Executive Summary - Master of Urban and Regional Planning

Transcription

Executive Summary
Chamberlayne Avenue is an important arterial road through the City of Richmond. The study
area of this plan is a 1.3 mile section of the corridor between I-95/64 and Brookland Park
Boulevard. While many commercial, industrial and retail uses are located along the corridor, its
full potential is not being realized. Given its close proximity to Richmond’s Central Business
District, the Interstate, Virginia Union University and Virginia Commonwealth University and many
residential neighborhoods that are improving, the corridor is ideally suited for more extensive and
useful development.
While the corridor’s location is one of its biggest assets, there are many problems that keep it
from realizing its full potential. Blighted buildings, vacant stores, lack of pedestrian access and
the existence of real and perceived crime all prevent high quality development. Additionally,
parcel sizes are small and creative reconfiguration will be necessary if large-scale development is
to locate on the corridor.
This plan addresses the aforementioned problems along the corridor, incorporating both
qualitative and quantitative data. Qualitative data includes data derived from general observation
and interviews with various informants. The informants included people with a vested interest in
the corridor, including business and property owners and nearby residents as well as property
brokers and developers. Information provided by these informants complements quantitative
information on demographics, public safety, real estate values, etc.
The development concept for this plan is to retain some of the existing features of the corridor,
including the commercial and industrial uses located along the southern end of the study area,
the auto-service oriented businesses located near the center of the study area and the retail/small
office uses located near the northern end of the study area. These uses are all planned for in
Richmond’s Master Plan and there is no reason to deviate from that. Additionally, the concept
calls for additional “municipal” uses including city offices, an educational facility and related uses.
This brings more workers to the area which could, in turn, bring business to existing retail stores
or auto-service shops.
Goals for achieving a fully developed corridor include:
•
Uses on the Corridor (UC): Strengthen existing businesses and encourage new
compatible uses.
•
Physical Enhancements (PE): Enhance the corridor physically, so supports its various
functions.
•
Association Enhancements (AE): Strengthen business and resident associations.
•
Public Safety (PS): Make the corridor a safe place to visit, shop and do business.
Ultimately, the plan for the study area should lead to a more economically viable corridor that
serves many purposes and contains many economically viable themes. The objectives,
Chamberlayne Avenue Development Concept and Corridor Plan
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strategies and implementation steps required to transform Chamberlayne Avenue into a strong
commercial corridor support the goals of this plan; they illustrate a step-by-step process by which
each goal can be achieved.
This plan is only a guide. City officials, business owners, property owners, residents and other
stakeholders must be active participants in Chamberlayne Avenue’s revitalization process.
Chamberlayne Avenue can become a thriving commercial corridor; one that is highly regarded
both locally and regionally. This will only happen if the plan is met with action.
Intent of this Plan
The purpose of this plan is two-fold: first, to complete the requirements of URSP762, Studio II,
the capstone course requirement for the Master of Urban and Regional Planning Degree at
Virginia Commonwealth University and second, to help the City of Richmond transform
Chamberlayne Avenue into a viable place for development, investment, and business. This will
involve bringing attention to both the strengths and weaknesses of the Chamberlayne Avenue
corridor between Interstate 95/64 and Brookland Park Boulevard (see Map 1). A discussion of
these strengths and weaknesses will be presented, including illustrations and maps, as well as
input from various informants such as business leaders, real estate brokers and Richmond City
officials. This will provide the backbone for the plan which will give the City a grasp of the
development opportunities, a development concept and an overall plan for improvement of the
corridor.
Overview of the Planning Process
The process of producing a development concept is multi-faceted. On one hand, basic data
collection is required. This includes, but is not limited to, population data, property data, crime
data, and so forth. On the other hand, to formulate a development concept, consultation with
economic development officials, real estate brokers, property owners and potential investors is
required. This consultation is followed by brainstorming and the eventual narrowing down of
ideas that would fit within the framework of a viable development concept. Thus the process is
both quantitative and qualitative. The quantitative measurements such as crime data can be
illustrated in tables and the location of crime can be pinpointed. The qualitative measurements
such as broad-based ideas of what sorts of development are ideal for the corridor can be
discussed as a result of input from various informants. This document uses both quantitative and
qualitative data to assess current conditions and to formulate a plan for future development.
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Part I
Existing Conditions
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Introduction to the Study Area1
The portion of Chamberlayne Avenue studied in this plan follows U.S. Route 1/301 just north of
Richmond’s Central Business District. It is a major arterial road with Interstate 95/64 as its
southern terminus. Chamberlayne Avenue acts as a gateway into North Richmond. The highway
transitions from six lanes to four as one travels north through the study area. There are a variety
of uses along Chamberlayne Avenue including light industrial, commercial and mixed use
residential.
Map 1: Study Area
The portion of the Chamberlayne
Avenue Corridor to be studied includes
that between I-64/95 to the south and
Brookland Park Boulevard to the north.
This section of Chamberlayne consists
mostly of industrial and commercial
uses, with some residential uses near
Brookland Park Boulevard.
Chamberlayne Avenue became one of
Richmond’s major thoroughfares after
the rise of the automobile, replacing
streetcar service in the northern section
of the city in the 1940s. It was a major
north-south route through Richmond
before the interstate system was
developed in the late 1950s.
Chamberlayne Avenue (U.S. Route
1/301) served travelers with motels,
restaurants and service stations. As
residential development began to occur
along the corridor, more commercial
uses began to serve them. Now,
however, Interstate 95 is the most
heavily used north-south corridor
through Richmond. While there is still commercial activity along Chamberlayne Avenue, many
buildings sit vacant so a plan for development is crucial. The study area is shown in Map 1.
1
City of Richmond. (2000). City of Richmond’s Master Plan: 2000-2020. Richmond, VA. pp. 245-264.
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Previous Plans
The City of Richmond Master Plan – Vision and Goals
The City of Richmond’s Master Plan 2000-2020 is a crucial document to the development of this
Chamberlayne Avenue plan. The Master Plan provides a framework within which
recommendations to enhance Chamberlayne Avenue can be developed.
Map 2: Master Plan zoning
Richmond will be widely
recognized as a place where
residents, business owners,
and visitors feel welcome and
safe, and where
neighborhoods and business
districts exhibit a strong, clean
and attractive identity. – City of
2
Richmond Master Plan
Richmond’s Master Plan lists
strong goals for the
development of the city.
Business Districts and the
businesses in them generate
tax base for the city. Since the
city has little developable land
left, it is important that existing
business districts are
strengthened by thoughtful
development and business
generation. Goals in
Richmond’s Master Plan
applicable to commercial
development include making commercial services and job opportunities available to citizens and
accommodating changes in the nature of economic development in the area.
The City of Richmond Master Plan – North Planning District3
The North Planning District includes areas north and west of I-64 and I-95 inside the city limits.
The North Planning District consists mostly of residential uses with commercial and industrial
uses along major corridors. Most of the development opportunities are infill opportunities.
2
3
City of Richmond. (2000). City of Richmond’s Master Plan: 2000-2020. Richmond, VA. p. 18.
City of Richmond. (2000). City of Richmond’s Master Plan: 2000-2020. Richmond, VA. pp. 245-264.
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Existing land use along the Chamberlayne Avenue Corridor consists mostly of light industrial,
commercial and multi-family residential. Industrial and single family residential uses are located
just outside of the corridor. The proposed land use plan caters to the need for economic
development while acknowledging the residential areas on either side of Chamberlayne Avenue.
Thus it includes many industrial and commercial sites as well as economic opportunity sites,
neighborhood commercial (in close proximity to the residential neighborhoods) and transitional
office space near Brookland Park Boulevard. The corridor is therefore meant to serve
commercial and industrial uses exclusively, according to the plan. The master plan calls for
keeping commercial development from expanding into nearby neighborhoods. The plan also
calls for not allowing more residential development along Chamberlayne Avenue. The plan notes
that hotels/motels are no longer appropriate along Chamberlayne Avenue as the route no longer
serves travelers through Richmond. The master plan allows for the expansion of the Postal
Facility just west of Chamberlayne Avenue, the expansion of Virginia Union University and the
development of a nine-hole golf course where the current driving range is located. The
aforementioned are not on the corridor, but close enough to have major influence on it.
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Streetscape, Infrastructure and Urban Design
The physical attributes of a corridor influence the attitudes of potential investors. These attributes
also contribute to the attitudes of shoppers. Areas that are perceived as run down, crime-ridden
or otherwise unsafe are unlikely to be attractive to people looking for goods or services. Further,
attributes such as the purpose of the road influence what types of activity would be ideally located
there. For example, since Chamberlayne Avenue is an arterial road with six lanes, a restaurant
with a small, intimate outdoor seating area is probably not ideal because of high traffic volume
and traffic noise.
General Sense of Place
There is a sense of exposure through most of the corridor. Although the width of the street
contributes to this, there is almost no landscaping in place south of Edgehill Avenue to bring any
sense of pedestrian scale to the corridor.
The median is narrow and there are
neither distinct crosswalks nor street
furniture. Crossing the street is dangerous
and street furniture for resting is almost
non-existent. As one heads north along
the corridor, the sense of exposure fades
and a sense of enclosure prevails. As
residential uses appear, so do street trees
and landscaped medians.
Figure 1: Chamberlayne Avenue, looking North from Sledd
Avenue
There are no striking views along the
corridor, which acts as an axis between
downtown Richmond and the residential
neighborhoods in the north side of the city.
There are, however, vistas to be enjoyed
by both pedestrians and drivers traveling
in either direction. As one heads north,
the increased vegetation that occurs near
Brookland Park Boulevard indicates that
one is nearing a residential area. As one
heads south, the corridor frames a view of
Richmond’s downtown skyline.
Figure 2: Chamberlayne Avenue looking South toward
Downtown Richmond's skyline
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Important factors to be considered in streetscape design are pedestrian friendliness (wide, wellmanicured sidewalks, pedestrian lighting, street furniture, etc.), safety (well-lit parking lots and
other public areas, windows facing the street, clear crosswalks) and sense of place (gateways
into the corridor, street trees, banners, etc.).
Streets, Sidewalks & Trees
Chamberlayne Avenue appears to be in good
condition. There are no major deficiencies along
the roadway. The six-lane road accommodates
high volumes of traffic with ease. The only
potential problem is the lack of clearly marked
street-side parking. There is no clear delineation
between parking space and the right lane of the
roadway in either direction. The sidewalks along
Chamberlayne Avenue are wide in most places,
able to accommodate pedestrians and physically
handicapped people.
Figure 3: Uneven sidewalks
Figure 4: Wheelchair Ramp
There are certain places, however, where the
sidewalks or wheelchair ramps at the corners are
overgrown with weeds, littered or otherwise
inadequate. Numerous curb cuts also hinder
pedestrians, especially those using wheelchairs or
pushing strollers. The sidewalks seem to blend
with the curb cuts; showing no distinction as
places for pedestrians as opposed to a places for
automobiles. Crosswalks are often unclearly
marked; however, there are crosswalk signals that
can be controlled by pedestrians in place at most
major intersections.
There are few trees or other vegetation along the
corridor to contribute to a sense of pedestrian
scale. The corridor seems to favor travel by those
driving automobiles. The lack of vegetation and
trees means there is a lack of separation of
pedestrians from the roadway. Further, this lack
of vegetation can make people feel the corridor is
unattractive, hence not a place to visit. There is
also a lack of vegetation on the median through
Figure 5: A planter along the corridor
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most of the corridor. This is acceptable as the median is narrow and should not be widened
(hence traveling lanes narrowed) given the high traffic counts. Also, given the wide turning radii
of many large trucks, it is ideal turning lanes to be maintained along the corridor.
Lighting
The existing lighting caters to the roadway only.
This lighting consists of tall, cobra-head lamps.
The lighting uses high-pressure sodium bulbs
that emit an amber glow. The roadway lighting
is consistent and the light poles are based along
the sides of the roadway. There is no
pedestrian lighting, thus the corridor might be
perceived by pedestrians as unsafe. Further,
many of the spaces beside and between
buildings as well as open lots do not have
adequate lighting. These dark places can be a
haven for would-be criminals.
Figure 6: Cobra head lighting along the corridor
Street Furniture
There is little street furniture along the corridor. While many of the bus stops have shelters,
benches and trash cans as well as newspaper vending boxes, the bus stops are few and far
between. There is a noticeable amount of litter along the corridor. Since trashcans are scarce, it
can be tempting for people to drop litter where they stand. The trashcans along the corridor are
inconsistent in design; some trash receptacles are provided by GRTC and others (white, wiremesh trashcans) are provided by the City.
Figure 7: Bus stop bench and trashcan
Figure 8: A GRTC Bus Shelter
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Figure 9: A private planter
Figure 10: Bench at GRTC Bus Stop
Signage
Private signage along the corridor varies in size and scope. There is no uniform theme for
signage: Some signs are mounted to the facades of buildings, some are painted onto the
facades, some are free standing; those that are free standing vary in size, height, set back, etc.
The lack of coherency detracts from a sense of place along the corridor.
Figure 11: Freestanding sign example
Figure 12: Freestanding sign example
Informants’ Views
Nearly all informants who contributed their views about the corridor cited their distaste for the
physical character of the neighborhood. Developers and brokers discussed the lack of visual
appeal along the corridor including lack of street vegetation, lack of urban design standards for
buildings, and so forth. Residents and property owners shared the same views in addition to their
own discussions of poor sidewalk maintenance, close proximity of pedestrians to traffic, a lack of
pedestrian lighting and a lack of street furniture. Some residents mentioned that the lack of
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pedestrian orientation along the corridor, especially due to the non-existence of pedestrian-scale
lighting, contributes to the crime rate and deters them from walking along the corridor.
Map 3: Map of Street Furniture and Pedestrian Accessibility
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Structures
Buildings along the corridor vary in size, appearance and distance from the street. They range
from large, windowless, industrial buildings to shopping centers with adjoining units, to freestanding, smaller buildings. The exterior materials and styles also vary from building to building.
There is no consistent pattern of design among the structures. Further, setbacks vary from
building to building. Some have parking lots, some do not. Some buildings have attractive
landscaping and some do not.
Figure 13: Unattractive building with no landscaping
Figure 14: Building with landscaping
Figure 15: Varying Setbacks
Many of the structures along the corridor have few windows. Thus, fewer eyes are on the street
along the corridor. Criminals have a better chance of committing crimes unnoticed by people
inside these structures. Most of the structures with this problem are industrial structures. Most of
the commercial structures, including offices and restaurants, have windows facing the street.
Lighting around these structures is often inadequate, providing more opportunities for criminal
activity (as mentioned above).
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The wide roadway and wide sidewalks provide an opportunity to add various infrastructure and
vegetation to enhance the overall appeal of the corridor. While the corridor is oriented toward
automobiles, existing infrastructure, like the sidewalks, can be built upon to enhance pedestrian
friendliness. While the corridor may not necessarily be ideal for smaller, neighborhood shops, the
opportunity for residents of nearby neighborhoods to enjoy walking the corridor should be
considered. Furthermore, pedestrian friendliness is crucial to those who use GRTC to access the
corridor, especially because stops are far apart. Encouraging property owners to observe
standards in landscaping such as maintenance of shrubs and grass, and building maintenance
such as painting and window repairs will also enhance the appeal of the corridor. Encouraging
new investors and developers to follow standards that are visually appealing, pedestrian- and
automobile-friendly will also contribute to enhancement of the corridor’s appeal.
Figure 16: Windowless Building
Figure 17: Windowless Warehouse
Informants’ Views
Real estate brokers and developers were highly critical of the blighted and/or abandoned
buildings along the corridor. They discussed structural deterioration along the corridor as
something that would turn potential investors off to the corridor. When asked if those buildings
could be suitable for development if rehabilitated, they acknowledged the possibility but stated
that it is more likely that the buildings, due to size or configuration, would still be unsuitable for
development.
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Circulation
This section details traffic conditions, parking availability and pedestrian access along the
corridor. Ideally, the corridor would provide excellent conditions for driving, parking and walking.
As an arterial road, Chamberlayne Avenue is automobile-oriented; however, the route also
consists of wide sidewalks. There are also bus stops along the route that make access to the
study area possible for people who do not live within walking distance of the corridor and who
also do not have access to a private automobile.
Traffic
One of Chamberlayne Avenue’s strengths is a heavy traffic count. The average number of
vehicles traveling along Chamberlayne per day is 21,000 on the portion between the Belvidere
Bridge and Edgehill (.31 miles) and 23,000 per day between Edgehill and Brookland Park
Boulevard (.86 miles). The weekday-only averages for these portions are 25,000 and 27,000
vehicles per day, respectively (See Table 1). The high traffic count is a strength because those
drivers are potential customers for businesses along the corridor.
Table 1: Traffic Counts4
Avg. Vehicles Per Day
Portion of Chamberlayne Ave. (including weekends)
Belvidere Bridge to Edgehill
21000
Edgehill to Brookland Park
23000
Avg. Vehicles per
weekday
25000
27000
Bus and Pedestrian Analysis
There are many bus stops along Chamberlayne Avenue, making it easily accessible to those
traveling by bus. The bus stops are numerous on both sides of the street though many of the
stops do not offer benches or trash cans. Also, a lack of bus shelters makes using the bus stops
uncomfortable in bad weather. Map 4, below, shows the location of bus stops in the study area.
Pedestrian access along the corridor is functional. The sidewalks are wide though they are in
need of repair in some places. The major problem for pedestrians is the lack of crosswalks or
electronic crossing signals across Chamberlayne Avenue. One might feel trapped on one side of
the street because crossing can be perceived (and actually is) unsafe.
4
Commonwealth of Virginia Department of Transportation. (2004). Average Daily Traffic Volumes with
Vehicle Classification Data on Interstate, Arterial and Primary Routes. Virginia.
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Map 4: GRTC Bus Stops along Chamberlayne Avenue
Parking
There is on-street parking on Chamberlayne Avenue and on side streets. Furthermore, many
businesses have their own parking facilities. Parking spaces are not always clearly marked,
however. This makes identification of on-street parking spaces on the corridor difficult.
Furthermore, due to the heavy traffic count and faster traffic speeds, reversing into a parallel
parking space can be challenging (or dangerous).
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Informants’ Views
Residents did not identify parking as a major problem along the corridor though they made
mention of lack of pedestrian orientation. Brokers, developers, property owners and business
owners all agreed that the traffic pattern along the corridor is unsafe and makes certain parcels
seemingly inaccessible. Access to the corridor is a major problem. As one approaches the
corridor from the south, there are two entrances: The Belvidere Bridge and Chamberlayne
Parkway. The access is a problem because the merging lane from Chamberlayne Parkway to
Belvidere is perceived as dangerous and accidents have been witnessed. Business owners say
that people drive well over the posted speed limit of 35 M.P.H. Another major problem mentioned
by informants is that there is no access to I-95 North from Southbound Chamberlayne Avenue.
Map 5: Dangerous Intersection
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Real Estate Market Trends
Data about property is critical to future development of a corridor. Parcel sizes, appraised values
and value trends are important information for investors and developers to have in making
decisions as to whether or not building in a particular area is feasible. Input from property owners
is also important. As stakeholders in the development process, their input is both critical and
valuable in future development decisions.
Map 6: Current Zoning
Current Zoning
The current zoning
designations immediately
surrounding the study area
include M-1 & M-2 (Light
Industrial Districts), B-1
(Neighborhood Business
District), B-2 (Community
Business District), B-3
(General Business District)
and RO-2 (ResidentialOffice District). This zoning
allows for a variety of
businesses and uses along
the corridor. These include
light industrial businesses
such as bakeries, metal
product manufacturers,
textile manufacturers, wood
product manufacturers and
various unclassified uses.
Also included are
neighborhood businesses
such as adult day care
facilities, pharmacies and
grocery stores; community
businesses such as radio or
television broadcasting
studios, wholesale
establishments of smaller
than 5000 square feet and
funeral homes; general businesses such as self-serve car washes and drive-in theaters. Finally,
Residential-Office uses such as small medical facilities, professional and administrative offices
are permitted. Map 6 shows zoning designations around the corridor.
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Property Owner Trends
Approximately 90% of the property along the corridor is owned by people from the Richmond
area. As shown in Table 2 below, six landowners own multiple parcels along the corridor (note:
This does not include owners of single shopping centers or apartment complexes with multiple
unit addresses). These six property owners own approximately 13% of the parcels in the study
area. In terms of land area, they own a combined 17.63 acres, or about 30% of the land along
the corridor. The property owned by these people/entities is scattered though Usry Mobilhome
Estates and XIOS, Inc. own a large portion of the property at the southern and northern
boundaries of the study area, respectively. Map 7 shows the location of each of the
aforementioned property owners’ parcels.
Table 2: List of Owners with Multiple Properties5
Owner Name
Property Addresses*
JG Real Estate
1707, 1801-11
John Vonderlehr
2512, 2516
Seibert Properties, Inc.
2021, 2931
TBC, Inc.
1901, 1903
Ursy Mobilhome Estates, Inc.
Xios, LLC
1415, 1501, 1501.5
2226, 2909-25
* All are Chamberlayne Avenue addresses
5
City of Richmond Assessment Data. Retrieved from http://www.ci.richmond.va.us/cgibin/db2www.exe/main.d2w/Begin on February 1, 2006.
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Map 7: Owners with Multiple Properties
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Parcel Sizes, Assessments and Recent Trends
The average parcel size of properties located along the corridor is .64 acres (ranging from .05 to
5.39 acres). The average value of these parcels, including improvements in 2005 was $427,639
(ranging from $40,100 to $3.26M). The property values have been steadily increasing. In 2003
and 2004, the average parcel values, including improvements were $342,041 and $376,726
respectively. Property values have increased approximately 23% on average along the corridor
between 2003 and 2005. Table 20 shows assessments of parcels along the corridor in detail.
