Showing posts with label LoDo. Show all posts
Showing posts with label LoDo. Show all posts

Saturday, June 7, 2008

Correction to "A Family Connection to Lower Downtown Denver "

Apologies for the long absence since my last post. During this period I took several trips, including a visit to Denver where I gathered some additional information about my family's connection to Lower Downtown. I want to supplement and correct a blog post from October 2007 about my maternal Grandfather, Fred Hosken, and Uncle, Edward Hosken's business, the Refrigeration Services Company (RSC).

After the Hosken's purchased RSC, it was located near 15th and Blake Streets in LoDo during a roughly ten year period in the 1940s and 1950s. In my previous blog, I identified the current address of the site where RSC was located as 1517-1521 Blake Street which is today occupied by Wahoos Restaurant. The actual address of the former RSC site is 1507-1509 Blake Street where FedEx Kinko's is located - one storefront south of Wahoos.

See Photos from 1950s of RSC and Today of FedEx Kinko's. on Blake Street in Downtown Denver.

Notice the clear similarities between the storefronts in the two photographs, the size, shape and spacing of the two doors, the display windows and the six second story windows. Also notice the similarities in the size, shape and placement of the door and second story window on the building to the right in both photographs (today Wahoos). This is clearly the same building in both photos.

One of the things which confused me during my previous post was the fact that today there is not a building to the left of FedEx Kinko's, there is a surface parking lot but in the photo above of RSC there is a building. Clearly the building was torn down sometime after the RSC photo was taken. The demolition of the building to the south of RSC, on the corner of 15th and Blake Street probably explains why the addresses on this block have been slightly re-numbered.

Saturday, October 13, 2007

Protecting the View Plane at Coors Field Through Transfer of Development Rights

As a native Coloradan, its been exciting watching the Colorado Rockies catch fire and roll through the the end of the baseball regular season and beginning of the playoffs. My vantage point in the New York Metro Area is particularly interesting because baseball is so socially and culturally important here.

During this same time period, I have also been following the intense debate about protecting the views of the Rocky Mountains seen from Coors Field. Given that the title of this blog is "A View of the Rockies," I feel compelled to comment on this issue.

From Denver media accounts, I understand that Bill and Paula Leak, long-time owners of the Light Bulb Supply Company at 2010 Delgany Street want to sell their property to a real estate developer. Much of the value of their property to a developer derives from its location and the fact that it could be zoned for a 14 story building. However, if a building that tall is built on the property, it could seriously degrade views of the Rocky Mountains from from parts of Coors Field such as the view beyond the left field wall above the third base line from Section 22 on the club level. (See, for example this story from the Rocky Mountain News, http://www.rockymountainnews.com/drmn/real_estate/article/0,1299,DRMN_414_5717928,00.html


Figures 1: View of Coors Field at Sunset with the Rocky Mountains in the Background (note this photograph is for illustrative purposes only and is not intended to reproduce the view plane being discussed in this blog entry).


Photograph from http://www.baseballpilgrimages.com/national/colorado.html

The views from Coors Field create a unique sense of place in the stadium and are an important amenity for the Denver Metro Area, helping to define and communicate what is unique and wonderful about region --a thriving urban scene in close proximity to one of the most spectacular mountain ranges in the world. As the baseball Rockies make their run through the playoffs this year and national telecasts show views of the mountains from Coors Field, it provides enormous promotional value for the Metro Denver Area.

This is a classic conflict between private property rights and the public interest. These issues can be very thorny and difficult to resolve in a way that is fair to both parties and is consistent with legal and economic principles. My guiding framework for resolving these types of conflicts is to use the minimum of amount of government power needed to resolve the issue and to establish market-based solutions whenever possible.

One solution, advocated by some neighborhood residents, would be for the City of Denver to establish a view plane ordinance which restricts the height of buildings near Coors Field. The problem with this idea is that it is unfair to the Leaks who have been present at this location for many years before Coors Field was built, running a business that generated economic value for the city when the neighborhood was extremely underutilized. The Leaks have a legitimate right to profit from the area's increase in property values and a simple view plane ordinance by itself could be construed as an unconstitutional "taking" of their property without providing just compensation.

Alternatively, the Denver Metropolitan Major League Baseball Stadium District, a public entity, could purchase the Leaks' land and would then control future development there. The problem with this idea is there are other properties which could also be developed which might cause view obstructions at Coors Field and this precedent could encourage private interests to attempt to coerce metro area tax payers into buying their property at inflated prices, even when there are no near-term development prospects.

