2.0 Existing Conditions

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1 2.0 Existing Conditions 2.1 Location The Old Manchester neighborhood planning area includes land within the Richmond Redevelopment and Housing Authority s (RRHA) Redevelopment Area. It lies approximately one-half mile immediately south of Downtown Richmond, on the banks of the James River. The location of Old Manchester is shown in its regional context on the Location Map, found on page 4. For purposes of this study, Old Manchester is defined as the area bounded by Commerce Road (not including the east side) to the east, Bainbridge Street to the south, Cowardin Avenue to the west, and the James River to the north. This area contains approximately 180 acres. 2.2 Old Manchester s Origins Old Manchester is part of the original settlement of Manchester. First settled in 1609, Manchester has been recognized by some historians as the second permanent settlement in the New World after Jamestown. Originally known as the Town of Rocky Ridge, the settlement survived several devastating Indian attacks. In 1737, Major John Mayo, who also designed the street grid of Richmond, surveyed and laid out the town. This area was incorporated as the Town of Manchester (named after the Manachen Indians) in Manchester was the center of economic trade until construction of the Kanawha Canal north of the James River allowed Richmond to realize an economic boom during the 19th Century. After the Civil War and Reconstruction, Manchester experienced considerable manufacturing growth. In 1910, residents voted to consolidate with the City of Richmond. After consolidation, much of Richmond s new growth occurred outside Manchester. During the 1980's, over a third of the planning area was acquired, cleared, and donated to the Virginia Museum Real Estate Foundation by J. Harwood Cochraine, former chairman of Overnite Transportation Company, whose modern headquarters are located in Old Manchester. This gift of land has presented a unique redevelopment opportunity for the City and RRHA who has entered into an option to purchase, over time, the land given to the Museum. Old Manchester Neighborhood Plan 3

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3 2.3 Physical Setting Geographically, the plan area is gently rolling with no significant natural features, except for the area north of Semmes Avenue. A bluff overlooks the James River and offers an impressive 180 degree panorama of Downtown s skyline. Several Norfolk Southern railroad lines run next to the River, approximately 30 feet below the bluff. The geographic high point is located near the intersection of 12th and McDonough Streets at elevation 120 feet. The neighborhood is relatively compact. Most of the Old Manchester planning area is contained within a five-minute walking radius as shown on the Neighborhood Analysis /Physical Environment exhibit found on page 7. The area is generally surrounded by existing industrial and commercial land uses to the east and west of the neighborhood. The residential community known as Blackwell sits directly to the south behind Hull Street. 2.4 Existing Land Use Old Manchester contains primarily single-family residential on its interior, commercial uses on the periphery, and two areas of office development occupying the northeast and southwest corners of the community. As is evident on the analysis drawing, several blocks on Old Manchester s interior are vacant (these are shown as white on the map). Vacant parcels are concentrated near the 1200 block of Bainbridge Street, the 1100 and 1200 blocks of Porter Street, and the 1000 and 1100 blocks of Perry Street. These vacant parcels contribute to the sporadic development pattern on the interior of the plan area, but also present the greatest opportunities for redeveloping the neighborhood. Old Manchester includes a number of public and institutional uses that enhance the quality of life of its residents. The area s churches have a strong presence, as do a number of public institutions, including the Manchester Court House, the police precinct, the public library and former Maury School. The Southside Day Nursery, a private institution located on McDonough Street, has a strong community presence as well. The Alice Fitz Playground, Old Manchester s only public open space, is located at the corner of 13th Street and Perry Street. Commercial uses are concentrated in the Hull Street commercial corridor and form the southern boundary of the neighborhood. Although many of the structures are vacant and dilapidated, they possess strong architectural character and provide the neighborhood with commercial services. Additional commercial development, primarily automobile Old Manchester Neighborhood Plan 5

4 oriented, is located at the corner of Semmes and Cowardin Avenues. Light manufacturing uses are concentrated on the 200 and 300 block of 9th Street and the 1300 block of Semmes Avenue. Two areas contain recent office development. On Semmes, the Crestar Mortgage Building (Crestar I), Crestar II (under construction), and Overnite Transportation occupy the northeast corner of the community. The Manchester Medical Building, the other new office building, is located at 101 West Cowardin Avenue. Old Manchester Neighborhood Plan 6