The map below shows parcel configurations along the corridor. Note the varying parcel sizes and
configurations. While some are ideal for large scale development, many can only accommodate
smaller ventures unless they are assembled. Map 8 shows a map of the parcels along the
corridor.
Map 8: Parcels
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Current Uses
Sit-down restaurants, auto-parts retailers and beauty salons account for many of the businesses
along the corridor. Other commercial uses include used-car dealerships, professional services,
hardware stores, store-front churches and a bank, to name a few. There are also industrial uses
in place along the corridor, such as a granite manufacturer. See the table below for a list of the
most common building uses in the study area.
Table 3: Most Common Building Uses
Use
Number
Vacant
12
Sit Down Restaurant
8
Auto Parts
6
Beauty Salon
5
Residential Mutli Family
5
Auto Service
4
Gas Station
4
Hardware
4
Convenience Stores
4
Auto Sales
3
Motel
3
Private Clubs
3
Store Front Church
3
There also exists a municipal presence along the corridor. Municipal buildings including the
Richmond S.P.C.A. and the Richmond Public School Bus Depot are also located there. The
th
Richmond Police 4 Precinct recently purchased property on the corridor as well (2219
Chamberlayne Avenue). This presence of municipal could be the beginning of a municipal
cluster that is discussed in the plan section of this document.
Building Conditions6
The buildings along Chamberlayne Avenue are mostly in good condition, needing only minor
repairs or cosmetic improvements, such as paint. A few buildings along the corridor are
deteriorating and in need of roof repairs, window treatments, and general façade improvements.
Only 17 of the 103 buildings surveyed are in need of more than superficial repairs.
6
Building condition classifications are based on standards used by Dunbar, Milby, Williams, Pittman &
Vaughn, PC. More information on building conditions can be found in APPENDIX TABLE XX
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Demographics
The data presented below illustrate the demographic make-up of the corridor and surrounding
area. The inclusion of demographic information in the plan both illustrates the demographic
nature on and around the corridor and provides the basis for logical planning that will enhance the
corridor. The population is generally declining faster than the city overall, the population is less
educated with more instances of unemployment and lower household and per capita income than
the city averages.
Population
The city lost 2.6% of its population between 1990 and 2000. The census tracts (106 and 111)
surrounding the study area gained .8% and lost 7.0% respectively, indicating an overall loss of
population in the Chamberlayne Avenue vicinity that outpaces the loss of population citywide.
This is also true in census tracts that lie within one mile of the study area where the overall
population loss was 5.2%; See the table below. Population loss can be attributed to many things,
including an aging population or migration from the area. A falling population will have a negative
impact on certain types of development in the area, notably, neighborhood commercial
development. Population loss, however, can be mitigated if the reason for the loss is considered
in development initiatives. It should be noted, however, that the City’s Neighborhoods In Bloom
Program has been actively pursuing residential construction and infill development which will
likely mean that the population decrease between 1990 and 2000 may be reversed (or not as
severe) between 2000 and the 2010 census.
Table 4: Chamberlayne Avenue Population Data7
Population 1990
Population 2000
% Change
2,262
2,280
0.8%
3,481
3,239
-7.0%
6,826
6,487
-5.0%
1,714
1,579
-7.9%
3,022
2,800
-7.3%
Census Tracts within One
3,218
2,926
-9.1%
Mile of the Study Area
3,019
2,747
-9.0%
1,583
1,457
-8.0%
2,529
2,511
-0.7%
3,819
3,811
-0.2%
One Mile Radius
31,473
29,837
-5.2%
Citywide
203,056
197,790
-2.6%
* 2000 Tract 104 includes a portion of 1990 Tract 103; 2000 Tract 107 includes a portion of 1990 Tract 110; In
2000, Tract 110 split into Tracts 110 and 107.
Census Tracts Bordering
Chamberlayne Avenue
Census Tract*
106
111
104
105
107
110
301
402
403
404
7
Department of Community Development. (2001). City of Richmond 2000 Census Data, Report #1:
1990-2000 Population Change by Census Tract. Richmond, VA. PP. 3-4.
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Map 9: Population Change in Vicinity of Study Area
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Other Demographic Data
The area immediately surrounding the Study Area contains a population generally younger than
the citywide median. It should be noted; however, than some of the census tracts included within
one mile of the study area are populated by young VCU or VUU students. If those students are
not included, the median age in many of the individual census tracts is actually higher than the
citywide median. The racial profile for the census tracts through which the corridor runs is 94%
African American. Most of the tracts within one mile are also majority African-American. Census
tracts 403 and 404 are mostly white.
The census tracts immediately surrounding the Chamberlayne Avenue Corridor have a higher
percentage of people without high school diplomas than both the population within one mile of the
study area or the city as a whole. There are tracts located near VUU and VCU where the number
of people with bachelor or higher degrees is much higher than the other tracts. The number of
people within a one-mile radius of the study area is higher, on average, than the number of
people with professional or higher degrees citywide. Thus there is an educated workforce
nearby, mainly near VCU. These students’ level of education is something to be considered in
the development of commercial activity along the corridor. The higher proportion of uneducated
people in census tracts closer to Chamberlayne Avenue indicates a need for both workforce
training and industrial apprenticeships. The need for such opportunities exists because,
regardless of age, if peoples’ education levels are low, they are not as competitive in the
workforce. Note that in the following section, the unemployment levels in census tracts around
Chamberlayne Avenue are high. This is probably the result of both low education levels and
higher numbers of older people who have retired. There still exists, however, a need for training
opportunities to help reverse unemployment trends among youth in the area.
Employment data suggest that employment in the tracts surrounding Chamberlayne Avenue is
actually higher than the citywide average. Employment within one mile of the study area,
however, is lower than the city average. There are people in the area who are in need of work.
Development along the corridor could provide jobs to people in the neighborhood.
The median household income of residents near the Chamberlayne Avenue corridor ($26,703) is
lower, on average, than that of the city as a whole ($33,166). The income per person is also
lower as the average household size within a mile of the corridor (2.3 persons) is slightly higher
than the city average (2.2 persons). Concentrations of VUU and VCU students who may be
sharing housing could be the reason for higher household sizes. Thus the amount of disposable
income available for people who live near Chamberlayne Avenue is lower than the city average.
The demographic data discussed above are shown in more detail in the appendix section of this
document.
-24-
Public Safety
The presence of real or perceived crime generally undermines a commercial district’s vitality.
There is little incentive to open and operate a business in an area where the number of crime
incidents is high. Table 5 shows crime incidents in the Chamberlayne Avenue vicinity between
2001 and 2005. The homicide rate is relatively steady (averaging two per year, but 2003 saw five
homicides, whereas there were one or two homicides in other years). There has been a rise in
sex offenses, burglary and vice in the area. There has been a decline in the number of robberies,
assaults, thefts and vehicle thefts. Overall, however, the crime rate is higher in the vicinity of
Chamberlayne Avenue than in other parts of the city. Thus, the chances of being the victim of a
crime in this area are higher here than elsewhere in the city.
Table 5: Chamberlayne Avenue Crime Trends8
Type of Crime
Total Incidents, 2001-2005 % Change, 2001 to 2005
Incidents per 1000
residents in census
tracts 106 and 111 in
2005
Incidents per 1000
residents citywide in
2005
Ratio of Comparison**
Homicide
10
0
0.18
0.42
0.43
Sex Offense
59
0.6
2.90*
1.34
2.16
Robbery
276
-0.46
6.89*
5.34
1.29
Assault
866
-0.11
30.62*
24.81
1.23
Burglary
537
0.18
18.66*
10.62
1.76
Vice
487
0.28
16.67*
12.93
1.29
Theft
Vehicle Theft
1678
428
-0.41
-0.27
40.59*
15.22*
33.81
9.74
1.20
1.56
* = Above City Average
** Ratio of Comparison is how many times more likely one is to be a victim of a specific crime along the corridor than elsewhere in the city.
Many of the crimes that take place on the corridor itself happen in residential complexes near the
northern boundary (2900 block) of the study area (near Brookland Park Boulevard). Informants
such as business owners mentioned prostitution specifically as a major problem though
increasing vigilance among business owners has mitigated this problem somewhat. There is also
a high concentration of crime at the 1900, 2000 and 2600 blocks of the corridor at gas stations
and near the vicinity of the Richmond Public School Bus Depot. Efforts to stamp out crime will
need to be strong along the corridor, especially on blocks where crime seems to be concentrated.
Alleviation of crime will be a major step in redevelopment of Chamberlayne Avenue.
Informants’ Views
Residents, property owners and business owners are in agreement that the crime along
Chamberlayne Avenue, while in need of attention, is more perceived than real. They noted that
the incidents of crime have gone down, prostitution is less prevalent and that they feel generally
th
safe along the corridor. Nonetheless, they all welcome the relocation of the 4 Police Precinct to
Chamberlayne Avenue. Brokers and Developers, however, cited crime as a major deterrent to
investment in the neighborhood. There is a notable difference between the attitudes of those who
use the corridor and those who do not. Those who are major stakeholders on the corridor and
8
City of Richmond Police Department. Retrieved from
http://www.ci.richmond.va.us/applications/crimeinfo/index.asp on February 1, 2006.
-25-
who are present on the corridor regularly feel that the crime is more perceived than real. Those
who are less familiar with the corridor feel that it is unsafe.
Table 6: Chamberlayne Avenue Crimes by Block9
Block #
1400
1500
1600
1700
1800
1900
2000
2200
2300
2400
2500
2600
2700
2900
Total
Number of Incidents
1
20
7
16
5
31
31
1
15
8
0
42
11
52
240
Map 10: Crime Incidents along Chamberlayne Avenue
9
-26-
Influences
Surrounding Influences
There are many neighborhoods and institutions near Chamberlayne Avenue. Chamberlayne lies
near Downtown Richmond, Virginia Commonwealth University, Virginia Union University, Union
Theological Seminary and smaller retail areas such as Brookland Park Boulevard. Residential
neighborhoods including Ginter Park, Brookland Park Boulevard, Battery Park, Barton Heights,
Highland Park, Jackson Ward and the Fan District are also near the corridor. Many of these
neighborhoods are stable or are gradually becoming stable. Other facilities such as the Post
Office and other commercial uses along Brook Road are in close proximity to Chamberlayne
Avenue. There exists much potential for Chamberlayne Avenue if it is made useful to
surrounding populations.
Analysis of Other Influences
One of the most important factors in determining what type of development is ideal for the
Chamberlayne Avenue corridor is its proximity to I-64/95. The corridor is easily accessible from
the Interstate as well as from Downtown Richmond and points north of the study area.
Chamberlayne, as a major arterial road, is able to capture traffic from many different points
around the city. This easy access could make large-scale development ideal. Traffic to and from
offices or retail shopping centers, for example, can be easily handled by Chamberlayne Avenue.
The location of the corridor also allows for easy access back to the Interstate and Downtown.
Future Influences
th
The relocation of the Richmond Police Department’s 4 Precinct from the Central Business
District to Chamberlayne Avenue will likely have a major impact on the area, especially with
respect to crime. This relocation of the police precinct should be considered a future asset to the
corridor. Developers and potential investors who may view crime as a factor in whether or not to
invest in the corridor will likely see the new police station as a positive influence. Also, expansion
of the Belvidere Bridge, which connects Chamberlayne Avenue to the Interstate and Downtown,
will make access to the corridor easier. Making repairs to the bridge will make it a better gateway
into the neighborhood.
-27-
Future Development Potential
The character of Chamberlayne Avenue as an arterial road makes it suitable for large-scale
development such as office facilities, industrial facilities or large-scale commercial activity. The
Master Plan allows for neighborhood commercial uses along certain portions of the study area,
while land close to the Belvidere Bridge is designated for industrial and commercial space.
Office Development
The 2005 Thalhimer Report is used to show the demand for commercial real estate in Richmond.
The downtown office vacancy rate moved up and down somewhat between 2000 and 2004.
Since 2000, the vacancy rate has risen from 12.2% to 14.1% for downtown office space (all
classes). Continued downtown development and investment, however, may serve to lower the
vacancy rate. It should be noted that Class A office space has the lowest vacancy rates (9.49%).
Businesses may be inclined to absorb office space along Chamberlayne Avenue if the vacancy
rates fall, but its location just outside of the immediate downtown area may be a negative factor
for some. Development of other commercial businesses along Chamberlayne Avenue may be
necessary to entice businesses to locate there. However, the close proximity to the Interstate
adds a convenience factor to the area, especially to the Economic Opportunity Site at the
southern end of the study area.
Table 7: Downtown Office Vacancy Rates10
Year
Vacancy Rate
2000
12.20%
2001
13.70%
2002
15.58%
2003
13.19%
2004
14.10%
Industrial Development
Industrial space vacancy rates rose steadily between 2000 and 2004. Many industries have
moved out of Richmond recently while many industries moving to the region choose to locate in
suburban areas. Indeed, the overall rise in vacancy rates can be attributed to the development of
more industrial space in the area, especially in the suburbs where land is more abundant and less
expensive. Real estate brokers, however, cite the following problems for industrial development
on the Chamberlayne Avenue corridor: Small parcel sizes (and little demand for smaller
industrial sites), buildings that are not ideal for industrial use, difficult access from Chamberlayne
Avenue to sites slated for industrial use (making a left turn is difficult for trucks), and crime. Some
10
Thalhimer. (2005). 2005 Thalhimer Report: A Review of Trends and Forecasts in Commercial Real
Estate in Richmond and Hampton Roads, VA. Retrieved from
http://www.thalhimer.com/reports/2005/fullreport.pdf on February 1, 2006. p.1.
-28-
of the positive attributes of the corridor, however, include its designation as an Enterprise Zone
and its access to I-95/64. These positive attributes could be enough to attract some industrial
uses, but brokers suggest that commercial uses are probably best for the corridor.
Table 8: Industrial Vacancy Rates11
Year
Vacancy Rate
2000
12.45%
2001
13.30%
2002
13.77%
2003
14.59%
2004
14.78%
Office/Warehouse Development
Based on vacancy rates alone, this type of development seems to be in high demand. This type
of space houses both people and products, so ease of access to transportation is essential.
Chamberlayne Avenue’s proximity to the Interstate is ideal here. The Economic Opportunity Site
(see Map 11) might be an ideal location for this type of development. Thalhimer projects
continued demand for this kind of space. If office/warehouse development is not suitable, a
business park might also be ideal as it is more attractive and is less land-intensive.
Table 9: Office/Warehouse Vacancy Rates12
Year
Vacancy Rate
2000
9.18%
2001
10.26%
2002
12.86%
2003
10.81%
2004
8.18%
11
12
Map 11: Economic Opportunity Area
Thalhimer, p.2.
Thalhimer, p.4.
-29-
Retail Development
The amount of retail space rose slightly in the city between 2000 and 2004, but this does not
necessarily indicate a lack of retail development potential. Residents near the Chamberlayne
Avenue corridor are underserved by large-scale retail shopping opportunities. Many large-scale
retailers are building new stores in suburban locations. However, given little competition from
other big-box retailers in the city, a large-scale retail center might be ideally located here. An
attractive shopping center with a large retail anchor or a grocery store might spur ancillary
development in that shopping center. The high traffic counts on Chamberlayne Avenue indicate
that there are many potential shoppers that retail development could capture, especially if
marketed properly.
Table 10: Retail Space Vacancy Rates13
Year
Vacancy Rate
2000
7.64%
2001
9.65%
2002
7.25%
2003
8.23%
2004
8.86%
A retail market analysis completed for the Brookland Park Boulevard corridor in December, 2005
revealed a need for certain retail uses in the area. Since the Richmond Master Plan calls for the
existing neighborhood commercial space to remain, viable uses of that space can be found in the
market analysis. These uses include: specialty delis and markets, fast food, laundry facilities,
14
general stores, major and small appliance stores, footwear, electronics stores and music stores .
The market analysis indicates unmet demand for these sorts of (see Appendix).
Multi-Family Development
The Richmond Master Plan calls for halting the development of multi-family units on
Chamberlayne Avenue South of Brookland Park Boulevard. Thus, any plans to add multi-family
residential would necessarily conflict with the Master Plan. However, the vacancy rates for multifamily housing are low. Condominium development as well as apartment development in
Richmond is expected to continue. Furthermore, increased housing opportunities (especially
rental opportunities) might be ideal if commercial development was to take place along the
corridor, or if Virginia Union University were to expand. Development of multi-family housing
might be better suited outside of the study area. However, it is something that could influence or
be influenced by commercial and industrial development of the corridor.
13
Thalhimer, p.5.
Virginia Commonwealth University. (2005). Brookland Park Boulevard Commercial Revitalization
Plan 2005.
14
-30-
Table 11: Multi-Family Vacancy Rates15
Year
Vacancy Rate
2000
3.20%
2001
4.40%
2002
5.80%
2003
4.60%
2004
4.71%
Informant Views on Development
Informant views provide some of the best qualitative data about the neighborhood. Quantitative
analysis of crime, property values, the market, and so forth reveal problems as well as
opportunities. Informant views, because they have an interest in the corridor, add an important
dimension. City officials, business owners, property owners, developers, brokers, potential
investors and residents provide insight that hard quantitative data do not. Thus any viable plan
must incorporate ideas from these informants.
Public Officials
Many City officials were consulted in the development of this plan. They include professionals in
the departments of economic development, real estate and other departments that could
potentially have an interest in the corridor. There is a high potential for City investment in the
corridor through the establishment of new or expanded offices. The fact remains, however, that
the City will choose the most economical option for relocation of their offices. If it is cheaper to
build a new facility on Chamberlayne Avenue than it is to lease space in an existing building,
Chamberlayne would be a viable option. There are already municipal offices near the study area
including three facilities owned by the Richmond Redevelopment & Housing Authority. An
informant from that office said that consolidating their operations into one building would be ideal,
but is not necessary at this time.
Business & Property Owners
Business and property owners in the corridor are keenly interested in development of the corridor.
Those interviewed stated that commercial use is the highest and best use of the properties along
Chamberlayne Avenue. Service industries such as auto repair and auto parts are ideal for the
corridor (and they already exist). They mentioned that the hotels serve no purpose but as a
th
haven for crime (prostitution). They welcome the planned relocation of the 4 Precinct Police
Station to Chamberlayne Avenue.
Developers
One developer specifically noted the unattractiveness of the gateway into the corridor from
Belvidere Street. Unattractive buildings and blight are the first things one notices when entering
the corridor. This can dissuade a developer from making any type of investment in the corridor.
15
Thalhimer. (2005). 2005 Thalhimer Report: Apartment Market. Retrieved from
http://www.thalhimer.com/reports/2005/apartment.pdf on February 1, 2006.
-31-
Other forms of blight along the corridor such as deteriorated buildings and trash indicate overall
disinvestment in the neighborhood. Access is, again, cited as a major problem. Making U-turns
or crossing Chamberlayne Avenue is both dangerous.
Brokers
Two commercial real estate brokers and an industrial real estate broker from Harrison-Bates were
consulted. Commercial real estate brokers familiar with the corridor agree that commercial use is
the best use for properties along the corridor because of their close proximity to the Central
Business District and to the Interstate. Specific potential uses mentioned by property brokers
include support services for downtown; services that distribute office supplies might be ideal to
support growth in Richmond’s central business district. These types of businesses would be
ideally located near downtown instead of in industrial or commercial office parks in the suburbs.
Small parcel sizes, unless creatively assembled, limit the size of any facilities that can be built
along the corridor. Small parcel sizes are also a limiting factor to major industrial development
along the corridor.
Residents
A resident survey (see appendix) asked residents to give their overall impressions the corridor’s
usefulness and what they perceive as the problems. Many businesses along the corridor,
especially auto service oriented businesses, are patronized by nearby residents. The business
cited as not being patronized by respondents are those where there is a high degree of perceived
crime. The perception of crime is a problem and residents mentioned gas stations and hotels that
tend to attract crime. The types of crime most often mentioned are prostitution and drug dealing,
though some respondents mentioned not shopping at certain stores because of loitering. The
multi-family housing along the corridor was also mentioned as a problem by residents. Many
respondents would like to see more police along the corridor and various laws enforced, such as
those pertaining to alcohol sales. Residents also complained that the national chains located
along the corridor provide poor customer service. They would like to see independent business
owners locate along the corridor.
Overall Views
Most developers and brokers agree that the corridor is best used as a service-oriented corridor
with smaller commercial centers that support growth in the central business district. The service
orientation already exists though commercial uses could be enhanced. Many of the
aforementioned experts as well as residents agreed that the corridor needs a police presence.
The crime rate is high though not all informants feel threatened by it.
-32-
Strengths, Weaknesses, Opportunities and Threats
(S.W.O.T.) Analysis
The S.W.O.T. analysis lists both positive and negative aspects of the corridor, taking into account
data collection and informant views. Analysis of the strengths, weaknesses, opportunities and
threats is a way of taking inventory of what needs to be enhanced and what needs to be changed
for the better. This analysis provides the basis for the development concept and plan for the
corridor. Strengths are existing aspects of the corridor that strengthen its appeal. Weaknesses
are negative aspects of the corridor that need to be addressed. Opportunities and threats are
future positive and negative events that can affect the corridor for better or worse, depending on
whether or not they are addressed.