However, there is a clear and obvious compromise to resolve this issue --the combination of a view plane ordinance with the use of Transfer of Development Rights (TDRs) also referred to as Transferable Development Rights. This idea was mentioned in a very thoughtful article by Bob Reuteman in the October 13, 2007, Rocky Mountain News (http://www.rockymountainnews.com/drmn/business_columnists/article/0,1299,DRMN_82_5721588,00.html).
TDRs, commonly known as "air rights," allow the owners of a low-rise property, built shorter than maximum zoning would normally allow for, to sell the right to build additional stories to a developer who wants to build a structure at another location that is taller than is permitted by that site's zoning.

TDRs can be a powerful tool for historic preservation and economic development. For example in New York City where TDRs are commonly bought and sold, the sale of air rights from a near-by church, allowed the 55 story Millennium Hotel to be built across the Street from the World Trade Center, bolstering the church's endowment and ensuring its survival in the high cost environment of the lower Manhattan commercial district near Wall Street. Additionally, Broadway Theatres in Manhattan have sold their TDRs, for use in near-by high-rise developments, preserving the theaters' economic viability as low rise, special use buildings in a neighborhood with some of the highest land prices in the world (See Figure 2).

Figure 2: In 2006, Developer SJP Residential Agreed to Purchase the Air Rights from the Al Hirschfeld Theatre in New York, Pictured Below, to Increase the Permitted Height of its 42 Story Condominium Project in Manhattan.


Photograph from Al Hirschfeld Theater entry in Wikepdia.


In the case of protecting the view plane from Coors Field, buildings in the view plane could be limited to six stories or less and property owners could be granted TDRs for the additional eight stories which they normally would have been entitled to build. Then owners like the Leaks could sell those TDRs to other developers in Denver who want to construct taller building in parts of town where view planes are less important.

According to Bob Reuteman, there is already an allowance for TDRs in the Platte Valley in the Denver Municipal Code. This code should be carefully examined and, if necessary, modified to create enough economic value for the Leaks and other property holders near Coors Field to be able to recover the full economic loss they suffer from having their properties height restricted to protect the Coors Field views. For example, in some jurisdictions, TDRs have limited value because they can only be sold to neighboring or adjacent sites and can not be marketed to developers across town. In the Coors Field case, the City of Denver needs to permit the TDRs to be marketed to a wide enough area in downtown Denver and streamline the approval process to ensure that their value is high enough to adequately compensate impacted landowners.

This is a winning, taxpayer friendly, compromise solution which balances individual private property rights with the public interest and minimizes harmful government interference in the workings of the private market.

Lets hope the baseball Rockies can also find a winning solution.

Saturday, October 6, 2007

A Family Connection to Lower Downtown Denver

As a follow up to my blog "Remembering the Destruction of Denver's Chinatown..." from last Sunday I wanted to write a short entry about my family connections to Lower Downtown Denver. After WWII, in approximately 1945, my maternal Grandfather, Fred Hosken, and Uncle, Ed Hosken, purchased the Refrigeration Service Company (RSC).

RSC was located at 1509-1515 Blake Street near the corner of 15th in LoDo for approximately 10 years until they moved to a York Street location north of Downtown Denver. At the time, Blake Street was part of Denver's Skid Row and every morning when they opened up the shop they had to chase homeless people away from the entryway. This portion of Blake Street had also been part of the original Chinatown District in Downtown Denver (See Areas "a" and "d" in Figure 1 below in the September 30th blog entry on Denver's Chinatown).

Of course, this area is now part of trendy LoDo. The current street address of the old RSC building is now 1517-21 Blake Street and houses Wahoos Restaurant on the ground floor and offices on the upper floors.

Contemporary Photograph of 1517-1521 Blake Street, former location of Refrigeration Services Company in LoDo.




Sadly, both my Grandfather and Uncle have passed away so I can't ask them for stories about the old neighborhood.

Sunday, September 30, 2007

Remembering the Destruction of Denver’s Chinatown and Avoiding the Mistakes of the Past

Remarkably, today there is no evidence that Chinatown ever existed in what is now the Lower Downtown (or LoDo) Historic District—apart from a small plaque placed by Lower Downtown District, Inc., on the site of a building at 20th Street between Market and Blake [http://www.lodo.org/walking_tour/hopalleychineseriothtm.htm]. Indeed, it would be difficult to imagine that LoDo, with its high-priced condominiums, upscale boutiques, and gentrified neighborhoods, once housed a thriving working-class Chinese-American community.”