5 CLICK HERE TO VIEW NEIGHBORHOOD ANALYSIS/PHYSICAL ENVIRONMENT MAP Old Manchester Neighborhood Plan 7

6 2.5 Zoning The existing zoning is predominately R-53, which allows a variety of residential uses including single-family, two-family, multi-family, nursing homes, day nurseries, and lodging houses (i.e. rooming houses). The area that is occupied by the Crestar Mortgage Building and the Overnite Transportation Building is currently zoned RO-2 which allows for a mix of office and residential uses, but excludes retail activities. The 1400 and 1500 blocks of Semmes Avenue is zoned B-3 which allows for a variety of commercial uses including wholesale and distribution establishments, restaurant, laboratories and research facilities, and many other commercial uses. 2.6 Demographic and Socioeconomic Profile The Old Manchester Neighborhood is located in the Old South Planning District. For the purposes of this profile, it is the area contained within Census Tract 601, block group 1 and 2, and Census Tract 603, block group 2. Demographic figures cited below are based on 1980 and 1990 Census data for the Old Manchester area Population and Age Old Manchester mirrors city-wide declines in population over the past several decades, although Old Manchester s decline is more pronounced. Between 1980 and 1990, the City experienced an 8% decline in population, while Old Manchester lost more than a third of its residents. As of 1990, 829 residents lived in the planning area. The planning area is comprised primarily of black residents (64 percent) and 50 percent of residents are women and 50 percent are men. Table 1. Population illustrates the composition of Old Manchester s population. The area s population is very young when compared to the City s. In 1990, 29% of the population was under 19 years old, compared to 24% for the City. Reinforcing this trend, the elderly population (over 65 years) was below the City average of 15 percent in Between 1980 and 1990 only one age cohort to 44 years old -- increased in the neighborhood. Since the youngest cohorts (children) did not increase, the increase can be attributed to families without children. Table 2. Age, shows these attributes. Old Manchester Neighborhood Plan 8

7 Table 1. Population, Change Gender Female % (% of total) 54% 49.6% Male % (% of total) 46% 50.4% Race Black % (% of total) 57% 64% White/Other % (% of total) 43% 36% Total Population 1, % Source: U.S. Census Bureau, 1980 and 1990 Table 2. Age, Change Age Under 5 years % (% of Total) 7.7% 7.6% 5 to 9 years % (% of Total) 7.3% 8.6% 10 to 14 years % (% of Total) 7.9% 5.9% 15 to 19 years % (% of Total) 10.2% 6.8% 20 to 24 years % (% of Total) 9.3% 8.8% 25 to 34 years % (% of Total) 14.2% 20.0% 35 to 44 years % (% of Total) 9.8% 16.0% 45 to 54 years % (% of Total) 10.8% 7.5% 55 to 64 years % (% of Total) 10.3% 7.7% 65 to 74 years % (% of Total) 8.5% 5.4% 75 and older % (% of Total) 4.1% 5.5% Total Population 1, % Source: U.S. Census Bureau, 1980 and 1990 Old Manchester Neighborhood Plan 9

8 2.6.2 Households and Income Characteristics A substantial decline in the number of families living in Old Manchester (- 40%) between 1980 and 1990 mirrors the area s overall loss of population. Husband-wife families experienced a more rapid decline than femaleheaded families with children under 18, which decreased by 37 percent. This reflects the national change in family composition from husband-wife to single-parent households. These figures also reveal that the neighborhood has failed to attract and keep husband-wife families. Table 3. Households, illustrates these trends. Table 3. Households, Household Type Change Families % (% of total) 61.0% 68.9% Husband-Wife Fam % (% of total) 25.1% 24.0% Female-Headed (n/h) % (%of total) 31.8% 36.4% W/Children % (% of total) 22.8% 27.1% Total Households % Source: U.S. Census Bureau, 1980 and Census data reveals that a majority of area residents (80%) were considered low income (family incomes 80% or less than the metropolitan area median income of $33,489 in 1989). Approximately 69 percent of the residents were below the poverty level in 1989; more than triple the City s poverty population (21%). This concentration of poverty is substantial and indicates a high likelihood that the neighborhood has been losing its employed population. Low median household income levels for the area ($5,000 for Census Tract 601 and $12,214 for Census Tract 603, covering Old Manchester and adjacent neighborhoods) indicate that poverty problems are area wide and not limited to the neighborhood alone. Table 4. Income 1990 highlights the level of poverty in the area. Old Manchester Neighborhood Plan 10