Strengths of Chamberlayne Avenue
•
•
•
•
•
•
•
An existing infrastructure such as wide streets and sidewalks that allow room for future
changes to the streetscape
Easy access to downtown and surrounding neighborhoods
Close proximity to Virginia Union University and Union Theological Seminary
An established place for services such as auto repair / parts
Stability of nearby residential neighborhoods
Improvements to the Belvidere Bridge
Enterprise Zone and CARE incentives are available to existing businesses
Weaknesses of Chamberlayne Avenue
•
•
•
•
•
•
Crime along the corridor that is higher than the citywide average
Poor access to key parcels along the corridor
Unsafe pedestrian access
Unclear access to I-95 North (and may be perceived as inconvenient)
Inconsistent business association meetings.
Establishments that are havens for crime
Opportunities for Chamberlayne Avenue
•
•
•
•
•
th
Relocation of the 4 Police Precinct to the corridor
Potential for new retail and commercial businesses
A unique cluster of auto-service uses that could be marketed
Investment in nearby neighborhoods such as Jackson Ward, Carver and Battery Park
The expansion of city government offices
Threats to Chamberlayne Avenue
•
•
•
Continued industrial and commercial investments in outlying suburban neighborhoods
and office parks rather than in the city
Continued crime
Disengagement of stakeholders
-33-
Part II
Vision & Development Concept
-34-
Vision
Chamberlayne Avenue is recognized for its strong reputation as one of Richmond’s thriving
commercial corridors. Chamberlayne Avenue enjoys positive recognition both locally and
regionally as a physically attractive gateway into Richmond’s Central Business District. It is well
maintained, pedestrian-friendly, safe and bustling. It is known as a viable place to work and do
business. It is highly regarded for its commercial and industrial uses, its auto service cluster and
its retail shopping opportunities. It is also the location of municipal uses that are useful to citizens
and that bring jobs to the corridor. These themes are promoted in the physical design of the
corridor. The physical attributes of the corridor such as vehicular access, streetscape
enhancements, and pedestrian access make it an enjoyable place to visit. Economic attributes
such as businesses that serve to enhance the economy of the City make it a highly regarded
place for doing business. Social attributes such as a strong business association and low crime
rates make it a viable place to do business. Furthermore, it serves nearby residential
neighborhoods with its many services. In other words, nearby residents as well as students
actually use the corridor for more than just access to other parts of the city.
The corridor is easily accessible by both automobiles and pedestrians, the streetscape is
attractive and roads and intersections are safe to cross. Businesses with a vested interest in the
overall economic well-being of the corridor are located there and their presence serves the
economic needs of the surrounding neighborhoods in terms of jobs and services while also
enhancing the economic well-being of the City. Business owners as well as property owners and
police work together in sharing and promoting the needs of people with interests on the corridor
and in pinpointing and addressing elements that could threaten the viability of the corridor. These
include mainly crime and businesses that allow illicit activities to take place on their premises
The commercial and industrial uses along the corridor are thriving. They support the needs of the
central business district along with regional needs. The businesses are viable, offer good jobs as
well as apprenticeships and other forms of training to people with low education levels. They are
physically attractive, well maintained and safe. Chamberlayne Avenue, as a six lane highway,
safely supports traffic in this area.
The automotive service cluster is also thriving and attractive. It is a regionally known automobile
service cluster where people buy auto parts or have automobile maintenance done. This cluster
is rigorously promoted by the City and bus transportation to and from Richmond’s Central
Business District is offered to people leaving their cars for maintenance. A theme of auto-service
is promoted in the streetscape as well. The retail and transitional offices also support the auto
service cluster as the businesses within this sector provide services to people leaving their cars
for service.
The streetscape and properties along the retail and office section of the corridor are well
maintained. It is a pleasant place to shop and an attractive place for small offices. The shopping
area is thriving, with local and regional residents visiting the stores. The diversity of stores on the
corridor appeals to many people with various needs. The offices also provide services to nearby
residents. This section of Chamberlayne Avenue is pedestrian-friendly and free of crime.
-35-
Finally, new municipal uses are located on the corridor. A new police precinct brings more police
to the area. The police are active in their patrols of the neighborhood and make their presence
obvious by parking their vehicles on the side of the street. Other facilities such as a small
medical facility, a training center and expanding city offices are relocated to the corridor. Thus
there is a diverse group of people using the corridor at any given time.
In summary, Chamberlayne Avenue is a prestigious gateway into Downtown Richmond. It serves
nearby neighborhoods experiencing revitalization and nearby institutions such as Virginia Union
University and Virginia Commonwealth University by providing a variety of useful services to
students and residents. The corridor draws people from many walks of life together, promoting
diversity. While doing all of this, it is an attractive corridor that brings pleasure to those visiting or
driving through it.
Development
Concept
Map 12: Current Themes along Chamberlayne Ave.
A crucial element to the
viable development of the
corridor is physical
features that encourage
businesses to locate
along the corridor. The
corridor must be made
more physically attractive.
More importantly,
however, access to the
corridor must be
improved. Overall traffic
and pedestrian flow along
the corridor must be
improved to encourage
safety and access to, from
and around the corridor.
This will be discussed in
more detail in the
following section.
The study area
encompasses a section of
Chamberlayne Avenue
that has three inherent
themes. The southern
portion of the corridor is
made up of mostly
-36-
commercial and industrial uses. This should continue and be further promoted. An economic
opportunity area lies in this portion of the study area (see Map 18). This economic opportunity
area would be ideal for a business park, one that follows the urban design themes mentioned in
the plan. The park could serve commercial uses while maintaining an urban feel (buildings close
to the street, parking and outdoor storage areas in the back, and so forth.
Since nearby neighborhoods have higher than citywide average unemployment rates and lower
than city average education attainment, businesses that offer apprenticeships or jobs that require
little academic education would be the ideal type of business for the corridor. This is an
immediate solution, however. The promotion of municipal uses below addresses a long-term
strategy for business recruitment. Existing municipal uses along with potential parcels for
assembly are shown in Map 12.
The middle section of Chamberlayne Avenue is one that has an overall service orientation,
consisting of many auto-repair and auto-parts stores. Because of the nature of these businesses,
they are not always the most attractive. They are, however, necessary. This cluster of autooriented business along Chamberlayne (as well as Lombardy) is good for the corridor because
their services are constantly in demand. Automobile-oriented businesses wishing to locate along
the corridor might be encouraged to move to the center section, mapped below. Furthermore,
since the auto-service industry is not inherently attractive, it would be ideal to require new autoservice ventures to orient garages and parking to the rear of their buildings. Existing business
owners should install landscaping or low fences to provide a buffer between parking lots and the
sidewalk.
The Northern section of the study area consists of mostly retail businesses such as salons and
fast food. There are also multi-family residential developments which should be gradually phased
out of use. This section also has the most streetscape enhancements (landscaped medians,
slower traffic, more separation of pedestrians from automobiles, etc.). Smaller offices and some
retail should continue to be promoted along the corridor.
A development concept for the future promotes these existing themes while introducing new
ones. Namely, municipal uses, uses that serve the central business district and health careoriented uses. The land along Chamberlayne Avenue is affordable, close to the central business
district (and City Hall), close to Interstate 95/64 and the corridor is in need of a professional-level
work force to spur retail development along or near the corridor. Some City government
departments are relocating, expanding or see consolidation of multiple offices as an ideal way to
improve productivity. Existing municipal uses include the City School Bus Depot and the Animal
th
Shelter. The 4 Precinct Police Station is due to move to the corridor shortly. The City might
consider Chamberlayne Avenue is an ideal place for the relocation of other departments in the
future, especially those that City Hall cannot accommodate. Also, with respect to municipal uses,
an adult literacy center or vocational school could help local residents improve skills that may
encourage companies that offer higher-skill, higher-wage jobs to relocate to the corridor.
Businesses that serve the Central Business District (including those that distribute office supplies,
provide cleaning services, etc.) were mentioned by developers as ideal businesses for the
corridor. These sorts of businesses should be encouraged to locate in existing areas designated
for commercial use. Finally, the corridor is underserved by the healthcare industry. The City
-37-
must promote healthcare in this section of the city. It might be possible to provide incentives for
VCU or a private healthcare provider to locate a small center on the corridor. These new uses
could be concentrated in the area noted in Map 13; however, sprinkling these uses throughout
the corridor may also be viable.
The development concept is multi-thematic. Because of the existing diversity of businesses
along the corridor, and because many of these businesses should continue to be promoted, the
corridor must embrace multiple themes all working together to promote overall viability.
Map 13: Overall Development Concept
-38-
Opportunity Sites
There are many opportunity Sites on Chamberlayne Avenue. Map 14 describes the best
opportunity sites in terms of acreage and assessed values. Some are vacant while some are
ideal for commercial or municipal uses, though parcel assembly is required.
The economic opportunity area has the potential to be redeveloped into a business park. The
size of the site along with its immediate access to and from I-95/64 presents an opportunity for
development. The park could consist of office space as well as outdoor storage. This space
would ideally adhere to urban design standards such as narrow setbacks and parking in the rear
of the complex (mentioned in the plan section of this document).
Maps 15-18 show the themes of the development concept in more detail.
•
•
•
•
Map 15 shows the retail and retail office area of the corridor
Map 16 shows the auto-service oriented area
Map 17 shows the new municipal area
Map 18 shows the commercial and industrial area
Notice that the maps also show streetscape improvements such as street trees, pedestrian
lighting and crosswalks. These streetscape elements are a necessary part of the enhancement
of the corridor.
-39-
Map 14: Opportunity Sites
-40-
Map 15: Retail and Residential Offices Area
-41-
Map 16: Auto-Service Oriented Area
-42-
Map 17: Municipal Area
-43-
Map 18: Industrial and Commercial Area
-44-
Part III
The Plan
-45-
Introduction to the Plan
The Plan for the Chamberlayne Avenue Corridor is divided into the following sections:
Uses on the Corridor (UC), Physical Enhancements (PE), Association Enhancements (AE), and
Public Safety (PS). These are the most crucial elements for successful redevelopment of the
corridor. Each of these sections includes background, goals, objectives, strategies and
implementation items.
Uses on the Corridor (UC)
Background: Uses on the corridor need to be defined. Goals and objectives related to physical
enhancements, programmatic functions, and so forth will be developed after functions of the
corridor are clearly defined. Uses on the corridor should generally follow the themes listed in the
development concept: retail and small office, auto service, commercial and industrial and
municipal uses.
GOAL UC
Strengthen existing businesses and encourage new compatible uses.
Objective UC-1: Support and strengthen the current businesses
Strategy UC-1-1: Provide workshops to business owners that explain various
incentives offered at the City and State levels (Enterprise Zones, CARE, BEZL,
etc.)
Implementation: The Business Association and Richmond Department
of Economic Development will coordinate workshops and distribute flyers
promoting the workshops to other business owners.
Strategy UC-1-2: Promote the themes listed in the development concept of this
plan. This will bring more awareness of existing businesses on the corridor.
Implementation: The Richmond Department of Economic Development
and the business association will work together in designing thematic
promotion campaigns (marketing slogans, promotion, and so forth) to
promote the themes on the corridor.
Strategy UC-1-3: Create a bus route linking the automobile service cluster and
the central business district. This will allow people who work in the central
business district to drop off their cars for service.
-46-
Implementation: GRTC will create a special bus route operating on
weekdays that connects the auto-service cluster and the central
business district. The Richmond Department of Economic Development
will market this bus route.
Strategy UC-1-4: Facilitate joint advertising between merchants.
Implementation: The business association will coordinate joint
advertising among merchants wishing to participate. This joint
advertising can be shared among merchants falling within the same
business theme (e.g. two auto-service shops or an auto-service shop
and an auto-parts store). Richmond’s CARE and SCORE programs can
help in this process by providing technical and educational assistance.
Objective UC-2: Recruit new businesses on the corridor. This is important for the
overall development of the corridor and the better use of vacant properties.
Strategy UC-2-1: Take advantage of existing industry themes on the corridor.
These themes, especially if promoted along with promotion of joint-advertising
programs, enterprise zone incentives and CARE incentives, should be attractive
to new investors.
will actively pursue businesses listed in the market analysis as being
suitable for the corridor as well as those fitting in with the themes of the
corridor.
Strategy UC-2-2: Take advantage of the corridor’s location. It is close to the
central business district, large educational facilities, interstate transportation and
residential neighborhoods.
will actively promote the corridor’s location and nearby amenities to
potential investors.
Strategy UC-2-3: Take advantage of existing sites on the corridor. The market
analysis in the appendix indicates unmet demand for a variety of businesses in
the area. Further, the area is medically underserved and in need of a vocational
training facility.
Implementation A: The Richmond Redevelopment and Housing
Authority will purchase opportunity sites. CARE and RRHA will work
together to determine other opportunity sites as necessary. RRHA’s
ability to obtain properties will need to be coupled with parcel assembly
as many of the parcels are too small for certain kinds of development.
-47-
Implementation B: The Richmond Department of Economic
Development will provide businesses with unmet demand (as indicated
in the market analysis) with information about business incentives
available for relocation on the corridor.
Strategy UC-2-4: Redevelop the economic opportunity area (see Map 18). This
area would be ideal for a business park with outdoor storage areas. The 5 acre
site is large enough to accommodate many offices and allow for landscaping and
urban design standards that make it attractive (parking lots to the rear, façades
that adhere to urban design guidelines, etc.)
Implementation A: The Richmond Redevelopment and Housing
Authority will purchase the economic opportunity area.
Implementation B: The urban design standards in strategy PE-3-4 will
be applied to the development of a business park on the parcel.
Objective UC-3: Promote the development of municipal uses such as medical
facilities, educational facilities or government offices on the corridor.
Strategy UC-3-1: Make the corridor a target location for the expansion of city or
state offices. As government offices expand, so does their need for more space.
Moving these offices to Chamberlayne Avenue brings more working
professionals to the area which can spur other economic development.
and Department of Community Development should work together to
promote the corridor’s assets to City Council as well as State
Departments in need of more office space.
Strategy UC-3-2: Encourage the location of a medical facility on the corridor.
As there are no adequate medical facilities nearby, the area is in desperate need
for such facilities.
Implementation: VCU and/or private hospitals will determine the
feasibility of locating a medical facility on the corridor.
Strategy UC-3-3: Encourage the location of vocational education facilities on
the corridor. Since the educational attainment of people in nearby
neighborhoods is lower than citywide levels and the unemployment levels are
higher, a vocational center would be ideal for the corridor.
Implementation: The Richmond Department of Education should
determine the feasibility of locating a vocational education facility on the
corridor.
-48-
Objective UC-4: Categorically discourage businesses that are known to serve a
negative role along the corridor.
Strategy UC-4-1: Restrict certain uses from the corridor. Uses such as motels
(example) no longer serve a viable purpose on the corridor as it is used more for
local and regional travel than for long distance travel. These motels have
become havens for illicit activity and should be discouraged.
Implementation: The Richmond Department of Community
Development, The Richmond Department of Economic Development,
Business Association and Resident Association(s) should determine
which businesses should be prohibited on the corridor. An ordinance
should be enacted prohibiting these types of businesses, once closed.
Physical Enhancements (PE)
Background: Physical enhancements related to improving circulation, traffic flow and overall
safety are crucial to redevelopment of the corridor. Currently, many parcels are difficult to access
and Chamberlayne Avenue is difficult to cross in many instances. This is true for both drivers and
pedestrians. Finally, there are obsolete uses no longer benefit the corridor.
Goal PE
Enhance the corridor physically, so it supports its various functions.
Objective PE-1: Create streetscape elements that respect the themes of the
corridor
Strategy PE-1-1: Install gateway
signage at the beginning of
Chamberlayne Avenue at I-95/64 and
at the northern end of the study area
at Brookland Park Boulevard. These
gateways will help define the corridor
as a place to do business.
Figure 18: Example of Gateway Signage
Implementation: The Richmond Department of Public Works will work
with the Business Association to design and install gateway signage on
the corridor.
-49-
Strategy PE-1-2: Install hanging banners or flags on light posts on the corridor.
The banners should promote the different themes of the corridor. For example,
banners related to shopping should be placed near the shopping district of the
corridor; banners related to auto services should be placed in the auto-service
district of the corridor, and so on.
Implementation: The
business association will use
funds from member dues to
design and pay for
Department of Public Works
to hang banners or flags on
light posts.
Figure 19: A possible checkered flag theme
for the auto-service oriented section of
Chamberlayne Avenue
Strategy PE-1-3: Plant street trees in a
consistently along the entire length of the
corridor. Street trees should vary with the
themes of the corridor. In other words, use
different trees for the retail and small office
section, the auto service section, the
municipal section and the commercial and
industrial section.
Figure 20: Example of street trees
Implementation: The Department of Public Works and the Business
Association will establish an adopt-a-tree program. Adopted trees will
feature plaques that display the business or person who is responsible
for the tree.
Strategy PE-1-4: Install pedestrian lighting at consistent intervals on the corridor
to facilitate safe pedestrian movement, especially at night.
Implementation: The Richmond Department of Public Works will install
pedestrian lighting on the corridor.
Strategy PE-1-5: Install street furniture, including benches, trash cans and bus
stop canopies at existing bus stops.
-50-
Implementation: GRTC and the Richmond Department of Public Works
will install aforementioned street furniture, ideally near pedestrian
lighting.
Strategy PE-1-6: Repair sidewalks and ramps and install sidewalks where they
are missing.
Implementation: The Richmond Department of Public Works will repair
or install sidewalks where they are in disrepair or missing.
Objective PE-2: Improve access for both vehicles and pedestrians on the corridor
Map 19: Reconfigured entrance to Chamberlayne Avenue
Strategy PE-2-1:
Reconfigure the
southern entrance
to the corridor to
allow safer
access to the
corridor.
Chamberlayne
Parkway and
Chamberlayne
Avenue is a
dangerous
intersection.
Northbound traffic
from the Parkway
should be
rerouted to follow
Brook Road to
Mitchell Avenue
(converted to one
way) to
Chamberlayne
Avenue (where a
traffic light should
be installed).
Implementation: Richmond Department of Transportation and Virginia
Department of Transportation will work together to reconfigure
northbound access to the corridor. Note the new traffic patterns in Map
16. Chamberlayne Parkway is cut off from Chamberlayne Avenue.
Traffic traveling west from Jackson Ward should be diverted, through
signage, to go to Belvidere Street, and then turn right. Northbound traffic
on Chamberlayne Parkway should be diverted to Brook Road, then to
Mitchell Avenue, then to Chamberlayne Avenue.
-51-
Strategy PE-2-2: Enforce the posted speed limit of 35 M.P.H. along
Chamberlayne Avenue
Implementation: Richmond Police Department will monitor traffic along
the southern portion of the study area to ensure that drivers are not
speeding into (or out of) the corridor.
Strategy PE-2-3: Install raised brick crosswalks at all intersections along the
corridor. This will give pedestrians a clear path across the street and encourage
drivers to maintain the speed limit.
Implementation: The Richmond Department of Public Works will install
raised crosswalks at all intersections on the corridor.
Strategy PE-2-4: Install pedestrian crossing signals at all intersections where
there is a traffic light. This gives pedestrians right-of-way, especially necessary
during peak traffic times.
Implementation: The Richmond Department of Transportation and
Richmond Department of Public Works will install pedestrian crossing
signals at all intersections where there is a traffic light on Chamberlayne
Avenue.
Strategy PE-2-5: Clearly mark parking spaces along the corridor and enforce
time limits for parking.
Implementation: The Richmond Department of Transportation will
install clear signage at all areas designated for parking. Parallel parking
spaces will be painted. Parking Enforcement will aggressively monitor
parking violations along Chamberlayne Avenue.
Strategy PE-2-6: Clearly mark access to Interstate 95 North, making it obvious
that there is access to Interstate 95 North from Laburnum Avenue.
Implementation: The Virginia Department of Transportation will install
signs indicating a route to Interstate 95 North.
Objective PE-3: Implement and enforce structural design and landscaping
standards on the corridor.
Strategy PE-3-1: Encourage property owners to use CARE incentives to
improve the facades of their buildings.
-52-
Implementation A: The City will allocate additional funds from the
Capital Improvement Program to the Chamberlayne / Lombardy area
CARE area.
Implementation B: The Richmond Department of Economic
Development will promote CARE incentives to business/property owners
by contacting them by phone, mail or in person.
Strategy PE-3-2: Enforce zoning regulations, especially with respect to
setbacks, height requirements, etc. for new structures. Generate a maintenance
requirement enforced for all structures that prohibits blight, spray painting, etc.
Implementation A: City Zoning Officials will actively enforce zoning
regulations along the corridor.
Implementation B: Property owners who leave their properties in
blighted conditions will be persuaded through the use of eminent domain
by zoning officials to clean up their properties.
Strategy PE-3-3: Require private parking lots to be hidden from view from the
corridor. Parking lots detract from a sense of pedestrian-orientation along the
corridor.
Implementation A: Property owners will be required to build 3-foot walls
around parking lots facing the corridor.
Implementation B: New development with parking requirements will be
required to have parking lots behind the buildings. If this is not possible,
new development should adhere to implementation strategy A, above.
Strategy PE-3-4: Develop a Pattern Book / Urban Design Guidelines for
structures on the corridor. The pattern book or urban design guidelines will guide
developers as well as existing property owners through the design requirements
of structures on the corridor. The guidelines should be consistent enough to
bring a sense of place to the corridor and to each of its thematic areas while
allowing for some flexibility so as not to turn off potential investors.
