   "year": 2025,
   "establishments": 303,
   "employment": 3956,
   "avg_annual_pay": 43975,
   "lq_employment": 1.2,
   "employment_change_1y": -0.8,
   "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private",
   "retrieved": "2026-10-20"
  },
  "retail_trend": {
   "2012": {
    "estab": 384,
    "emp": 4222
   },
   "2023": {
    "estab": 322,
    "emp": 3993
   },
   "estab_change": -0.161,
   "emp_change": -0.054,
   "county_fips": "50023"
  },
  "schools": {
   "district": "Montpelier Roxbury Unified Union School District",
   "district_geoid": "5000410",
   "grades": "PK-12",
   "district_vintage": "SY2024-25",
   "public_schools_1mi": 1,
   "schools": [
    "U-32 Middle & High School"
   ],
   "schools_vintage": "SY2023-24",
   "source": "NCES EDGE",
   "retrieved": "2026-10-20"
  },
  "storms": {
   "county": "50023",
   "years": "2016-2025",
   "events": 87,
   "by_type": {
    "Thunderstorm Wind": 58,
    "Flash Flood": 21,
    "Flood": 4,
    "Hail": 4
   },
   "property_damage_usd": 119578000,
   "deaths_direct": 1,
   "injuries_direct": 0,
   "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": 9321,
   "trucks_aadt": 706,
   "road": "2",
   "class": "principal arterial",
   "lanes": 2,
   "segments_600m": 34,
   "year": "2024",
   "source": "FHWA HPMS",
   "retrieved": "2026-10-20"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/golf-courses/vt/montpelier-country-club-road-site/",
 "photo": null,
 "provenance": {
  "status": "newtypes-extraction",
  "after_notes": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 },
 "links_out": [
  {
   "group": "official",
   "label": "Washington County (50023) profile (data.census.gov)",
   "url": "https://data.census.gov/profile?g=050XX00US50023",
   "why": "the county's Census profile",
   "from": "site.county_fips 50023",
   "rel": "noopener"
  },
  {
   "group": "official",
   "label": "FEMA flood map (NFHL) at this point",
   "url": "https://msc.fema.gov/portal/search?AddressQuery=44.24505%2C-72.54563",
   "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=44.24505&p_long=-72.54563&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%2C44.24505%2C-72.54563&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=44.24505%2C-72.54563",
   "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=44.24505%2C-72.54563",
   "why": "the nearest Street View panorama",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "Bing Maps",
   "url": "https://www.bing.com/maps?cp=44.24505~-72.54563&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=44.24505,-72.54563&z=17&q=Country%20Club%20Road%20Site",
   "why": "the point on Apple Maps",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "place",
   "label": "OpenStreetMap",
   "url": "https://www.openstreetmap.org/?mlat=44.24505&mlon=-72.54563#map=17/44.24505/-72.54563",
   "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=44.24505/lng=-72.54563",
   "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#17/44.24505/-72.54563",
   "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=-72.54563,44.24505&zoom=16",
   "why": "topographic and elevation layers from the USGS",
   "from": "site.lat/lon",
   "rel": "noopener"
  },
  {
   "group": "market",
   "label": "LoopNet: for sale in Montpelier, VT",
   "url": "https://www.loopnet.com/search/commercial-real-estate/montpelier-vt/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: \u201cCountry Club Road Site\u201d",
   "url": "https://news.google.com/search?q=%22Country+Club+Road+Site%22+Montpelier",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "news",
   "label": "Bing News: \u201cCountry Club Road Site\u201d",
   "url": "https://www.bing.com/news/search?q=%22Country+Club+Road+Site%22+Montpelier",
   "why": "news search for the site name and city",
   "from": "site.name + city \u2192 search",
   "rel": "noopener nofollow"
  },
  {
   "group": "planning",
   "label": "Montpelier, Vermont on Wikipedia",
   "url": "https://en.wikipedia.org/wiki/Montpelier,_Vermont",
   "why": "the city or town's article: government, history, demographics",
   "from": "city_wikipedia.json (Wikipedia API)",
   "rel": "noopener"
  }
 ]
}