9 Table 4. Income-1990 Income Category 1990 Persons in Poverty 570 (% of total) 68.8% Low-Income (80% or less of MSA) 661 (% of total) 79.7% Very Low-Income (50% or less of MSA) 535 (% of total) 64.5% Source: U.S. Census Bureau, 1980 and Public Safety Major crimes reported in the Old Manchester profile area were assessed for the last six months of Major crimes were defined as murder, rape, robbery, assault, burglary, auto theft, and larceny. Based on the Richmond Police Department s information, the 300 and 400 blocks of Cowardin Avenue had the highest incidence of major crimes reported in the six-month period. The areas with the next greatest levels (5 to 9 crimes reported) were the 1400 block of Perry Street, the 1500 block of Porter Street, the 1500 block of Hull Street, and 1000 block of Semmes Avenue. These figures, while relative to the short time period in which they were taken, indicate that criminal activities are more frequent on the periphery of the neighborhood and were concentrated near commercial businesses. 2.8 Housing Housing Types Of the 297 existing units, it is estimated that multi-family units comprise the largest percentage (36%), while two-family and single-family units account for 33 percent and 31 percent of the remaining units, respectively. Table 5. Housing Units shows the breakdown of housing types in Old Manchester. This information was gathered during a preliminary field survey conducted by the Department of Community Development in January, Survey results are based on visual inspection (not interviews), therefore the number and type of units and total number of vacancies are approximate. It should also be noted that according to a 1993 structural survey of all structures conducted by the RRHA, 20 percent were rated sound, 22 percent deteriorated and 58 percent dilapidated. Old Manchester Neighborhood Plan 11

10 Table 5. Housing Units Unit Type Units Residential - Single-Family 93 (% of total) 31% Residential - Two-Family 98 (% of total) 33% Residential - Multi-Family 106 (% of total) 36% Total Housing Units 297 Source: City of Richmond, Office of Assessor and Department of Community Development field survey (January 1996) Building Vacancy and Housing Tenure The January 1996 survey counted 85 vacant housing units in the profile area, accounting for nearly 30 percent of the total (297 units). The survey further indicated that of the total vacant units surveyed, 34 percent are single-family structures, 60 percent are in two-family structures, and 25 percent are in multi-family structures. Table 6. Vacant/Boarded Housing Units shows a summary of the estimated vacancies in the neighborhood. Old Manchester contains substantially more renters than home owners. Of the 234 occupied units in the neighborhood, only 17 percent are owner occupied. Single-family homes are almost equally occupied by owners and renters, while very few (seven of 60) of the area s two-family structures are owner occupied. Table 7. Housing Tenure illustrates these statistics. Table 6. Vacant/Boarded Housing Units Vacant/Boarded Unit Type Units Total Units Percentage Single-Family % Two- Family % Multi-Family (est.) 25% TOTAL % Source: City of Richmond, Department of Community Development, field survey (January 1996) Old Manchester Neighborhood Plan 12

11 Table 7. Housing Tenure Unit Type Owner- Renter- Vacant/ Occupied Occupied Units Boarded Units Single-Family (% of total) 40% 38% 24% Two-Family (% of total) 7% 54% 44% Multi-Family (% of total) 0% 96% 30% TOTAL (% of total) 13% 66% 29% Source: City of Richmond, Office of Assessor and Department of Community Development (January 1996) Old Manchester Neighborhood Plan 13

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