Implementation: The Department of Community Development will
coordinate the development of urban design guidelines applicable to the
corridor. This will be done in cooperation with the business association
and resident associations. These guidelines will include appropriate
colors, façade materials, set backs, and so forth. For example:
•
•
Parking lots will be located behind new buildings and barriers will
be erected between existing parking lots and the sidewalk.
Façade materials and colors should fit into a coherent theme
-53-
• All new structures should have windows facing the street
And so forth
Strategy PE-3-5: Require trash and other debris be picked up from private
properties. There are instances of tires and other trash left unattended in vacant
lots.
Implementation: Zoning officials will contact property owners about
unattended trash and require that it be removed immediately.
Association Enhancements (AE)
Background: Strong associations such as business associations and nearby resident
associations play a critical role in the development of a cohesive neighborhood where concerns
are addressed. Currently, many business owners work together in watching out for crime, etc.,
but the associations need to become all-inclusive and meet regularly. Often, these types of
associations meet only when there is a problem to be addressed. They should meet regularly to
discuss what is happening in their neighborhoods and on the corridor.
GOAL AE
Strengthen business and resident associations.
Objective AE-1: Regular meetings are held by the business association to discuss
the concerns and needs along the corridor.
Strategy AE-1-1: The existing business association should meet immediately to
determine a regular schedule for future meetings.
Implementation: The business association leaders will determine a
regular schedule for future meetings and distribute this schedule to all
businesses along the corridor as well as public officials.
Strategy AE-1-2: Recruit representatives from all businesses along the corridor
to be active members of the association.
Implementation: The business association will contact non-member
businesses by phone or in person and recruit their active participation.
Strategy AE-1-3: Publish a newsletter on a regular newsletter about happenings
on the corridor.
Implementation: The business association will encourage all members
to submit articles for the newsletter. Funding could be arranged through
advertising.
-54-
Objective AE-2: Regular meetings are held by resident associations to discuss
concerns and needs along the corridor.
Strategy AE-2-1: The existing resident associations will meet immediately to
determine a regular schedule for future meetings.
Implementation: The resident associations will determine a regular
schedule for future meetings and distribute this schedule to all residents
along the corridor as well as public officials.
Strategy AE-2-2: Recruit other residents to become active participants.
Implementation: The resident associations will contact non-member
residents by phone or in person and recruit their active participation.
Public Safety (PS)
Background: Public Safety is an important issue to be addressed before successful development
of a corridor can occur. The crime along Chamberlayne Avenue, both real and perceived, must
be mitigated in order to enhance the economic viability of the corridor.
Goal PS
Make the corridor a safe place to visit, shop and do business.
Objective PS-1: Implement Crime Prevention Through Environmental Design
(CPTED) techniques along the corridor.
Strategy PS-1-1: Leave interior lights of buildings on at night. This will increase
visibility into the stores making it easier to see if an unauthorized person is inside
the establishment after hours.
Implementation: The City will require that the merchants leave some
interior lights on at night. Zoning officials and the Richmond Police
Department will enforce this ordinance.
Strategy PS-1-2: Place street furniture near pedestrian lighting. This will make
the furniture safe to use at night and offer would-be criminals fewer places to
conduct illicit activities.
Implementation: The Richmond Department of Public Works and
GRTC will coordinate efforts in locating furniture near street lighting.
Strategy PS-1-3: Require lighting on private lots as a crime deterrent. This will
provide fewer dark places for crime to occur unnoticed and leave would-be
criminals with fewer places to conduct illicit activities.
-55-
Implementation: Property owners will install lighting over parking lots or
other open areas. This will be enforced by zoning officials and the
Richmond Police Department. Funds are available to supplement these
costs through the CARE.
th
Strategy PS-1-4: Park police cars outside of the 4 Precinct in visible locations,
such as along the street. This will increase the sense of police presence along
the corridor.
Implementation: The Richmond Police Department, in cooperation with
parking enforcement officials, will designate street-side parking around
the new precinct as “Police Vehicles Only” as are in place near the
existing precinct.
Objective PS-2: Increase police patrols throughout the corridor, thus increasing
their visibility to would-be criminals.
th
Strategy PS-2-1: Take advantage of the 4 Precinct’s new location on the
corridor. With such a large presence of police officers to be located there, the
precinct should be a place where the police are visible, not just a place where
nd
they come and go without being seen (as is the case with 2 Precinct on Belt
Boulevard).
th
Implementation: Officers of the 4 Precinct will become members of
their new community, visiting merchants and conducting both foot and
vehicular patrols.
Objective PS-3: Involve local youth in the community through apprenticeships. As
there are negative influences surrounding the community (an overall high crime
rate), involving youth in the community early on can help deter them from getting
involved with illicit activities when they are more easily influenced by others.
Strategy PS-3-1: Give incentives to both earn money and play a leadership role
in the community. This will help them gain a sense of accomplishment and be a
role model to their peers which may discourage loitering and eventually
becoming susceptible to taking part in criminal activities.
Implementation: Businesses along the corridor should provide part
time jobs to nearby students. They can partner with schools, religious
organizations or non-profits in recruiting students for these jobs.
-56-
Strategy PS-3-2: Give incentives to local youth to give attention to their studies.
Along with the opportunity to earn money and gain a sense of accomplishment,
local youth should also be encouraged in their studies.
Implementation: Businesses along the corridor provide should pay for
study-time in addition to part time work. (Example: $6.00 an hour for 3
hours of a student’s time any given day; student works two hours,
studies one hour).
Objective PS-4: Enforce existing laws and implement new ordinances related to
structural safety along the corridor.
Strategy PS-4-1: Enforce ordinances on building conditions and use. Blighted
structures are havens for crime so access to them should be closed.
Implementation: Zoning officials will actively enforce ordinances related
to building conditions.
Strategy PS-4-2: Post “No Trespassing” signs on private property / vacant lots
on the corridor. This will make clear that unauthorized people should not be
there.
Implementation: Business owners, property owners and police will
coordinate to determine the proper placement of signs. Placement of
these signs will be written into a zoning ordinance and enforced by
zoning officials.
-57-
Table 12: Implementation Timeline
Strategy
UC-1-1
UC-1-2
UC-1-3
UC-1-4
UC-2-1
UC-2-2
UC-2-3
UC-2-4
UC-3-1
UC-3-2
UC-3-3
Description
Provide workshops for business owners
Promote themes on the corridor
Create a bus route linking auto-service cluster to CBD
Facilitate joint advertising between merchants
Take advantage of existing themes
Take advantage of the corridor's location
Use existing sites
Use economic opportunity area
Use corridor for expansion of government offices
Encourage medical facility
Encourage vocational education facility
UC-4-1
PE-1-1
PE-1-2
PE-1-3
PE-1-4
PE-1-5
PE-1-6
PE-2-1
PE-2-2
PE-2-3
PE-2-4
PE-2-5
PE-2-6
PE-3-1
PE-3-2
PE-3-3
Restrict certain uses
Install gateway signage
Install hanging banners / flags
Plant street trees
Install pedestrian lighting
Install street furniture
Repair/Install sidewalks
Reconfigure southern entrance to corridor
Enforce speed limit
Install crosswalks
Install pedestrian crossing signals
Clearly mark onstreet parking
Post directional signs to I-95 North
Encourage property owners to use CARE
Enforce zoning regulations
Hidden parking
PE-3-4 Pattern book, urban design guidelines
PE-3-5 Require trash removal
Existing business association determines regular meeting
AE-1-1 schedule
AE-1-2 Recruit members
AE-1-3 Publish a newsletter
Existing resident associations determine regular meeting
AE-2-1 schedlue
AE-2-2 Recruit residents
PS-1-1 Leave interior lights on
PS-1-2 Place street furniture near pedestrian lighting
PS-1-3 Require lighting on private lots
PS-1-4 Park police cars on street
PS-2-1 Officers involved with community
PS-3-1 Youth leadership incentives
PS-3-2 Youth study incentives
PS-4-1 Enforce building conditions
PS-4-2 "No Trespassing" Signs
* Short term implementation after police precint is opened.
CARE
Richmond Department of Community Development
DED
Richmond Department of Economic Development
D.Ed.
Richmond Department of Education
DPW
Richmond Department of Public Works
GRTC
GRTC Transit System
PE
Parking Enforcement
RRHA
Finish
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
3 Years
4 Years
Ongoing
Ongoing
3 Years
Medium Term
Long Term
Medium Term
Medium Term
Medium Term
Medium Term
Medium Term
Long Term
Short Term
Long Term
Medium Term
Short Term
Short Term
Short Term
Short Term
Long Term
6 Months
2 Years
1 Year
1 Year
1 Year
18 Months
1 Year
3 Years
Immediately
2 Years
1 Year
6 Months
6 Months
6 Months
Immediately
2 Years
Ongoing
4 Years
3 Years
3 Years
2 Years
3 Years
2 Years
5 Years
Ongoing
4 Years
2 Years
Ongoing
1 Year
Ongoing
Ongoing
4 Years
Medium Term
Short Term
1 Year
Immediately
2 Years
Ongoing
Business Association
Short Term
Short Term
Medium Term
Immediately
Immediately
1 Year
3 Months
Ongoing
Ongoing
Resident Associations
Resident Associations
Businesses, RPD, ZO
DPW, GRTC
CARE, Property Owners, RPD, ZO
RPD
RPD
Businesses, Schools, Religious Organizations,
Non-Profits
Businesses, Schools, Religious Organizations,
Non-Profits
ZO
Short Term
Immediately
Short Term
Immediately
Short Term
6 Months
Medium Term
18 Months
Short Term
6 Months
Short Term* Immediately*
Short Term
Immediately
3 Months
Ongoing
Ongoing
3 Years
Ongoing
Ongoing*
Ongoing
Business Owners, Property Owners, RPD, ZO
Richmond Redevelopment and Housing Authority
Richmond Police Department
VCU
Virginia Commonwealth University
ZO
Start
6 Months
6 Months
6 Months
6 Months
6 Months
6 Months
1 Year
2 Years
1 Year
6 Months
1 Year
Richmond Department of Transportation
RPD
VDOT
Term
Short Term
Short Term
Short Term
Short Term
Short Term
Short Term
Medium Term
Long Term
Medium Term
Short Term
Medium Term
Abbreviations
Commercial Area Revitalization Effort
DCD
RDT
Responsible Party(ies)
Business Association, DED
Business Association, DED
DED, GRTC
Business Association, CARE
DED
DED
CARE, DED, RRHA
RRHA
DCD, DED
VCU, Private Hospitals
D.Ed.
Business Associaton, DCD, DED, Resident
Associations
Business Association, DPW
DPW
DPW, GRTC
DPW
RDT, VDOT
RPD
DPW
DPW, RDT
RDT, PE
VDOT
CARE, DED
ZO
ZO
Business Association, DCD, Resident
Associations
Property Owners, ZO
Virginia Department of Transportation
Zoning Officials
-58-
Medium Term
1 Year
2 Years
Medium Term
Short Term
1 Year
Immediately
2 Years
Ongoing
Short Term
6 Months
1 Year
Overview of Potential Funding Sources
Commercial Area Revitalization (CARE) Program: CARE funds should be used by businesses
for various improvements that make the physical location of their businesses more attractive.
The City of Richmond’s Department of Economic Development, Industrial Development Authority
and the Richmond Economic Development Corporation offer the CARE Program, for which
businesses along Chamberlayne Avenue are eligible. The program is designed to bring vitality to
older, low and moderate-income communities by offering revitalization incentives (see Table 17,
below).
Table 13: CARE Incentives16
Incentive
Operation Facelift
Exterior Rehabilitation
Security Improvements
Interior Rehabilitation
CARE Loan Program
Water Lateral Sprinkler System Rebate
City Incentives
Description
Provides a modest storefront makeover to businesses
in a CARE area (Free)
A rebate for renovations to the exterior of a commercial
building (50% up to $3,000)
A rebate for improvements to security systems in a
commercial building (50% up to $3,000)
A rebate for improvements to the interior space of a
commercial building (50% up to $3,000)
A low-interest loan program for rehabilitation and
renovation of commercial space
Rebate for the connection of a water lateral line and
installation of sprinkler / fire supression systems (100%
up to $7,500)
Source: City of Richmond, Department of Economic Development, CARE Brochure
Map 20: Enterprise Zones
Enterprise Zone Incentives: Make use of
enterprise zone incentives that provide grants
to businesses that to locate in or make
improvements to their business in enterprise
zones. Incentives are also offered for giving
workers competitive wages. Critical to the
formulation of this plan is the fact that
Chamberlayne Avenue lies in an enterprise
zone, making businesses along the corridor
eligible for various financial incentives from the
City and the State. The table below lists some
of the incentives available to new or
expanding businesses along the corridor.
These incentives, applicable to the corridor,
should be explored by business owners in
need of financial incentives to encourage them
to locate/remain on the corridor.
16
City of Richmond. Commercial Area Revitalization Effort. [Brochure]. Richmond, VA: Author.
-59-
Table 14: Enterprise Zone Incentives17
City Incentives
State Incentives
Incentive
Description
Machinery and Tools Tax
Rebate
One-time grant equivalent to
20% of the annual increased
machinery and tools tax
assessment for each year of
the initial three-year period
Employment Assistance Grant
One-time grant equivalent to
$250 per eligible permanent
full-time position provided to
new or expanded businesses
Business Relocation Grant
Relocation grant assistance to
eligible new city businesses
equivalent to the lesser of
either 50% of allowable moving
costs or $3 per square foot of
the move-out location
Development Fee Rebate
Scaled fee rebate for permits
associated with the renovation
or construction of commercial
facilities
Incentive
Description
General Income Tax Credits
Businesses may qualify for
general credit against state
business income or franchise
tax.
Rebate (equivalent to the
lesser of 2% of the loan or
SBA 504/7A, VSBFA Program
guarantee amount of $500) of
Fee Rebate
loan application fees to
qualified zone businesses
Specific criteria for eligibility as well as specific grant
amounts available for both City and State incentives by
A limitation on first year BPOL
Business Professional
visiting:
fees provided for new or
Occupancy License (BPOL)
http://www.ci.richmond.va.us/departments/econdev/busin
expanding large companies
ess_finance2.aspx#enterprise
Source: City of Richmond, Department of Economic Development
Business Enterprise Zone Loan (BEZL) Program: The BEZL Loans of up to $100,000 can be
used by small businesses for job creation, elimination of blight and for working capital
•
For more information about the aforementioned, visit
http://www.ci.richmond.va.us/departments/econdev/business_finance.aspx
New Market Tax Credits: These credits, though highly competitive, can be used for large scale
private development. Credit is given to the investor annually for seven years, up to 39% of the
total investment.
•
For more information about New Market Tax Credits, visit http://www.cdfifund.gov
Business Improvement Districts: A Business Improvement District (BID) is a special district
where property taxes for property owners are increased and the extra revenue is used to improve
the district. A BID is steady financing and politically palatable because those paying the taxes
benefit from them directly.
17
City of Richmond Department of Economic Development. Retrieved from
http://www.ci.richmond.va.us/departments/econdev/business_finance2.aspx#enterprise on February 1,
2006.
-60-
Summary
Despite the challenges it currently faces, Chamberlayne Avenue has a lot of potential for
revitalization. It has the potential to serve as a well-known and heavily used corridor in
Richmond. The corridor’s potential will become reality with the collective commitment and
cooperation of city officials, stakeholders and residents. The corridor has many strengths on
which to build and this plan takes advantage of them. This plan is to serve as a guide for
revitalization of the corridor. It will hopefully prove useful to everyone involved with
Chamberlayne Avenue’s renewed vitality.
-61-
Appendix Section
-62-
Table 15: Age of Population18
Chamberlayne Avenue
Census Tract
106
111
104
105
107
110
301
402
403
404
One Mile Radius Average
Citywide
Median Age
40.9
30.1
39.7
45.7
39.9
32.1
21.1
38.9
19.7
25.7
33.4
33.9
Difference from Citywide Median (years)
7
-3.8
5.8
11.8
6
-1.8
-12.8
5
-14.2
-8.2
-0.5
Table 16: Racial make up of the corridor19
Chamberlayne Avenue
Census Tracts within One Mile
of the Study Area
Tract
Total
White
% White
Black
% Black
Asian
% Asian
Other
% Other
106
111
104
105
107
110
301
402
403
404
2292
3286
6565
1589
2820
2938
2780
1667
2605
3893
30435
197793
96
111
3636
127
34
27
41
402
1397
3050
8921
75744
4.2%
3.4%
55.4%
8.0%
1.2%
0.9%
1.5%
24.1%
53.6%
78.3%
29.3%
38.3%
2161
3017
2625
1423
2703
2806
2659
1218
756
405
19773
113108
94.8%
93.1%
40.0%
89.6%
95.9%
95.5%
95.6%
73.1%
29.0%
10.4%
65.0%
57.2%
3
32
80
3
0
11
0
3
233
209
574
2471
0.1%
1.0%
1.2%
0.2%
0.0%
0.4%
0.0%
0.2%
8.9%
5.4%
1.9%
1.2%
7
29
61
11
12
23
19
6
80
40
288
3584
0.3%
0.9%
0.9%
0.7%
0.4%
0.8%
0.7%
0.4%
3.1%
1.0%
0.9%
1.8%
One Mile Radius
Citywide
Two or % Two or
more
more
races
races
Hispanic
13
50
85
15
51
29
28
26
45
107
449
2883
0.6%
1.5%
1.3%
0.9%
1.8%
1.0%
1.0%
1.6%
1.7%
2.7%
1.5%
1.5%
12
47
78
10
20
42
33
12
94
82
430
5074
%
Hispanic
0.5%
1.5%
1.2%
0.6%
0.7%
1.4%
1.2%
0.7%
3.6%
2.1%
1.4%
2.6%
Table 17: Formal Education of Population20
Tract
Chamberlayne Avenue
One Mile Radius Total
Citywide
106
111
104
105
107
110
301
402
403
404
Population
Age 25+
No H.S.
Diploma
% No H.S.
Diploma
1630
1784
4948
1229
1865
1710
1219
1079
302
2013
17779
128555
464
504
803
221
663
545
789
386
59
335
4769
31907
28.5%
28.3%
16.2%
18.0%
35.5%
31.9%
64.7%
35.8%
19.5%
16.6%
26.8%
24.8%
% H.S.
H.S.
Diploma or Diploma or
G.E.D.
G.E.D.
446
345
949
291
564
704
298
312
28
230
4167
30314
27.4%
19.3%
19.2%
23.7%
30.2%
41.2%
24.4%
28.9%
9.3%
11.4%
23.4%
23.6%
Some
College or
Associate
Degree
% Some
College or
Associate
Degree
Bachelor
Degree
308
491
997
314
413
375
106
252
84
288
3628
28473
18.9%
27.5%
20.1%
25.5%
22.1%
21.9%
8.7%
23.4%
27.8%
14.3%
20.4%
22.1%
269
305
1083
249
143
68
10
86
41
677
2931
23951
18
% Bachelor
Degree
Master,
Professional,
or Doctoral
Degree
% Master,
Professional
or Doctoral
Degree
16.5%
17.1%
21.9%
20.3%
7.7%
4.0%
0.8%
8.0%
13.6%
33.6%
16.5%
18.6%
143
139
1116
154
82
18
16
43
90
483
2284
13910
8.8%
7.8%
22.6%
12.5%
4.4%
1.1%
1.3%
4.0%
29.8%
24.0%
12.8%
10.8%
U.S. Census, STF3, Table P8. Retrieved from http://www.census.gov on February 1, 2006.
Population, Race and Hispanic Origin by Census Tract. Richmond, VA. p. 2.
20
1990-2000 Educational Attainment and Employment Status by Census Tract. Richmond, VA. pp. 6-9.
19
-63-
Table 18: Employment21
Chamberlayne Avenue
Tract
106
111
104
105
107
110
301
402
403
404
One Mile Radius Total
Citywide
Population 16 years
% Population 16
Population 16 years
% Population 16
Population 16 years and over in civilian years and over in
and over in civilian
years and over in
and over in civilian
labor force:
civilian labor force:
labor force:
civilian labor force:
labor force
EMPLOYED
EMPLOYED
UNEMPLOYED
UNEMPLOYED
3602
3440
95.5%
162
4.5%
811
754
93.0%
57
7.0%
1090
1026
94.1%
64
5.9%
1198
1024
85.5%
174
14.5%
1134
993
87.6%
141
12.4%
1688
1211
71.7%
477
28.3%
557
384
68.9%
173
31.1%
744
598
80.4%
146
19.6%
1673
894
53.4%
779
46.6%
2571
2490
96.8%
81
3.2%
85.0%
15.0%
15068
12814
2254
98688
90745
92.0%
7943
8.0%
Table 19: Income and Household Size22
Chamberlayne Avenue
One Mile Radius Average
Citywide
Census Tract
106
111
104
105
107
110
301
402
403
404
Median Household
Average
Income
Household Size
$34,669
2.6
$27,091
2.4
$35,738
2.0
$46,071
2.5
$34,009
2.7
$26,183
2.9
$7,635
2.4
$21,081
2.2
$18,000
2.0
$16,554
1.8
$26,703
2.3
$33,166
2.2
21
Average Per
capita income
$13,490
$11,288
$18,327
$18,355
$12,643
$9,155
$3,195
$9,582
$9,231
$9,096
$11,441
$14,806
1990-2000 Educational Attainment and Employment Status by Census Tract. Richmond, VA. pp. 6-9.
22
U.S. Census, STF3, Tables P14 & P52. Retrieved from http://www.census.gov on February 1, 2006.
-64-
Table 20: Businesses along Chamberlayne Avenue
Businesses on Chamberlayne Avenue
Number
Street
Business Name
Business Type
1415
Chamberlayne
Usry Mobile Homes
Mobile Home Sales
1424
Chamberlayne
Dewalt Hardware and Service
Hardware and service
1500
Chamberlayne
River City Granite Company
Granite manufacture
1501
Chamberlayne
Lion Mart
Convenience Grocery
1501.5
Chamberlayne
Vacant
1503
Chamberlayne
Vacant
1509
Chamberlayne
Glenn's
Sit-down Restaurant
1600
Chamberlayne
City of Richmond Animal Shelter
City Use
1601
Chamberlayne
NAPA Auto
Auto Parts
1700
Chamberlayne
ARCET Welding Supplies
Hardware (commercial)
1701
Chamberlayne
Sam's Tires
Auto Parts (tires)
1705
Chamberlayne
Vacant
1707
Chamberlayne
Auto Land
Auto Sales - used
1900
Chamberlayne
Eternity Church
Store Front Church
1901
Chamberlayne
Vacant
1903
Chamberlayne
Richmond Public Schools Garage
City Use
1908
Chamberlayne
Talley Neon
Neon Light manufacture
2005
Chamberlayne
Vacant
2007
Chamberlayne
Able Glass Services of Richmond
Glass Services
2011
Chamberlayne
McDonald's
Sit-down Restaurant
2021
Chamberlayne
Shell
Gas Station
2030
Chamberlayne
Atlantic Industrial Supply
Hardware
2032
Chamberlayne
Citgo
Gas Station and Service
2219
Chamberlayne
Vacant
2220
Sledd
Military Retiree Club
Private Club
2308
Chamberlayne
Seven-Eleven
Convenience Grocery
2403
Chamberlayne
Auto Zone
Auto Parts
2405
Chamberlayne
Vacant Lot
2416
Chamberlayne
AFL-CIO / NALC 496
Non-Profit - CBU
2423
Chamberlayne
Vacant
2425
Chamberlayne
Standard Auto Center
Auto Service
2500
Chamberlayne
Fiscal Fitness
Tax Preparation
2509
Chamberlayne
Chamberlayne Avenue Food Mart
Convenience Grocery
2511
Chamberlayne
Vacant
2512
Chamberlayne
Vacant
2513
Chamberlayne
Fairhaven Christian Center
Store Front Church
2517
Chamberlayne
Beauty Salon
2519
Chamberlayne
Fowlkes Real Estate
Real Estate
2526
Chamberlayne
Vonderlehr Tire (Michelin)
Auto Parts (tires)
2600
Chamberlayne
Richmond Motel
Motel
2601
Chamberlayne
Burger King
Sit-down Restaurant
2607
Chamberlayne
Chevron
Gas Station
2614
Chamberlayne
Chamberlayne Video
Video Rental
2700
Chamberlayne
Ralph L. Samuels and Associates
Real Estate
2701
Chamberlayne
Captain D's
Sit-down Restaurant
2702
Chamberlayne
Moose Lodge / Elks
Private Club
2706
Chamberlayne
Cash Advance Loans
Personal Services - Loans
2709
Chamberlayne
Popeye's Chicken
Sit-down Restaurant
2712
Chamberlayne
Neighborhood Homeownership Ctr.
Non-Profit
2713
Chamberlayne
None
House
2715
Chamberlayne
Vacant
House
2717
Chamberlayne
None
House
2719
Chamberlayne
None
House
2900
Chamberlayne
Carpool
Car Wash - Full Service
2901
Chamberlayne
Jasper Breaks and Transmission
Auto Service and Sales (used)
2902
Chamberlayne
Saunders & Associates
Accountant
2904
Chamberlayne
Hunter and Son
Insurance Agency
2905
Chamberlayne
Hawks BBQ and Fried Chicken
Sit-down Restaurant
2905
Chamberlayne
Car Wash - Self Service
2905
Chamberlayne
Lanudry
2906
Chamberlayne
Underground Services First
Water & Sewer Inspectors
2908
Chamberlayne
City of Love Ministries
Store Front Church
2910
Chamberlayne
Parkwood Apartments
Residential Apartments
2912
Chamberlayne
Avens Adult Home
Residential - Elderly
2914
Chamberlayne
Buttonwood Apartments
2916
Chamberlayne
None
Office
2918
Chamberlayne
None
Office
2920
Chamberlayne
None
Office
2924
Chamberlayne
Walgreens
Drug Store
2929
Chamberlayne
Enys Hotels
Motel
2931
Chamberlayne
BP
Gas Station / Convenience
1400-20
Chamberlayne
College House
Clothes - Unisex
1400-20
Chamberlayne
National Linen Service
Linen Service (commercial)
1400-20
Chamberlayne
G&K Serives
Unknown
1515-19
Chamberlayne
Accent Draperies Installation
Housewares
1515-19
Chamberlayne
Vacant
1800-10
Chamberlayne
Wachovia
Bank
1801-11
Chamberlayne
Vacant
2010 A-B
Chamberlayne
Addo Auto Sales
Auto Sales - used
2010 A-B
Chamberlayne
Relaxsations
Beauty Salon
2022-26
Chamberlayne
Victory Meat Company
Grocery - specialty
2022-26
Chamberlayne
Auto Paint Supply
Auto Parts (paint)
2022-26
Chamberlayne
Philip's Tool Sales and Service
Hardware and service
2030A
Chamberlayne
Kar Audio
Car Audio
2224-26
Chamberlayne
Park's Combo
Sit-down Restaurant
2300-02
Chamberlayne
Northside Barbershop
Barber
2300-02
Chamberlayne
Colony TV and Audio
Electronics Sales
2301-05
Chamberlayne
Belmont Motel
Motel
2303-05
Chamberlayne
D.N. Thomas
Podiatrist
2303-05
Chamberlayne
Kim & Jenny's Hair Designs
Beauty Salon
2304,06
Chamberlayne
Richmond Auto Pawn
Pawn Shop
2400-10
Chamberlayne
Dana for Hair
Beauty Salon
2400-10
Chamberlayne
All Eyes on Me
Beauty Salon
2400-10
Chamberlayne
Davis Brothers Construction Co.
Construction Company
2400-10
Chamberlayne
Jon Bullock Insurance
Insurance Agency
2400-10
Chamberlayne
Greater Virginia Contractors Assoc
Non-Profit
2417,21
Chamberlayne
Green Medical Center
Medical Center
2521-23
Chamberlayne
None
Club - Private
2606-12
Chamberlayne
Advance Auto Parts
Auto Parts
2606-12
Chamberlayne
Zone Beauty Supply
Beauty Supply
2606-12
Chamberlayne
Subway
Sit-down Restaurant
2616-18
Chamberlayne
Pride Cleaners
Cleaners
2909-25
Chamberlayne
Gate Oaks
Average 2003-05 Property Value Increase for parcels in study area: 23.1%
Average 2005 Assessed Value per parcel (including buildings): $437,584
Average assessed value per Acre: $660,006
Average Parcel Size: .645 acres
Total 2005 Assessed Value of parcels and buildings in study area: $376,322,000
Property Owner
Assessment Mailing City
Usry Mobilehome Estates, Inc
Richmond
Lewis Sternheimer
Richmond
Hookup LLC
Richmond
Richmond
Richmond
Stephen Chaplan
Midlothian, VA
Glenn Raines
Richmond - OO
Richmond SPCA
Richmond - OO
Genuine Parts Company
Atlanta, GA
ANT Corp.
Richmond
Salah Elamen
Richmond
Calvin Wilson
Richmond
JG Real Estate
Richmond
Donald M. Douglas
Richmond
TBC Inc.
Richmond
TBC Inc.
Richmond
Talley Sign
Richmond - OO
Robert Walton
Highland Springs, VA
MCL, LLC
Newtown, VA
Franchise Realty Interstate Corp. Chicago, IL
Seibert Properties Inc.
Midlothian, VA
Donald J. Neal
Richmond - OO
Chekib Aboulhosn
Richmond - OO
Commonwealth Prop. Investment Englewood, CO
Military Retirees of Richmond
Richmond - OO
Southland Corp.
Dallas, TX
Autozone, Inc.
Memphis, TN
Malcolm Kalman
Manakin-Sabot, VA
NALC 496
Richmond - OO
Not listed
Oliver Larence
Mechanicsville, VA
S&T Prosperity Properties LLC
Richmond - OO
Harry Wilson
Richmond
Na Song
Midlothian, VA
John Vondelehr
Richmond - OO
Consolidated Bank and Trust
Richmond
Latrelle Pierce
Richmond
Dorethea Fowlkes
Richmond - OO
John Vondelehr
Richmond - OO
M&J LLC
Richmond - OO
Susan Cordell
Miami, FL
Ghulam Arshad, Inc.
Richmond - OO
David Snyder
Richmond - OO
Ralph Samuels and Assoc.
Richmond - OO
CD Restaurants, Inc.
Glen Allen, VA
David Williams
Richmond
Jane D. Ohly
Midlothian, VA
Shahid Ali
Fredericksburg, VA
Richmond Neighborhood Housing Richmond
Svcs.
- OO
Johnny Bradley
Richmond
Capitol Christian Deliverance Ctr. Richmond - OO
Dempsey Alton
Richmond
Helena Pierotti
Richmond - OO
CP-2900 Chamberlayne, LLC
Richmond
James and Denise Roach
Richmond - OO
Larry J. Saunders
Richmond - OO
James F. Hunter
Richmond - OO
Spitzer Tyler, LLC
Richmond
Land Use
Multi-Familiy
Commercial
Industrial
Commercial
Industrial
Industrial
Commercial
Commercial
Industrial
Industrial
Commercial
Industrial
Commercial
Industrial
Commercial
Commercial
Industrial
Commercial
Commercial
Commercial
Commercial
Industrial
Commercial
Industrial
Commercial
Commercial
Commercial
Vacant
Commercial
Acerage
5.39
0.23
1.38
0.09
0.23
0.33
0.08
0.83
1.75
2.51
0.33
0.36
0.39
2.29
0.33
3.27
1.06
0.13
0.07
0.8
1.11
0.17
0.28
1.87
N/A
0.34
0.4
0.62
0.16
Square Footage
N/A
N/A
N/A
N/A
N/A
4675
N/A
N/A
N/A
N/A
2380
4160
N/A
45076
N/A
N/A
24482
N/A
N/A
N/A
N/A
7376
N/A
N/A
17210
N/A
N/A
N/A
15477
Value 03*
440.2
143
1084.6
45.7
31.9
120
121.6
660.7
643.6
1189.2
107.3
158.2
76.6
2529.3
85.8
861.3
376.4
65.8
68.7
574.9
464.8
N/A
118.7
565.3
373.3
331.8
221.7
343.3
146
Value 04*
441.1
159.4
1115.6
51.3
36.3
152.7
130.8
734.1
722.6
1359
120.3
176.7
84.3
2794.1
96.5
924.5
421.7
72.2
76.5
640.8
524.5
N/A
134.4
633.5
415.4
371.4
375
387.3
163.4
Value 05*
463.5
175.4
1183.3
56.4
40.1
125
143.9
947.5
794.8
1514.4
129
196.7
90.8
3124
106.1
994.9
468.8
79.4
84.1
682.4
576.9
110
145.5
704.2
457
408.5
412.5
270
179.7
22.6%
24.6%
22.4%
23.1%
86.1%
-21.4%
23.1%
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Commercial
Duplex
Office
Commercial
Commercial
Commercial
Commercial
Office
Single Family
Commercial
Duplex
Single Family
Commercial
Commercial
Office
Office
Commercial
0.44
0.24
0.07
0.05
0.08
0.19
0.1
0.13
0.23
0.24
0.64
0.36
0.2
0.15
0.62
0.18
0.2
0.62
0.35
0.21
0.19
0.25
0.23
0.43
0.37
0.42
0.42
0.78
N/A
N/A
1980
N/A
N/A
N/A
N/A
N/A
N/A
3239
N/A
N/A
1858
N/A
N/A
11856
N/A
N/A
N/A
1757
N/A
2850
1980
N/A
N/A
5364
5390
4744
224.6
128.7
72.9
68.7
45.8
178.8
60
108.8
117.3
120
629.3
393.3
83.4
142.8
493.4
171.6
83
414.8
272
75.6
128.8
105.7
100.3
177.3
221.7
157.8
174.1
846.6
254.5
145.7
81.5
76.5
51.8
199.9
67.3
114.3
133.1
131.5
704
443.4
86.8
151
552.4
191.6
94.8
466
285.3
92.6
144.9
110
89.1
200.8
249.6
174.1
190.4
846
275.9
160.2
89.7
84.2
57
219.9
74.1
132.9
144.5
141.8
752.7
487.8
102.5
175
607.6
210.8
104.3
500
332.2
104.6
159.4
129.8
100.7
220.9
274.6
196.4
216
850
22.8%
24.5%
23.0%
22.6%
24.5%
23.0%
23.5%
22.2%
23.2%
18.2%
19.6%
24.0%
22.9%
22.5%
23.1%
22.8%
25.7%
20.5%
22.1%
38.4%
23.8%
22.8%
0.4%
24.6%
23.9%
24.5%
24.1%
0.4%
Chariott Enterprises
Richmond - OO
JayFair Corporation
Richmond
Monument City Properties, LLC Richmond
Otis and Hazel Avens
Richmond - OO
Buttonwood Associates
Richmond
Amro Abdelaziz
Richmond
Church Run, LLC
Richmond
Holt Curtis, Jr.
Richmond - OO
Greenberg Harold & Sylvia
Deerfield, IL
John O. Olateju
Richmond - OO
Seibert Properties Inc.
Richmond
Jackson & Edney Investments, LLC
Asheville, NC
Commercial
Office
Multi-Familiy
Multi-Familiy
Multi-Familiy
Office
Commercial
Multi-Familiy
Commercial
Commercial
Commercial
Industrial
0.41
0.38
0.45
0.4
0.4
0.44
0.38
0.42
1.2
0.41
0.64
3.25
N/A
N/A
N/A
9072
N/A
N/A
7794
3052
N/A
N/A
N/A
76731
248.8
163.2
323
165
320
156.4
157.3
224
1408.6
323.2
479.1
1250
279.4
179.5
361.7
165
320
172.7
178.8
224
1571
345.9
539.2
1398.8
307.4
202.9
410
255
410
194.7
196.7
264.3
1728.1
439.4
593.2
1400
23.6%
24.3%
26.9%
54.5%
28.1%
24.5%
25.0%
18.0%
22.7%
36.0%
23.8%
12.0%
Accent Draperies
Richmond - OO
Industrial
0.71
23126
363.7
405.7
451.9
24.3%
Wachovia Bank
JG Real Estate
ADDO Enterprises
Richmond
Richmond
Richmond - OO
Commercial
Commercial
Industrial
0.65
2.95
0.95
4275
N/A
N/A
650
1072.6
293.5
707.5
1204.5
330.5
778.3
1324.9
366.6
19.7%
23.5%
24.9%
APS Warehouse, LLC
Richmond
Industrial
0.98
N/A
479.2
534.5
595.2
24.2%
M.A. Motley
XIOS, LLC
Boleslaw Brodecki
Richmond
Richmond
Richmond - OO
Industrial
Commercial
Commercial
0.23
0.42
0.14
9682
N/A
N/A
291.8
321.8
103
324.5
364
115.9
146
393.7
127.5
-50.0%
22.3%
23.8%
Jayantilal Patel
Chamberlayne Propeties Inc.
Richmond - OO
Richmond
Commercial
Commercial
0.73
0.17
N/A
N/A
700.7
211.6
738.9
235.2
750
258.7
7.0%
22.3%
Henry Fleming
Davis Brothers Construction
Richmond
Richmond - OO
Commercial
Commercial
0.24
0.35
N/A
N/A
149.2
209.6
167.8
236.5
186.2
260.2
24.8%
24.1%
Harold Green
Regulars Social Club LTD
Manor Properties
Richmond
Richmond - OO
Richmond
Commercial
Commercial
Commercial
0.22
0.2
0.79
N/A
N/A
N/A
306
128.8
600
327.4
144.9
670.3
385.8
159.4
737.3
26.1%
23.8%
22.9%
Ned and Marla Coleman
XIOS, LLC
Richmond - OO
Hanover, VA
Commercial
Multi-Familiy
0.17
2.5
1719
19305
78.7
1174
89.5
1174
98.5
2640
25.2%
124.9%
-65-
% Change 03-05
5.3%
22.7%
9.1%
23.4%
25.7%
4.2%
18.3%
43.4%
23.5%
27.3%
20.2%
24.3%
18.5%
23.5%
23.7%
15.5%
24.5%
20.7%
22.4%
18.7%
24.1%
Building Conditions
Buildings along the Chamberlayne Avenue corridor were studied in February, 2006 to determine
their conditions. The evaluation criteria are the same as those used by Dunbar, Milby, Williams,
Pittman & Vaughn, PC, a structural engineering firm in Richmond, VA. Various defects were
evaluated including minor defects related to paint, trim and gutters as well as major defects
including structural damage, foundation damage and major roof damage.
Table 21: Building Condition Classifications23
Rating
Deficiencies
Level of skill to repair
Corresponding Dunbar
Classifcation
Good
No or few deficiencies in
the accessory elements
Owner can probably make
repairs without professional
assistance
Sound
Deteriorated
Several intermediate to
major deficiencies in the
accessory elements, one or
two minor deficiencies in
the structural elements
Owner may need
professional help from
contractor to repair
deficiencies
Deteriorated
Dilapidated
Multiple major deficiencies
in the structural elements
Necessary for professional
assistance from architect,
engineer or contractor in
returning building to a
habitable state
Dilapidated
Table 22: Building Conditions
Number
Street
Building Condition
Notes
1415
Chamberlayne
Dilapidated
Needs Paint, New Windows, Structure looks unstable
1424
Chamberlayne
Good
No repairs necessary
1500
Chamberlayne
Good
1501
Chamberlayne
Good
Needs Paint
1501.5
Chamberlayne
Good
Needs Paint
1503
Chamberlayne
Good
1509
Chamberlayne
Good
1600
Chamberlayne
Good
1601
Chamberlayne
Good
1700
Chamberlayne
Good
1701
Chamberlayne
Good
1705
Chamberlayne
Deteriorated
Needs new windows
1707
Chamberlayne
Good
1900
Chamberlayne
Good
1901
Chamberlayne
Good
Needs Paint
23
Dunbar, Milby, Williams, Pittman and Vaughn, P.C. Building Condition Classification. Source: Virginia
Commonwealth University. (2005). Brookland Park Boulevard Commercial Revitalization Plan 2005.
-66-
1903
Chamberlayne
Deteriorated
Needs Paint / Roof work
1908
Chamberlayne
Deteriorated
Parking Lot Needs Repaving
2005
Chamberlayne
Dilapidated
Needs Paint, Roof Work, Façade Improvements
2007
Chamberlayne
Good
Needs Paint
2011
Chamberlayne
Good
2021
Chamberlayne
Good
2030
Chamberlayne
Good
Needs Paint
2032
Chamberlayne
Good
2219
Chamberlayne
Good
2220
Sledd
Good
2308
Chamberlayne
Good
2403
Chamberlayne
Good
2405
Chamberlayne
Good
2416
Chamberlayne
Deteriorated
Needs window repair
2423
Chamberlayne
Good
2425
Chamberlayne
Good
Needs Paint
2500
Chamberlayne
Good
2509
Chamberlayne
Deteriorated
Needs window repair and façade improvements
2511
Chamberlayne
Deteriorated
Needs window repair and façade improvements
2512
Chamberlayne
Good
Needs Paint
2513
Chamberlayne
Good
Needs Paint
2517
Chamberlayne
Good
Needs Paint
2519
Chamberlayne
Good
Needs Paint
2526
Chamberlayne
Good
2600
Chamberlayne
Good
2601
Chamberlayne
Good
2607
Chamberlayne
Good
2614
Chamberlayne
Deteriorated
Needs Paint, Façade Improvements
2700
Chamberlayne
Good
2701
Chamberlayne
Good
2702
Chamberlayne
Good
2706
Chamberlayne
Good
2709
Chamberlayne
Good
2712
Chamberlayne
Good
2713
Chamberlayne
Good
2715
Chamberlayne
Deteriorated
Paint, Roof work, Awning repairs needed
2717
Chamberlayne
Good
Needs Paint
2719
Chamberlayne
Good
Needs Paint
2900
Chamberlayne
Good
2901
Chamberlayne
Good
2902
Chamberlayne
Good
2904
Chamberlayne
Dilapidated
Gutters Falling, Major roof repairs needed
2905
Chamberlayne
Good
Needs Paint
2905
Chamberlayne
Good
Needs Paint
2905
Chamberlayne
Good
Needs Paint
2906
Chamberlayne
Good
2908
Chamberlayne
Good
Needs Paint
2910
Chamberlayne
Good
-67-
2912
Chamberlayne
Deteriorated
Needs Roof Work
2914
Chamberlayne
Good
2916
Chamberlayne
Good
2918
Chamberlayne
Deteriorated
Awning repairs needed
2920
Chamberlayne
Deteriorated
Roof work needed
2924
Chamberlayne
Good
2929
Chamberlayne
Good
2931
Chamberlayne
Good
1400-20
Chamberlayne
Good
Façade improvements needed
1400-20
Chamberlayne
Good
1400-20
Chamberlayne
Good
1515-19
Chamberlayne
Good
Plexiglas windows
1515-19
Chamberlayne
Good
Plexiglas windows
1800-10
Chamberlayne
Good
1801-11
Chamberlayne
Good
2010 A-B
Chamberlayne
Dilapidated
Needs paint, new windows, parking lot improvements
2010 A-B
Chamberlayne
Dilapidated
2022-26
Chamberlayne
Good
2022-26
Chamberlayne
Good
2022-26
Chamberlayne
Good
2030A
Chamberlayne
Good
2224-26
Chamberlayne
Good
2300-02
Chamberlayne
Good
Needs Paint
2300-02
Chamberlayne
Good
Needs Paint
2301-05
Chamberlayne
Good
2303-05
Chamberlayne
Good
2303-05
Chamberlayne
Good
2304,06
Chamberlayne
Good
Needs Paint
2400-10
Chamberlayne
Good
2400-10
Chamberlayne
Good
2400-10
Chamberlayne
Good
2400-10
Chamberlayne
Good
2400-10
Chamberlayne
Good
2417,21
Chamberlayne
Good
2521-23
Chamberlayne
Good
2606-12
Chamberlayne
Good
2606-12
Chamberlayne
Good
2606-12
Chamberlayne
Good
2616-18
Chamberlayne
Deteriorated
Major façade improvements needed
2909-25
Chamberlayne
Good
-68-
24
Table 23: Crime Incidents
2001 Crime Statistics
CENSUS TRACT
HOMICIDE
SEX
OFFENSE
ROBBERY
ASSAULT
BURGLARY
VICE
VEHICLE
THEFT
THEFT
OTHER
Total
106
0
6
21
67
16
16
109
42
174
451
111
Total
1
66
4
387
46
1322
123
6628
71
2869
50
1697
273
10447
73
2735
504
20330
1145
46481
Census Tract Average*
1
6
20
100
43
26
158
41
308
704
CENSUS TRACT
HOMICIDE
SEX
OFFENSE
ROBBERY
ASSAULT
BURGLARY
VICE
VEHICLE
THEFT
THEFT
OTHER
Total
106
1
5
15
64
30
28
172
23
172
510
111
Total
1
83
7
437
46
1289
113
6086
84
3036
86
1851
338
11636
48
2496
377
17663
1100
44577
1
7
20
92
46
28
176
38
268
675
CENSUS TRACT
HOMICIDE
SEX
OFFENSE
ROBBERY
ASSAULT
BURGLARY
VICE
VEHICLE
THEFT
THEFT
OTHER
Total
106
5
3
21
70
38
26
95
31
149
438
111
Total
0
88
6
351
38
1332
109
6096
90
3117
66
1841
223
10238
53
2878
281
15758
866
41699
1
5
20
92
47
28
155
44
239
632
CENSUS TRACT
HOMICIDE
SEX
OFFENSE
ROBBERY
ASSAULT
BURGLARY
VICE
VEHICLE
THEFT
THEFT
OTHER
106
0
4
23
57
29
41
57
33
132
111
Richmond Total
1
90
8
304
28
1304
94
5756
76
2719
82
1983
187
7531
41
2376
273
13985
1
5
20
87
41
30
114
36
212
Total
376
790
36048
546
CENSUS TRACT
HOMICIDE
SEX
OFFENSE
ROBBERY
ASSAULT
BURGLARY
VICE
VEHICLE
THEFT
THEFT
OTHER
Total
106
1
10
12
62
22
43
67
33
162
412
111
Richmond Total
0
84
1
6
266
4
26
1057
16
107
4908
74
81
2101
32
49
2557
39
157
6688
101
51
1926
29
246
14292
217
723
33879
513
Green Text = Below Average
Red Text = Above Average
* Average derived by dividing total incidents by total number of census tracts (66)
Source: City of Richmond Police Department, Crime Incident Information Center
24
-69-
Retail Market Analysis25
25
Completed by URSP666, Urban Commercial Revitalization for Brookland Park Boulevard, Fall, 2005.
-70-
Table 24: Annual Household Expenditures in Percent
Annual Consumer Expenditures by Household Income Before Taxes, 2003*
$5000
to
$9,999
11.4%
7.4%
2.9%
1.1%
5.8%
1.5%
4.4%
1.0%
$10,000
to
$14,999
12.1%
7.9%
3.0%
1.2%
5.0%
1.3%
3.8%
1.0%
$15,000
to
$19,999
10.5%
6.8%
2.6%
1.1%
5.2%
1.3%
3.9%
0.9%
$20,000
to
$29,999
9.8%
6.4%
2.5%
1.0%
5.1%
1.3%
3.8%
0.9%
$30000
to
$39,000
8.7%
5.7%
2.2%
0.9%
5.6%
1.4%
4.2%
0.9%
$40,000
to
49,999
8.1%
5.3%
2.0%
0.8%
5.7%
1.4%
4.3%
1.0%
$50,000
and
over
7.4%
4.8%
1.9%
0.7%
5.6%
1.4%
4.2%
1.1%
1.0%
0.7%
0.7%
0.2%
0.1%
1.7%
1.1%
1.0%
0.3%
0.1%
1.7%
1.1%
0.8%
0.2%
0.1%
1.4%
0.9%
0.9%
0.2%
0.1%
1.3%
0.8%
0.8%
0.2%
0.1%
1.4%
0.9%
0.8%
0.2%
0.1%
0.5%
0.5%
0.4%
0.5%
0.8%
0.4%
0.6%
0.7%
0.4%
0.4%
0.7%
0.4%
0.4%
0.6%
0.4%
20%
10%
2.7%
0.3%
0.3%
0.3%
0.3%
0.8%
0.9%
0.2%
0.1%
2.8%
0.3%
0.3%
0.3%
0.3%
0.8%
1.0%
0.2%
0.1%
2.6%
0.3%
0.3%
0.3%
0.3%
0.8%
1.2%
0.2%
0.1%
3.3%
0.3%
0.3%
0.3%
0.3%
1.0%
1.3%
0.3%
0.1%
15%
1.0%
1.8%
0.2%
1.1%
0.6%
0.1%
0.7%
2.0%
0.2%
1.1%
0.5%
0.1%
0.8%
1.8%
0.3%
1.1%
0.5%
0.1%
85%
0.5%
0.4%
5.9%
1.8%
3.5%
0.6%
3.3%
0.7%
New Housing
Units
Commuters
8.7%
5.7%
2.2%
0.9%
5.2%
1.3%
3.9%
0.9%
5.00%
3.25%
1.25%
0.50%
1.00%
0.25%
0.75%
0.50%
1.5%
1.0%
0.5%
0.1%
0.1%
1.3%
0.8%
0.7%
0.2%
0.1%
3.00%
1.95%
1.00%
0.25%
0.10%
0.3%
0.7%
0.3%
0.3%
0.6%
0.4%
0.4%
0.6%
0.4%
0.40%
0.60%
0.40%
3.3%
0.3%
0.3%
0.3%
0.3%
1.0%
1.4%
0.3%
0.1%
3.6%
0.4%
0.4%
0.4%
0.4%
1.1%
1.6%
0.3%
0.2%
3.7%
0.4%
0.4%
0.4%
0.4%
1.1%
1.7%
0.3%
0.2%
3.2%
0.3%
0.3%
0.3%
0.3%
1.0%
1.6%
0.3%
0.2%
0.00%
0.0%
0.0%
0.0%
0.0%
0.0%
0.00%
0.00%
0.00%
0.7%
1.5%
0.2%
0.8%
0.5%
0.1%
1.0%
1.7%
0.2%
0.8%
0.5%
0.1%
0.9%
1.5%
0.2%
0.7%
0.6%
0.1%
0.9%
1.5%
0.2%
0.8%
0.5%
0.1%
1.0%
1.7%
0.2%
0.8%
0.6%
0.1%
1.0%
1.7%
0.2%
0.8%
0.00%
0.0%
0.4%
0.4%
0.4%
0.5%
0.4%
0.5%
0.0%
7.0%
2.1%
4.2%
0.7%
3.3%
0.8%
6.7%
2.0%
4.0%
0.7%
3.8%
0.9%
9.0%
2.7%
5.4%
0.9%
3.6%
0.8%
9.3%
2.8%
5.6%
0.9%
3.7%
0.8%
10.9%
3.3%
6.5%
1.1%
3.8%
0.8%
10.9%
3.3%
6.5%
1.1%
3.5%
0.8%
10.9%
3.3%
6.5%
1.1%
1.1%
0.0%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.7%
0.8%
0.9%
0.8%
0.8%
0.8%
0.8%
0.0%
0.00%
1.0%
0.6%
0.8%
0.9%
0.7%
0.7%
0.9%
0.8%
0.00%
1.2%
0.2%
1.0%
2.3%
1.2%
1.2%
0.3%
1.7%
0.3%
1.4%
2.3%
1.2%
1.2%
0.3%
1.5%
0.2%
1.3%
2.3%
1.2%
1.2%
0.3%
1.6%
0.2%
1.4%
1.8%
0.9%
0.9%
0.4%
1.7%
0.3%
1.4%
1.4%
0.7%
0.7%
0.3%
1.7%
0.3%
1.4%
1.3%
0.7%
0.7%
0.2%
1.5%
0.2%
1.3%
1.3%
0.7%
0.7%
0.3%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.7%
0.4%
0.2%
0.2%
2.1%
1.3%
0.8%
0.3%
0.7%
0.3%
0.5%
0.3%
0.1%
0.1%
2.0%
1.2%
0.8%
0.3%
0.8%
0.4%
0.6%
0.3%
0.2%
0.2%
2.0%
1.2%
0.8%
0.5%
0.9%
0.3%
0.8%
0.4%
0.2%
0.2%
2.0%
1.2%
0.8%
0.9%
1.5%
0.3%
0.8%
0.4%
0.2%
0.2%
1.8%
1.1%
0.7%
1.4%
0.9%
0.3%
1.0%
0.5%
0.3%
0.3%
2.0%
1.2%
0.8%
0.8%
1.1%
0.3%
1.1%
0.6%
0.3%
0.3%
1.7%
1.0%
0.7%
1.0%
0.9%
0.3%
1.0%
0.5%
0.3%
0.3%
1.8%
1.1%
0.7%
0.7%
0.9%
0.3%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
1.6%
1.0%
0.5%
0.2%
1.7%
1.0%
0.5%
0.2%
1.5%
0.9%
0.5%
0.2%
1.3%
0.8%
0.4%
0.1%
1.3%
0.8%
0.4%
0.1%
1.3%
0.8%
0.4%
0.1%
1.3%
0.8%
0.4%
0.1%
1.4%
0.8%
0.4%
0.1%
1.00%
0.60%
0.30%
0.10%
Education
3.4%
1.8%
1.4%
0.9%
0.9%
1.0%
1.2%
0.8%
0.00%
Tobacco products and smoking supplies
1.5%
1.3%
1.3%
1.1%
0.9%
1.0%
0.7%
1.0%
5.00%
F1
Category
Food at Home
Grocery
Conveniece
Specialty (Deli, Bakery, Open Air Market…)
Food away from home
Sit Down Resturants
Fast Food
Alchoholic beverages
Household Operations
Personal services
Other household expenses
Laundry
Dry Cleaners
65%
25%
10%
25%
75%
65%
25%
10%
Housekeeping supplies
Laundry and cleaning supplies
Other household products
Postage and stationary
Housekeeping furnishings and equipment
Household textiles
Furniture
Floor coverings
Major appliances
Small appliances, miscellaneous housewares
Miscellaneous household equipment
General Hardware
Garden/Florist
Apparel and services
Men and boys
Women and girls
Children under 2
Footware
Other Apparel Prod. & Services
Alterations/Shoe Repair
Jewerly/Watches
10%
10%
10%
10%
30%
Transportation
Vehicle purchases (net outlay)
Cars and trucks, new
Cars and trucks, used
Other vehicles
Gasoline and motor oil
Maintenance and Repairs
30%
60%
10%
Parts & Tires
Public transportation
Health care
Medical services
Nursing home
Medical facility
Presciptions & Drugs
Non-prescription
Prescription
Medical supplies
15%
85%
50%
50%
Entertainment
Fees and admissions
Video rental
Sports/Recreation
Clubs/Community Center
Television, radios, sound equipment
Electronics
Music Products
Other Entertainment, Equipment & Srevices
Pets, toys, and playground equipment
Reading/Bookstore
Personal care products
Beauty
Barber
Products
50%
25%
25%
60%
40%
60%
30%
10%
*Adapted from Consumer Expenditures Survey, 2003; US Department of Labor, Bureau of Labor Statistics, October 2005.
-71-
Table 25: Estimated Annual Expenditures, One Mile Radius
Estimated Annual Expenditures: One Mile Radius - Brookland Park Boulevard, 2005
Household Income Range
$5000
to
$9,999
$10,000
to
$14,999
$15,000
to
$19,999
$20,000
to
$29,999
$30000
to
$39,000
$40,000
to
49,999
$50,000
and
over [1]
Average Annual Expenditures
$16,013
$20,061
$23,715
$29,034
$34,931
$39,757
$49,789
Number of Households 2000
Total Expenditures
2552
$40,865,176
1265
$25,377,165
1127
$26,726,805
2159
$62,684,406
1533
$53,549,223
1286
$51,127,502
3070
$152,852,230
Item
Food at Home
Grocery
Conveniece
Food away from home
Sit Down Resturants
Fast Food
Personal services
Laundry
Dry Cleaners
Household textiles [7]
Furniture
Floor coverings
Major appliances
General Hardware
Garden/Florist
Men and boys
Women and girls
Children under
Footware
Other Apparel Prod. & Services [8]
Jewerly/Watches
Transportation
Other vehicles
Maintenance and repairs
Parts & tires
Health care
Medical services
Nursing home
Medical facility
Non-prescription
Prescription
Medical supplies
Entertainment
Fees and admissions [9]
Video rental
Sports/Recreation
Electronics
Music Products
Reading/Bookstore
Personal care products [10]
Beauty
Barber
Products
Education
New Housing
Units [2]
Commuters [3]
$34,931
$34,931
0
$0
63
$2,200,653
$4,658,630
$3,028,110
$1,164,658
$465,863
$2,370,180
$592,545
$1,777,635
$408,652
$408,652
$265,624
$286,056
$71,514
$28,606
$3,070,637
$1,995,914
$767,659
$307,064
$1,268,858
$317,215
$951,644
$253,772
$431,412
$280,418
$253,772
$63,443
$25,377
$2,806,315
$1,824,104
$701,579
$280,631
$1,389,794
$347,448
$1,042,345
$240,541
$454,356
$295,331
$213,814
$53,454
$21,381
$6,143,072
$3,992,997
$1,535,768
$614,307
$3,196,905
$799,226
$2,397,679
$564,160
$877,582
$570,428
$564,160
$141,040
$56,416
$4,658,782
$3,028,209
$1,164,696
$465,878
$2,998,756
$749,689
$2,249,067
$481,943
$696,140
$452,491
$428,394
$107,098
$42,839
$4,141,328
$2,691,863
$1,035,332
$414,133
$2,914,268
$728,567
$2,185,701
$511,275
$715,785
$465,260
$409,020
$102,255
$40,902
$11,311,065
$7,352,192
$2,827,766
$1,131,107
$8,559,725
$2,139,931
$6,419,794
$1,681,375
$2,292,783
$1,490,309
$764,261
$191,065
$76,426
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$110,033
$71,521
$27,508
$11,003
$22,007
$5,502
$16,505
$11,003
$66,020
$42,913
$22,007
$5,502
$2,201
$204,326
$204,326
$163,461
$1,103,360
$110,336
$110,336
$110,336
$110,336
$331,008
$367,787
$73,557
$36,779
$126,886
$203,017
$101,509
$710,561
$71,056
$71,056
$71,056
$71,056
$213,168
$253,772
$50,754
$25,377
$160,361
$187,088
$106,907
$694,897
$69,490
$69,490
$69,490
$69,490
$208,469
$320,722
$64,144
$32,072
$250,738
$438,791
$250,738
$2,068,585
$206,859
$206,859
$206,859
$206,859
$620,576
$814,897
$162,979
$81,490
$214,197
$321,295
$214,197
$1,767,124
$176,712
$176,712
$176,712
$176,712
$530,137
$749,689
$149,938
$74,969
$153,383
$357,893
$153,383
$1,840,590
$184,059
$184,059
$184,059
$184,059
$552,177
$818,040
$163,608
$81,804
$458,557
$917,113
$611,409
$5,655,533
$565,553
$565,553
$565,553
$565,553
$1,696,660
$2,598,488
$519,698
$259,849
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$8,803
$13,204
$8,803
$0
$0
$0
$0
$0
$0
$0
$0
$0
$408,652
$735,573
$81,730
$449,517
$245,191
$36,779
$208,412
$253,772
$456,789
$50,754
$279,149
$126,886
$19,033
$107,853
$187,088
$534,536
$53,454
$293,995
$133,634
$20,045
$113,589
$501,475
$1,128,319
$188,053
$689,528
$313,422
$47,013
$266,409
$374,845
$803,238
$107,098
$428,394
$267,746
$40,162
$227,584
$460,148
$766,913
$102,255
$357,893
$306,765
$46,015
$260,750
$1,375,670
$2,292,783
$305,704
$1,222,818
$764,261
$114,639
$649,622
$0
$0
$0
$0
$0
$0
$0
$22,007
$37,411
$4,401
$17,605
$0
$0
$0
$2,411,045
$723,314
$1,446,627
$241,105
$1,348,551
$286,056
$286,056
$408,652
$1,776,402
$532,920
$1,065,841
$177,640
$837,446
$326,921
$326,921
$152,263
$1,790,696
$537,209
$1,074,418
$179,070
$1,015,619
$367,787
$367,787
$213,814
$5,641,597
$1,692,479
$3,384,958
$564,160
$2,256,639
$326,921
$326,921
$564,160
$4,980,078
$1,494,023
$2,988,047
$498,008
$1,981,321
$306,489
$306,489
$374,845
$5,572,898
$1,671,869
$3,343,739
$557,290
$1,942,845
$306,489
$306,489
$357,893
$16,660,893
$4,998,268
$9,996,536
$1,666,089
$5,349,828
$326,921
$326,921
$1,375,670
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$490,382
$73,557
$416,825
$939,899
$469,950
$469,950
$122,596
$0
$286,056
$143,028
$71,514
$71,514
$858,169
$514,901
$343,267
$122,596
$286,056
$122,596
$653,843
$392,306
$196,153
$65,384
$1,389,416
$612,978
$431,412
$64,712
$366,700
$583,675
$291,837
$291,837
$76,131
$0
$126,886
$63,443
$31,721
$31,721
$507,543
$304,526
$203,017
$76,131
$203,017
$101,509
$431,412
$258,847
$129,424
$43,141
$456,789
$329,903
$400,902
$60,135
$340,767
$614,717
$307,358
$307,358
$80,180
$0
$160,361
$80,180
$40,090
$40,090
$534,536
$320,722
$213,814
$133,634
$240,541
$80,180
$400,902
$240,541
$120,271
$40,090
$374,175
$347,448
$1,002,950
$150,443
$852,508
$1,128,319
$564,160
$564,160
$250,738
$0
$501,475
$250,738
$125,369
$125,369
$1,253,688
$752,213
$501,475
$564,160
$940,266
$188,053
$814,897
$488,938
$244,469
$81,490
$564,160
$689,528
$910,337
$136,551
$773,786
$749,689
$374,845
$374,845
$160,648
$0
$428,394
$214,197
$107,098
$107,098
$963,886
$578,332
$385,554
$749,689
$481,943
$160,648
$696,140
$417,684
$208,842
$69,614
$481,943
$481,943
$869,168
$130,375
$738,792
$664,658
$332,329
$332,329
$102,255
$0
$511,275
$255,638
$127,819
$127,819
$1,022,550
$613,530
$409,020
$409,020
$562,403
$153,383
$664,658
$398,795
$199,397
$66,466
$511,275
$511,275
$2,292,783
$343,918
$1,948,866
$1,987,079
$993,539
$993,539
$458,557
$0
$1,681,375
$840,687
$420,344
$420,344
$2,598,488
$1,559,093
$1,039,395
$1,528,522
$1,375,670
$458,557
$1,987,079
$1,192,247
$596,124
$198,708
$1,834,227
$1,069,966
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$22,007
$13,204
$6,602
$2,201
$0
$110,033
[1] Expenditure percentage reflects the $50,000 - $59,999 income group.
[2] New Housing Units are gathered from City of Richmond's Housing and Community Development Department. Figures assume median income of Richmond MSA.
[3] The number of commuters is derived from VDOT traffic counts of Brookland Park Boulevard between Chamberlayne Ave and Richmond-Henrico Turnpike (12,500 VPD). A capture rate of 0.5% was used to determine the number of commuters who shop in the area. Income
[4] This figure includes students who live on-campus at Virginia Union University. A yearly income of $10,000 is assumed.
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Table 26: Estimated Annual Expenditures, Three Mile Radius
Estimated Annual Expenditures: Three Mile Radius - Brookland Park Boulevard, 2005
Household Income Range
Average Annual Expenditures
Number of Households 2000
Total Expenditures
Item
Food at Home
Grocery
Conveniece
Food away from home
Sit Down Resturants
Fast Food
Personal services
Laundry
Dry Cleaners
Household textiles [8]
Furniture
Floor coverings
Major appliances
General Hardware
Garden/Florist
Men and boys
Women and girls
Children under 2
Footware
Other Apparel Prod. & Services [9]
Jewerly/Watches
Transportation
Other vehicles
Maintenance and repairs
Parts & Tires
Health care
Medical services
Nursing home
Medical facility
Non-prescription
Prescription
Medical supplies
Entertainment
Fees and admissions [10]
Video rental
Sports/Recreation
Electronics
Music Products
Reading/Bookstore
Personal care products [11]
Beauty
Barber
Products
Education
$5000
to
$9,999
$10,000
to
$14,999
$15,000
to
$19,999
$20,000
to
$29,999
$30000
to
$39,000
$40,000
to
49,999
$50,000
and
over [1]
New Housing
Units [2]
$16,013
9652
$154,557,476
$20,061
4210
$84,456,810
$23,715
4280
$101,500,200
$29,034
7848
$227,858,832
$34,931
6405
$223,733,055
$39,757
4979
$197,950,103
$49,789
13403
$667,321,967
$34,931
1271
$44,397,301
$17,619,552
$11,452,709
$4,404,888
$1,761,955
$8,964,334
$2,241,083
$6,723,250
$1,545,575
$1,545,575
$1,004,624
$1,081,902
$270,476
$108,190
$10,219,274
$6,642,528
$2,554,819
$1,021,927
$4,222,841
$1,055,710
$3,167,130
$844,568
$1,435,766
$933,248
$844,568
$211,142
$84,457
$10,657,521
$6,927,389
$2,664,380
$1,065,752
$5,278,010
$1,319,503
$3,958,508
$913,502
$1,725,503
$1,121,577
$812,002
$203,000
$81,200
$22,330,166
$14,514,608
$5,582,541
$2,233,017
$11,620,800
$2,905,200
$8,715,600
$2,050,729
$3,190,024
$2,073,515
$2,050,729
$512,682
$205,073
$19,464,776
$12,652,104
$4,866,194
$1,946,478
$12,529,051
$3,132,263
$9,396,788
$2,013,597
$2,908,530
$1,890,544
$1,789,864
$447,466
$178,986
$16,033,958
$10,422,073
$4,008,490
$1,603,396
$11,283,156
$2,820,789
$8,462,367
$1,979,501
$2,771,301
$1,801,346
$1,583,601
$395,900
$158,360
$49,381,826
$32,098,187
$12,345,456
$4,938,183
$37,370,030
$9,342,508
$28,027,523
$7,340,542
$10,009,830
$6,506,389
$3,336,610
$834,152
$333,661
$3,862,565
$2,510,667
$965,641
$386,257
$2,308,660
$577,165
$1,731,495
$399,576
$577,165
$375,157
$310,781
$77,695
$31,078
$772,787
$772,787
$618,230
$4,173,052
$417,305
$417,305
$417,305
$417,305
$1,251,916
$1,391,017
$278,203
$139,102
$422,284
$675,654
$337,827
$2,364,791
$236,479
$236,479
$236,479
$236,479
$709,437
$844,568
$168,914
$84,457
$609,001
$710,501
$406,001
$2,639,005
$263,901
$263,901
$263,901
$263,901
$791,702
$1,218,002
$243,600
$121,800
$911,435
$1,595,012
$911,435
$7,519,341
$751,934
$751,934
$751,934
$751,934
$2,255,802
$2,962,165
$592,433
$296,216
$894,932
$1,342,398
$894,932
$7,383,191
$738,319
$738,319
$738,319
$738,319
$2,214,957
$3,132,263
$626,453
$313,226
$593,850
$1,385,651
$593,850
$7,126,204
$712,620
$712,620
$712,620
$712,620
$2,137,861
$3,167,202
$633,440
$316,720
$2,001,966
$4,003,932
$2,669,288
$24,690,913
$2,469,091
$2,469,091
$2,469,091
$2,469,091
$7,407,274
$11,344,473
$2,268,895
$1,134,447
$177,589
$266,384
$177,589
$1,420,714
$142,071
$142,071
$142,071
$142,071
$426,214
$710,357
$142,071
$71,036
$1,545,575
$2,782,035
$309,115
$1,700,132
$927,345
$139,102
$788,243
$844,568
$1,520,223
$168,914
$929,025
$422,284
$63,343
$358,941
$710,501
$2,030,004
$203,000
$1,116,502
$507,501
$76,125
$431,376
$1,822,871
$4,101,459
$683,576
$2,506,447
$1,139,294
$170,894
$968,400
$1,566,131
$3,355,996
$447,466
$1,789,864
$1,118,665
$167,800
$950,865
$1,781,551
$2,969,252
$395,900
$1,385,651
$1,187,701
$178,155
$1,009,546
$6,005,898
$10,009,830
$1,334,644
$5,338,576
$3,336,610
$500,491
$2,836,118
$443,973
$754,754
$88,795
$355,178
$266,384
$39,958
$226,426
$9,118,891
$2,735,667
$5,471,335
$911,889
$5,100,397
$1,081,902
$1,081,902
$1,545,575
$5,911,977
$1,773,593
$3,547,186
$591,198
$2,787,075
$1,236,460
$1,236,460
$506,741
$6,800,513
$2,040,154
$4,080,308
$680,051
$3,857,008
$1,391,017
$1,391,017
$812,002
$20,507,295
$6,152,188
$12,304,377
$2,050,729
$8,202,918
$1,236,460
$1,236,460
$2,050,729
$20,807,174
$6,242,152
$12,484,304
$2,080,717
$8,278,123
$1,159,181
$1,159,181
$1,566,131
$21,576,561
$6,472,968
$12,945,937
$2,157,656
$7,522,104
$1,159,181
$1,159,181
$1,385,651
$72,738,094
$21,821,428
$43,642,857
$7,273,809
$23,356,269
$1,236,460
$1,236,460
$6,005,898
$4,839,306
$1,451,792
$2,903,583
$483,931
$488,370
$0
$0
$355,178
$1,854,690
$278,203
$1,576,486
$3,554,822
$1,777,411
$1,777,411
$463,672
$1,435,766
$215,365
$1,220,401
$1,942,507
$971,253
$971,253
$253,370
$1,522,503
$228,375
$1,294,128
$2,334,505
$1,167,252
$1,167,252
$304,501
$3,645,741
$546,861
$3,098,880
$4,101,459
$2,050,729
$2,050,729
$911,435
$3,803,462
$570,519
$3,232,943
$3,132,263
$1,566,131
$1,566,131
$671,199
$3,365,152
$504,773
$2,860,379
$2,573,351
$1,286,676
$1,286,676
$395,900
$10,009,830
$1,501,474
$8,508,355
$8,675,186
$4,337,593
$4,337,593
$2,001,966
$0
$0
$0
$0
$0
$0
$0
$1,081,902
$540,951
$270,476
$270,476
$3,245,707
$1,947,424
$1,298,283
$463,672
$1,081,902
$463,672
$2,472,920
$1,483,752
$741,876
$247,292
$5,254,954
$2,318,362
$422,284
$211,142
$105,571
$105,571
$1,689,136
$1,013,482
$675,654
$253,370
$675,654
$337,827
$1,435,766
$861,459
$430,730
$143,577
$1,520,223
$1,097,939
$609,001
$304,501
$152,250
$152,250
$2,030,004
$1,218,002
$812,002
$507,501
$913,502
$304,501
$1,522,503
$913,502
$456,751
$152,250
$1,421,003
$1,319,503
$1,822,871
$911,435
$455,718
$455,718
$4,557,177
$2,734,306
$1,822,871
$2,050,729
$3,417,882
$683,576
$2,962,165
$1,777,299
$888,649
$296,216
$2,050,729
$2,506,447
$1,789,864
$894,932
$447,466
$447,466
$4,027,195
$2,416,317
$1,610,878
$3,132,263
$2,013,597
$671,199
$2,908,530
$1,745,118
$872,559
$290,853
$2,013,597
$2,013,597
$1,979,501
$989,751
$494,875
$494,875
$3,959,002
$2,375,401
$1,583,601
$1,583,601
$2,177,451
$593,850
$2,573,351
$1,544,011
$772,005
$257,335
$1,979,501
$1,979,501
$7,340,542
$3,670,271
$1,835,135
$1,835,135
$11,344,473
$6,806,684
$4,537,789
$6,673,220
$6,005,898
$2,001,966
$8,675,186
$5,205,111
$2,602,556
$867,519
$8,007,864
$4,671,254
$443,973
$221,987
$110,993
$110,993
$799,151
$479,491
$319,661
$310,781
$399,576
$133,192
$621,562
$372,937
$186,469
$62,156
$355,178
$443,973
[1] Expenditure percentage reflects the $50,000 - $59,999 income group.
[2] New Housing Units are gathered from City of Richmond's Housing and Community Development Department. Figures assume median income of Richmond MSA.
[3] The number of commuters is derived from VDOT traffic counts of Brookland Park Boulevard between Chamberlayne Ave and Richmond-Henrico Turnpike (12,500 VPD). A capture rate of 0.5% was used to determine the number of commuters who shop in the area. Income
[4] This figure includes students who live on-campus at Virginia Union University. A yearly income of $10,000 is assumed.
[5] This figure includes students who live off-campus at Virginia Union University, Union Theological Seminary and Baptist Theological Seminary. The median annual income for Richmond is assumed. The number of students is 1651. A capture rate of 0.5% was use
-73-
Table 27: Demand-Side Table, One Mile with Undercount
Estimated Annual Expenditures: Brookland Park Boulevard Commercial Area, 2005, Supply Side (1 mile with undercount)
Category*
Primary Level(1)
Secondary Level(1)
Tertiary Level
Food At Home
Potential
Expenditure(2)
* $38,170,004
Grocery (11)
Convenience
Specialty (Deli, Bakery, Open
Air Market…)
Food Away From Home
Alcoholic Beverages(12)
*
Personal Services(13)
Other Household Expenses
*
Laundry
Dry Cleaning
Housekeeping Supplies
*
Laundry and Cleaning
Supplies(11)
Other Household Products(14)
Postage and Stationary
Housekeeping Furnishings
and Equipment
Existing
Stores(6)
Existing Square
Feet(7)
Unmet Demand Median GLA
in Square Feet(8) (from ULI)(9)**
Potential New
Units(10)
$40,078,504
$26,051,028
$10,019,626
$353.64
$264.60
73665
37867
0
23
0
46529
73665
-8662
34187
2023
2.15
-4.28
$3,817,000
$4,007,850
$189.00
21206
0
0
21206
1650
12.85
$233.74
$248.12
$254.10
25949
73335
17690
14
12
4
39900
24182
9600
-13951
49153
8090
2850
2015
2400
-4.89
24.39
3.37
$5,776,469
$17,329,407
$4,280,873
$5,366,008
$4,261,398
$1,104,610
$789,007
$315,603
$6,146,690
$24,261,170
$6,065,292
$18,195,877
$4,494,917
$5,634,309
$4,474,468
$1,159,841
$828,458
$331,383
$6,454,025
$1,667,623
$1,751,004
$2,778,288
$1,700,779
$11,553,549
$12,131,227
$1,394,695
$1,394,695
$1,394,695
$1,394,695
$220.31
20310
9
16061
2.38
17434
2546
3
2
5757
2900
4250
0
11677
-354
1785
$47.52
$130.17
1919
1450
6.08
-0.24
$2,917,202
$130.17
22411
3
3720
18691
1240
15.07
$1,785,818
$211.78
8433
0
0
8433
9433
0.89
$1,464,430
$1,464,430
$1,464,430
$1,464,430
$101.93
$161.41
$75.00
$46.00
14367
9073
19526
31835
1
4
1
1
11576
16000
2556
1396
2791
-6927
16970
30439
11576
4000
2556
1396
0.24
-1.73
6.64
21.80
$97.00
45292
3
5247
40045
1749
22.90
$180.00
$163.43
6964
3835
6
2
49965
2800
-43001
1035
8328
1400
-5.16
0.74
$220.00
$426.52
$115.00
$122.96
18182
17576
8570
33471
5
5
0
1
9095
8381
0
3000
9087
9195
8570
30471
1819
1676
1782
3000
5.00
5.49
4.81
10.16
$32.50
$280.09
10568
6949
1
1
1020
1200
9548
5749
1020
1200
9.36
4.79
$1,390.00
$1,390.00
$1,390.00
$236.00
8871
17742
2957
65681
0
1
0
7
0
6653
0
19320
8871
11089
2957
46361
6653
6653
6653
2760
1.33
1.67
0.44
16.80
$770.00
$124.00
3065
19032
21
17
57960
113101
0
-54895
-94069
0
2760
6653
-19.89
-14.14
$390.00
14806
0
2
2
2
0
11256
0
-8284
-8284
3246
6.34
9702
9702
3246
3550
0
17986
17986
0
1775
$408.40
$408.40
$408.40
8993
8993
8993
-0.92
-0.92
0.36
$105.65
$214.63
$105.65
18516
4557
9258
0
1
2
0
5085
4720
18516
-528
4538
3992
5085
2360
4.64
-0.10
1.92
10.65
17.87
*
Household Textiles
Furniture
Floor Coverings
Major appliances
Small Appliances,
Miscellaneous Housewares
Miscellaneous Household
Equipment
*
Neighborhood Hardware
Garden/Florist
Apparel and Services
$4,184,085
$4,393,289
$1,790,685
$1,880,220
$1,193,790
$596,895
$1,253,480
$626,740
$18,887,622
$4,000,070
$7,496,636
$985,570
$4,115,629
* $17,988,212
Men and Boys
Women and Girls
Children Under 2
Footwear
Other Apparel Prod. &
Services
$3,809,590
$7,139,653
$938,638
$3,919,647
* $2,180,684
Jewelry/Watches
Transportation
*
*
Vehicle Purchases
Cars and Trucks, New
Cars and Trucks, Used
Other Vehicles
Gasoline and Motor Oil
Other Vehicle Expenses
*
Parts and Tires
Public Transportation
Health Care
*
*
Medical Services
Nursing Home
Medical Facility
Prescriptions & Drugs(11)
*
Non-Prescription
Prescription
Medical Supplies
Entertainment
*
*
Fees and Admissions
Video Rental
Spots/Recreation
Television, Radios, Sound
Equipment
*
Electronics
Music Products
Other Entertainment,
Equipment & Services
Pets, Toys, and Playground
Equipment
Reading/Bookstore
Personal Care Products
$2,289,718
$327,103
$1,853,581
$58,402,701
$39,144,911
$11,743,473
$23,486,947
$3,914,491
$14,762,620
$4,495,169
$2,247,585
$2,247,585
$3,481,463
$15,279,963
$6,470,066
$970,510
$5,499,556
$7,547,403
$3,773,702
$3,773,702
$1,262,494
$20,582,056
$3,726,193
$1,863,096
$931,548
$931,548
$343,458
$1,946,260
$61,322,836
$41,102,157
$12,330,647
$24,661,294
$4,110,216
$15,500,751
$4,719,928
$2,359,964
$2,359,964
$3,655,537
$16,043,961
$6,793,569
$1,019,035
$5,774,533
$7,924,774
$3,962,387
$3,962,387
$1,325,618
$21,611,159
$3,912,502
$1,956,251
$978,126
$978,126
$7,803,399
$8,193,569
$4,682,039
$3,121,359
$4,916,141
$3,277,427
$172.90
$50.00
28433
65549
1
0
2442
0
25992
65549
2442
3668
$3,652,087
$3,834,691
$108.43
35366
0
0
35366
5923
5.97
$4,120,268
$4,326,281
$156.46
27651
3
8177
19475
2726
7.15
$1,280,110
$1,344,116
$6,207,661
$3,724,596
$1,862,298
$620,766
$5,944,405
$156.00
8616
0
0
8616
2446
3.52
$3,547,235
$1,773,617
$591,206
$5,661,338
$138.86
$157.67
$294.16
$207.42
26823
11811
2110
28659
23
11
0
0
32917
8206
0
0
-6094
3605
2110
28659
1431
746
1807
3387
-4.26
4.83
1.17
8.46
$5,146,081
$5,403,385
$280.00
19298
2
2800
16498
1400
11.78
* $5,912,058
Beauty
Barber
Products
Education
Tobacco Products and
Smoking Supplies (15)
Median Sales per Number of
Square Foot(4)** Supportable
Square Feet(5)
$24,810,503
$9,542,501
* $23,105,876
Sit Down Restaurant
Fast Food
Real Total
Market(3)
* Indicates that the total potential expenditure for the category was adjusted from the demand table total in order to reflect the totals from their respective categories in the supply side table.
** A general note regarding the Median Sales per Square Foot Category and the Median GLA Category: Dollars and Cents of Shopping provides more data for Median GLA than for Sales per Square Foot. Therefore, averages
(where averages were taken) for Median GLA sometimes includes more subcategories than averages for Sales per Square Foot.
Example: In the Fast Food Category, the Dollars and Cents Neighborhood Table provided median sales data for 8 subcategories while it provided median GLA data for 12 categories. Categories such as Chinese food,
Mexican fast food, Hamburger/Sandwich shops, etc.)
(1) Potential for development data not included for categories for which subcategories exist.
(2) Consumer Expenditure Survey in 2003 Dollars
(3) Real Total Market is Potential Expenditure adjusted to 2005 Dollars (multiplier = 1.05)
(4) Median sales per square foot from Dollars and Cents of Shopping, U.S. Neighborhood Shopping Centers table UNLESS OTHERWISE NOTED IN BOLD OR UNDERLINED ITALICS
BOLD INDICATES THAT NUMBERS WERE NOT AVAILABLE IN THE NEIGHBORHOOD TABLE AND WERE INSTEAD TAKEN FROM THE COMMUNITY SHOPPING CENTER TABLE
UNDERLINED ITALICS INDICATE THAT THERE WAS NO MEDIAN SALES PER SQUARE FOOT DATA FOR THE CATEGORY, BUT INSTEAD FOR A SERIES OF SUBCATEGORIES. THE DATA PROVIDED
FOR THESE SUBCATEGORIES WAS THEREFORE AVERAGED.
Example: The Sit Down Restaurants Category has a median sales per square foot of $233.74. This number takes into account the average sales per square foot for a restaurant without liquor ($193.16) and that for
a restaurant with liquor ($273.71)
(5) Real Total Market divided by Median Sales per Square Foot
(6) Existing Stores hand counted by students conducting walking survey
(7) Existing Stores multiplied by Median GLA
(8) Unmet Demand in Square Feet is Number of Supportable Square Feet minus Number of Existing Square Feet
(9) Median GLA from Dollars and Cents of Shopping, U.S. Neighborhood Shopping Centers table UNLESS OTHERWISE NOTED IN BOLD OR UNDERLINED ITALICS
UNDERLINED ITALICS INDICATE THAT THERE WAS NO MEDIAN GLA DATA FOR THE CATEGORY, BUT INSTEAD FOR A SERIES OF SUBCATEGORIES. THE DATA PROVIDED FOR THESE SUBCATEGORIES
WAS THEREFORE AVERAGED.
Example: The Sit Down Restaurants Category has a median GLA of 2850 Square Feet. This number takes into account the average GLA for a restaurant without liquor (2500) and that for
a restaurant with liquor (3200)
(10) Potential New Units is Unmet Demand is Square Feet divided by Median GLA
(11) Potential expenditures for Laundry and Cleaning Supplies was inputted into the Grocery (50%) and Prescriptions and Drugs (50%) categories because stores that sell only laundry and cleaning supplies do not typically exist. Products under
this category do exist in grocery stores and drug stores. Thus, the potential new units figure does not indicate that there is potential development opportunity for a laundry and cleaning supply store.
(12) Because grocery and convenience stores sell alcohol, an estimate was made that 10% of either type of unit would be dedicated to alcohol sales, therefore, we added 2 units of alcohol derived from 23 convenience stores (10%). This is in addition
to two existing units dedicated wholly to alcohol sales. The added units do not represent stores dedicated wholly to alcohol sales.
(13) Personal Services includes personal financial services such as banks, check cashing, etc.
(14) Other Household Products includes general retail stores that sell household products such as picture frames, wall clocks, other decorative items, etc. that are not included in other categories.
(15) Because grocery and convenience stores sell tobacco products, an estimate was made that 10% of either type of unit would be dedicated to tobacco sales, therefore, we added 2 units of tobacco products and smoking supplies
derived from 23 convenience stores (10%). These units do not represent stores dedicated wholly to tobacco and tobacco product sales.
-74-
Table 28: Demand-Side Table, One Mile without Undercount
Estimated Annual Expenditures: Brookland Park Boulevard Commercial Area, 2005, Supply Side (1-mile without undercount)
Category*
Primary Level(1)
Secondary Level(1)
Tertiary Level
Food At Home
Potential
Expenditure(2)
* $37,839,719
Grocery (11)
Convenience
Air Market…)
Food Away From Home
Sit Down Restaurant
Fast Food
*
*
Laundry
Dry Cleaning
*
Supplies(11)
and Equipment
Existing
Stores(6)
Existing Square
Feet(7)
Potential New
Units(10)
$39,731,705
$25,825,608
$9,932,926
$353.64
$264.60
73028
37539
0
23
0
46529
73028
-8990
34187
2023
2.14
-4.44
$3,783,972
$3,973,170
$189.00
21022
0
0
21022
1650
12.74
$233.74
$248.12
$254.10
25728
72708
17548
14
12
2
39900
24182
4800
-14172
48526
12748
2850
2015
2400
-4.97
24.08
5.31
$5,727,116
$17,181,348
$4,246,706
$5,324,628
$4,229,318
$1,095,309
$782,364
$312,946
$6,093,541
$24,053,887
$6,013,472
$18,040,415
$4,459,041
$5,590,859
$4,440,784
$1,150,075
$821,482
$328,593
$6,398,218
$1,652,437
$1,735,059
$2,755,510
$1,685,594
$11,465,473
$12,038,747
$1,384,065
$1,384,065
$1,384,065
$1,384,065
$220.31
20157
9
16061
4097
1785
2.30
$47.52
$130.17
17287
2524
3
2
5757
2900
11530
-376
1919
1450
6.01
-0.26
$2,893,285
$130.17
22227
3
3720
18507
1240
14.92
$1,769,873
$211.78
8357
0
0
8357
9433
0.89
$1,453,268
$1,453,268
$1,453,268
$1,453,268
$101.93
$161.41
$75.00
$46.00
14258
9004
19377
31593
1
4
1
1
11576
16000
2556
1396
2682
-6996
16821
30197
11576
4000
2556
1396
0.23
-1.75
6.58
21.63
$4,152,195
$4,359,805
$97.00
44946
3
5247
39699
1749
22.70
$1,777,018
$1,865,869
$1,184,679
$592,339
$1,243,913
$621,956
$18,716,215
$3,960,208
$7,428,870
$977,597
$4,083,739
$180.00
$163.43
6911
3806
6
2
49965
2800
-43054
1006
8328
1400
-5.17
0.72
$220.00
$426.52
$115.00
$122.96
18001
17417
8501
33212
5
5
0
1
9095
8381
0
3000
8906
9036
8501
30212
1819
1676
1782
3000
4.90
5.39
4.77
10.07
$32.50
$280.09
10458
6876
1
1
9.25
4.73
8800
17601
2933
65546
0
1
0
7
6653
6653
6653
2760
$770.00
$124.00
3065
19032
21
17
9438
5676
0
0
8800
10948
2933
46226
0
-54895
-94069
1020
1200
$1,390.00
$1,390.00
$1,390.00
$236.00
1.32
1.65
0.44
16.75
#DIV/0!
-19.89
-14.14
$390.00
14641
0
2
11091
1775
6.25
$408.40
$408.40
$408.40
8572
8572
2
2
0
1020
1200
0
0
0
6653
0
19320
0
57960
113101
0
0
0
0
3550
0
17986
17986
0
-9414
-9414
0
8993
8993
8993
-1.05
-1.05
0.00
$105.65
$214.63
$105.65
18365
4520
9183
0
1
2
0
5085
4720
18365
-565
4463
3992
5085
2360
4.60
-0.11
1.89
*
Household Textiles
Furniture
Floor Coverings
Major appliances
Small Appliances,
Equipment
*
General Hardware
Garden/Florist
* $17,824,967
Men and Boys
Women and Girls
Children Under 2
Footwear
Services
$3,771,627
$7,075,115
$931,045
$3,889,276
*
Jewelry/Watches
Transportation
*
*
Vehicle Purchases
Other Vehicles
*
Parts and Tires
Health Care
*
*
Medical Services
Nursing Home
Medical Facility
*
Non-Prescription
Prescription
Medical Supplies
Entertainment
*
*
Fees and Admissions
Video Rental
Spots/Recreation
Equipment
Electronics
Music Products
Equipment
Reading/Bookstore
$2,157,905
$2,265,800
$323,686
$1,834,219
$58,061,026
$38,833,608
$11,650,082
$23,300,165
$3,883,361
$14,732,249
$4,495,169
$2,247,585
$2,247,585
$3,102,583
$14,317,074
$6,397,934
$959,690
$5,438,244
$6,668,035
$3,334,018
$3,334,018
$1,251,104
$20,373,255
$3,695,821
$1,847,911
$923,955
$923,955
$339,870
$1,925,930
$60,964,077
$40,775,288
$12,232,586
$24,465,173
$4,077,529
$15,468,861
$4,719,928
$2,359,964
$2,359,964
$3,257,712
$15,032,928
$6,717,831
$1,007,675
$5,710,156
$7,001,437
$3,500,719
$3,500,719
$1,313,660
$21,391,918
$3,880,613
$1,940,306
$970,153
$970,153
2760
6653
* $7,738,860
$8,125,803
$4,643,316
$3,095,544
$4,875,482
$3,250,321
$172.90
$50.00
28198
65006
1
0
2442
0
25757
65006
2442
3668
10.55
17.72
$3,583,752
$3,762,940
$108.43
34704
0
0
34704
5923
5.86
$4,089,896
$4,294,391
$156.46
27447
3
8177
19271
2726
7.07
$1,264,925
$156.00
8514
0
0
8514
2446
3.48
$3,515,345
$1,757,673
$585,891
$5,611,985
$1,328,171
$6,151,854
$3,691,112
$1,845,556
$615,185
$5,892,584
$138.86
$157.67
$294.16
$207.42
26582
11705
2091
28409
23
11
0
0
32917
8206
0
0
-6335
3499
2091
28409
1431
746
1807
3387
-4.43
4.69
1.16
8.39
$5,092,932
$5,347,578
$280.00
19098
2
2800
16298
1400
11.64
* $5,858,908
Beauty
Barber
Products
Education
Square Feet(5)
$24,595,817
$9,459,930
* $22,908,464
Real Total
Market(3)
(12) Because grocery and convenience stores sell alcohol, an estimate was made that 10% of either type of unit would be dedicated to alcohol sales, therefore, we added 2 units of alcohol derived from 23 convenience stores (10%). This is in addition
to two existing units dedicated wholly to alcohol sales. The added units do not represent stores dedicated wholly to alcohol sales.
derived from 23 convenience stores (10%). These units do not represent stores dedicated wholly to tobacco and tobacco product sales.
-75-
Table 29: Demand-Side Table, Three Mile with Undercount
Estimated Annual Expenditures: Brookland Park Boulevard Commercial Area, 2005, Supply Side (3 mile with undercount)
Category*
Primary Level(1)
Secondary Level(1)
Tertiary Level
Food At Home
Potential
Expenditure(2)
* $156,127,771
Grocery (11)
Convenience
Air Market…)
Food Away From Home
*
*
Laundry
Dry Cleaning
*
Supplies(11)
and Equipment
Existing
Stores(6)
Existing Square
Feet(7)
Potential New
Units(10)
$163,934,160
$106,557,204
$40,983,540
$353.64
$264.60
301315
154889
15
76
512805
153748
-211490
1141
34187
2023
-6.19
0.56
$15,612,777
$16,393,416
$189.00
86738
7
11550
75188
1650
45.57
$233.74
$248.12
$254.10
107848
304784
74084
247
94
21
703950
189426
50400
-596102
115358
23684
2850
2015
2400
-209.16
57.24
9.87
87441
0
46056
29000
0
$24,007,410
$72,022,231
$17,928,389
$23,015,818
$18,381,061
$4,634,757
$3,310,540
$1,324,216
$25,845,525
$100,831,123
$25,207,781
$75,623,342
$18,824,808
$24,166,608
$19,300,114
$4,866,494
$3,476,067
$1,390,427
$27,137,801
$220.31
87606
49
$47.52
$130.17
73150
10682
24
20
166
1785
0.09
27094
-18318
1919
1450
14.12
-12.63
$6,983,905
$7,333,100
$11,652,408
$12,235,029
$130.17
93993
33
40300
53693
1240
43.30
$7,209,212
$7,569,673
$211.78
35744
34
320731
-284987
9433
-30.21
$48,079,266
$50,483,229
$5,795,228
$5,795,228
$5,795,228
$5,795,228
$6,084,990
$6,084,990
$6,084,990
$6,084,990
$101.93
$161.41
$75.00
$46.00
59698
37699
81133
132282
19
42
4
10
219944
168000
10224
13960
-160246
-130301
70909
118322
11576
4000
2556
1396
-13.84
-32.58
27.74
84.76
$17,385,685
$18,254,970
$97.00
188196
16
27984
160212
1749
91.60
$7,512,667
$7,888,300
0
-27984
$5,008,444
$2,504,222
$5,258,867
$2,629,433
$79,369,314
$17,032,276
$31,577,492
$4,128,012
$17,137,569
*
Household Textiles
Furniture
Floor Coverings
Major appliances
Small Appliances,
Equipment
*
General Hardware
Garden/Florist
* $75,589,822
Men and Boys
Women and Girls
Children Under 2
Footwear
Services
$16,221,216
$30,073,802
$3,931,440
$16,321,494
*
Jewelry/Watches
Transportation
*
*
Vehicle Purchases
Other Vehicles
*
Parts and Tires
Health Care
*
*
Medical Services
Nursing Home
Medical Facility
*
Non-Prescription
Prescription
Medical Supplies
Entertainment
*
*
Fees and Admissions
Video Rental
Spots/Recreation
Equipment
*
Electronics
Music Products
Equipment
Reading/Bookstore
$180.00
$163.43
29216
16089
39
33
320609
45500
-291393
-29411
8328
1400
-34.99
-21.01
$220.00
$426.52
$115.00
$122.96
77419
74035
35896
139375
26
51
6
11
46990
85206
11288
33000
30429
-11171
24608
106375
1819
1676
1782
3000
16.73
-6.66
13.81
35.46
0
0
$32.50
$280.09
43818
28812
8
22
8415
26700
35403
2112
1020
1200
34.71
1.76
$1,390.00
$1,390.00
$1,390.00
$236.00
37202
74403
12401
265942
3
11
2
38
17243
1220
-905
161062
6653
6653
6653
2760
2.59
0.18
-0.14
58.36
$770.00
$124.00
11592
71981
59
33
-151248
-147568
2760
6653
-54.80
-22.18
$390.00
59656
0
37
$408.40
$408.40
$408.40
34177
34177
9
9
4
0
0
65675
0
80937
80937
35972
$105.65
$214.63
$105.65
77875
19167
38937
8
16
16
0
31936
81360
37760
0
0
116736
269114
3
8
6104
27510
69
$9,041,871
$9,493,964
$1,356,281
$7,685,590
$240,934,707
$164,159,672
$49,247,902
$98,495,803
$16,415,967
$59,773,713
$17,001,322
$8,500,661
$8,500,661
$14,432,036
$57,724,441
$26,068,086
$3,910,213
$22,157,873
$26,586,267
$13,293,133
$13,293,133
$5,070,088
$85,239,636
$15,671,388
$7,835,694
$3,917,847
$3,917,847
$1,424,095
$8,069,870
$252,981,443
$172,367,656
$51,710,297
$103,420,593
$17,236,766
$62,762,399
$17,851,388
$8,925,694
$8,925,694
$15,153,638
$60,610,663
$27,371,491
$4,105,724
$23,265,767
$27,915,580
$13,957,790
$13,957,790
$5,323,592
$89,501,618
$16,454,958
$8,227,479
$4,113,739
$4,113,739
$32,037,427
$33,639,298
$19,222,456
$12,814,971
$20,183,579
$13,455,719
$172.90
$50.00
$15,383,400
$16,152,570
$108.43
$16,866,913
$17,710,259
$156.46
113194
$5,280,509
$5,544,534
$26,000,997
$15,600,598
$7,800,299
$2,600,100
$24,500,759
$156.00
$14,857,713
$7,428,856
$2,476,285
$22,897,906
$138.86
$157.67
$294.16
$207.42
$23,034,790
$24,186,529
$280.00
* $24,762,855
Beauty
Barber
Products
Education
Square Feet(5)
$101,483,051
$39,031,943
* $96,029,641
Sit Down Restaurant
Fast Food
Real Total
Market(3)
0
19959
73183
13306
104880
0
162840
219549
0
-6019
1775
-3.39
-46760
-46760
-35972
8993
8993
8993
-5.20
-5.20
-4.00
0
45939
-62193
1177
3992
5085
2360
11.51
-12.23
0.50
110632
241604
2442
3668
45.31
65.87
408687
-408687
5923
-69.00
28
76314
36880
2726
13.53
35542
10
24460
11082
2446
4.53
112348
49472
8839
140
39
4
4
199648
28721
7228
13548
-87300
20751
1611
1431
746
1807
3387
-61.00
27.82
0.89
0.00
86380
35
49000
37380
1400
26.70
(12) Because grocery and convenience stores sell alcohol, an estimate was made that 10% of either type of unit would be dedicated to alcohol sales, therefore, we added 9 units of alcohol derived from 15 grocery stores and 76 convenience stores (10%).
This is in addition to 12 existing units dedicated wholly to alcohol sales. The added units do not represent stores dedicated wholly to alcohol sales.
derived from 15 grocery stores and 76 convenience stores (10%). This is in addition to 26 existing units dedicated to tobacco sales. The added units do not represent stores dedicated wholly to tobacco and tobacco product sales.
-76-
Table 30: Demand-Side Table, Three Mile without Undercount
Estimated Annual Expenditures: Brookland Park Boulevard Commercial Area, 2005, Supply Side (3 mile without undercount)
Category*
Primary Level(1)
Secondary Level(1)
Tertiary Level
Food At Home
Potential
Expenditure(2)
* $155,936,315
300946
154699
15
76
512805
153748
-211859
951
34187
2023
-6.20
0.47
$189.00
86631
7
11550
75081
1650
45.50
* $94,850,217
$99,592,728
$24,898,182
$74,694,546
$18,610,471
$23,907,022
$19,098,875
$4,808,147
$3,434,391
$1,373,756
$26,804,387
$233.74
$248.12
$254.10
106523
301041
73241
247
94
21
703950
189426
50400
-597427
111615
22841
2850
2015
2400
-209.62
55.39
9.52
87441
0
46056
29000
0
*
Supplies(11)
$23,712,554
$71,137,663
$17,724,258
$22,768,592
$18,189,405
$4,579,188
$3,270,848
$1,308,339
$25,527,988
$220.31
86693
49
$47.52
$130.17
72273
10554
24
20
-748
1785
-0.42
26217
-18446
1919
1450
13.66
-12.72
$6,893,180
$7,237,839
$11,516,321
$12,092,137
$130.17
92895
32.5
40300
52595
1240
42.42
$7,118,487
$7,474,411
$211.78
35294
34
320731
-285436
9433
-30.26
$47,553,061
$49,930,714
$5,731,721
$5,731,721
$5,731,721
$5,731,721
$6,018,307
$6,018,307
$6,018,307
$6,018,307
$101.93
$161.41
$75.00
$46.00
59044
37286
80244
130833
19
42
4
10
219944
168000
10224
13960
-160900
-130714
70020
116873
11576
4000
2556
1396
-13.90
-32.68
27.39
83.72
$17,195,163
$18,054,921
$97.00
186133
16
27984
158149
1749
90.42
$7,431,014
$7,802,565
0
-27984
$4,954,009
$2,477,005
$5,201,710
$2,600,855
$78,345,256
$16,794,124
$31,172,632
$4,080,381
$16,947,046
*
Household Textiles
Furniture
Floor Coverings
Major appliances
Small Appliances,
Equipment
*
General Hardware
Garden/Florist
* $74,614,530
Men and Boys
Women and Girls
Children Under 2
Footwear
Services
$15,994,403
$29,688,221
$3,886,077
$16,140,044
*
Jewelry/Watches
Transportation
*
*
Vehicle Purchases
Other Vehicles
*
Parts and Tires
Health Care
*
*
Medical Services
Nursing Home
Medical Facility
*
Non-Prescription
Prescription
Medical Supplies
Entertainment
*
*
Fees and Admissions
Video Rental
Spots/Recreation
Equipment
*
Electronics
Music Products
Equipment
Reading/Bookstore
$180.00
$163.43
28898
15914
38.5
32.5
320609
45500
-291710
-29586
8328
1400
-35.03
-21.13
$220.00
$426.52
$115.00
$122.96
76337
73086
35482
137826
25.833
50.833
6.333
11
46990
85206
11288
33000
29347
-12120
24194
104826
1819
1676
1782
3000
16.13
-7.23
13.57
34.94
0
0
$32.50
$280.09
43159
28378
8.25
22.25
8415
26700
34744
1678
1020
1200
34.06
1.40
$1,390.00
$1,390.00
$1,390.00
$236.00
36780
73560
12260
265135
3
11
2
38
16821
377
-1046
160255
6653
6653
6653
2760
2.53
0.06
-0.16
58.06
$770.00
$124.00
11592
71981
59
33
-151248
-147568
2760
6653
-54.80
-22.18
$390.00
58670
37
$408.40
$408.40
$408.40
33827
33827
9
9
4
0
0
65675
0
80937
80937
35972
$105.65
$214.63
$105.65
76973
18945
38487
8
16
16
0
31936
81360
37760
0
0
115331
265876
2.5
7.5
6104
27510
69
$8,905,784
$9,351,073
$1,335,868
$7,569,916
$238,893,397
$162,299,812
$48,689,943
$97,379,887
$16,229,981
$59,592,263
$17,001,322
$8,500,661
$8,500,661
$14,227,905
$56,953,279
$25,637,143
$3,845,571
$21,791,572
$26,314,092
$13,157,046
$13,157,046
$5,002,044
$83,992,169
$15,489,938
$7,744,969
$3,872,485
$3,872,485
$1,402,661
$7,948,412
$250,838,067
$170,414,802
$51,124,441
$102,248,881
$17,041,480
$62,571,876
$17,851,388
$8,925,694
$8,925,694
$14,939,300
$59,800,943
$26,919,000
$4,037,850
$22,881,150
$27,629,796
$13,814,898
$13,814,898
$5,252,146
$88,191,777
$16,264,435
$8,132,218
$4,066,109
$4,066,109
$31,651,846
$33,234,438
$18,991,107
$12,660,738
$19,940,663
$13,293,775
$172.90
$50.00
$14,975,138
$15,723,895
$108.43
$16,685,463
$17,519,736
$156.46
111976
28
$5,189,784
$5,449,273
$25,667,583
$15,400,550
$7,700,275
$2,566,758
$24,185,263
$156.00
34931
10
$14,667,190
$7,333,595
$2,444,532
$22,603,050
$138.86
$157.67
$294.16
$207.42
110907
48838
8726
139.5
38.5
4
4
$22,717,253
$23,853,115
$280.00
85190
35
49000
* $24,445,317
Beauty
Barber
Products
Education
Potential New
Units(10)
$353.64
$264.60
*
and Equipment
$16,373,313
Laundry
Dry Cleaning
Existing Square
Feet(7)
$15,593,631
*
Existing
Stores(6)
$163,733,130
$106,426,535
$40,933,283
Sit Down Restaurant
Fast Food
Square Feet(5)
$101,358,605
$38,984,079
Grocery (11)
Convenience
Air Market…)
Food Away From Home
Real Total
Market(3)
0
19959
73183
13306
104880
0
162840
219549
0
-7005
1775
-3.95
-47110
-47110
-35972
8993
8993
8993
-5.24
-5.24
-4.00
0
45037
-62415
727
3992
5085
2360
11.28
-12.27
0.31
109227
238366
2442
3668
44.74
64.99
408687
-408687
5923
-69.00
76314
35662
2726
13.08
24460
10471
2446
4.28
199648
28721
7228
13548
-88741
20117
1498
1431
746
1807
3387
-62.01
26.97
0.83
0.00
36190
1400
25.85
(12) Because grocery and convenience stores sell alcohol, an estimate was made that 10% of either type of unit would be dedicated to alcohol sales, therefore, we added 9 units of alcohol derived from 15 grocery stores and 76 convenience stores (10%).
This is in addition to 12 existing units dedicated wholly to alcohol sales. The added units do not represent stores dedicated wholly to alcohol sales.
derived from 15 grocery stores and 76 convenience stores (10%). This is in addition to 26 existing units dedicated to tobacco sales. The added units do not represent stores dedicated wholly to tobacco and tobacco product sales.
-77-
Resident Survey
Dear Respondent:
I am a student at VCU completing my Master’s Degree in Urban and Regional Planning. To complete the
requirements for my degree, I am writing a corridor plan for Chamberlayne Avenue between I-95 and
Brookland Park Boulevard. This plan will be submitted to the City of Richmond for their use.
Your input is a valuable component of this plan. It will be used in making an assessment of the corridor as
well as for creating a realistic plan for the City to consult. This survey is confidential. Please DO NOT
write any personally identifiable information about yourself (including your name, address or phone
number) on this form.
Please answer the questions below. Feel free to write as much as you would like, and go into as much
detail as you would like. Use additional paper if necessary. Please mail this form in the included selfaddressed, stamped envelope as soon as possible (Ideally, before Friday, March 17, 2006).
Thank you,
Jeremiah Christopher
Demographic Questions (OPTIONAL; you are not required to answer the demographic questions in
this section. You may answer all, some or none of these questions)
Question D1:
Age
____________
Question D2:
Race
____________
Question D3:
Annual Household Income
____________
Question D4:
How many adults and children (under 18 years old) in your household?
Adults_______ Children_______
Question D5:
Nearest Major Intersection to your home
____________
Shopping Habits and Opinion Questions (Please answer all of these questions to the best of your ability
and include as much detail as possible. Use the back of the page if you need more room)
Question 1: Do you shop or do business anywhere on Chamberlayne Avenue between I-95 and Brookland
Park Boulevard?
Circle one:
Yes
No
If you answered yes, please explain where you shop and why.
If you answered no, please explain why you do not shop along the corridor.
Question 2: What would you like to see on the corridor?
Question 3: What do you think are major problems with the corridor?
-78-
Question 4: What do you think are some of the positive aspects of the corridor?
Question 5: Do you feel the corridor is safe?
Circle one:
Yes
No
Please explain your answer below:
Question 6: Do you typically drive or walk on the corridor?
Circle one:
Drive
Walk
Both
Why?
Question 7: What businesses do you respect (even if you do not visit them often or ever)? Why?
Question 8: Which business do you not respect (even if you do not visit them often or ever)? Why not?
Question 9: What do you think of the physical appearance of the corridor?
Question 10: What should be the first priority of the city in fixing the corridor?
-79-

Executive Summary - Master of Urban and Regional Planning

Transcription

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