From “History of and Memory: The Story of Denver’s Chinatown,” William Wei in Western Voices: 125 Years of Colorado Writing, Colorado Historical Society, 2004

A View of the Rockies supports urban infill and redevelopment efforts in Denver and believes that making Denver a denser, more transit-oriented city will promote the metro area’s physical, economic, cultural, environmental and social well being. Of course these changes to the built environment need to made in a way that is respectful to the cultural, historical and architectural context of the neighborhoods in which they occur. As we promote and celebrate the exciting changes that are happening in Denver today, we should always keep in mind that we want to avoid the mistakes of the past by preserving historically and culturally important places.

Let’s also keep in mind that building and maintaining a unique “sense of place” and promoting cultural and demographic diversity are keys to making cities attractive places to live, work and visit. These benefits enrich the city for residents, keep people from moving out to the suburbs, attract young, creative knowledge workers who crave idiosyncratic urban environments, draw in tourists and convince business travelers to stay over for the weekend to explore the city.

When I visited Denver a few weeks ago I spent time researching the history of Denver’s Chinese population in Lower Downtown and also exploring the Five Points neighborhood, the historic, cultural and economic center of Denver’s African American Community (more on Five Points in a later blog entry).

Many cities have destroyed or damaged unique urban neighborhoods in the name of “blight removal,” “slum clearance” and “urban renewal.” These neighborhoods were disproportionately populated by minority and lower income communities. Examples include the Fillmore District in San Francisco and the Hill District in Pittsburgh, which were vibrant regional centers of African American life. In Denver, urban renewal impacted many neighborhoods and communities. In this blog I focus on Denver’s Chinese district in Lower Downtown, which was chauvinistically known as “Hop Alley.”

Figure 1: Map of the Chinese Community in Lower Downtown Denver


Figure 1 from Master’s Thesis of Gerald E. Rudolph at Denver Public Library.


This district was originally located between Wazee and Blake and 15th and 17th Streets (see area "A" in Figure 1 above) but around 1900, the Chinese settlement moved to the alley between Blake and Market between 20th and 21st Streets. (see area “E” in the Figure 1 above and Figures 2a-c below). Also visit http://www.denvergov.org/Portals/142/documents/BallparkSummary.pdf ).

Figure 2a: The Alley where Denver’s Chinatown was located between Blake and Market looking from 20th Street toward 21st Street in 1929.





Figure 2b: Group of People in Alley Between Blake and Market Streets in 1920


Figure 2c: Denver's Chinatown in the Alley Between Market and Blake and 20th and 21st Streets.



Figures 2a-c from the Photography Collection of the Western History/Genealogy Department at Denver Public Library. Copyright © 1995-2007

The Chinese community began arriving in Denver in substantial numbers in approximately 1870 and worked in railroad construction, gold mining, clothes laundering and other occupations. From the beginning, the Chinese suffered from hostility and discrimination including an infamous race riot on October 31, 1880 where one laundry worker, Look Young, was lynched and tens of thousands of dollars of damage was done to Chinese-owned property. The local press engaged in yellow journalism, writing sensationalized stories about opium dens, Tong wars and other vices ascribed to the Chinese population.

Despite these injustices, Denver’s Chinese community persevered and developed a culturally unique micro-neighborhood in Lower Downtown Denver. Although the neighborhood’s population was never as large as San Francisco’s Chinatown (estimates of peak population range from 1,000 to 3,000 people), it was a vibrant, culturally and historically distinct district which made contributions to early Denver’s history, economy and culture.


According to Sanborn Fire Insurance Maps from Denver in the early 20th Century, Denver’s Chinatown contained residences, businesses, retail stores and other Chinese-owned properties. According to William Wei, as the Chinese population grew larger, the Chinatown district began to offer imported speciality Chinese products and provided a home for Chinese doctors, butchers, cooks, cigar makers and grocers, adding vibrancy and culture to Denver and bringing tourists to the city.

In 1882, the U.S. Congress passed the Chinese Exclusion Act which prevented new Chinese immigrants from entering the United States. Over time this Act caused the Chinese population of Denver to decline. In 1940 many buildings in the near-empty Chinatown were razed “before the army of social betterment…under the orders of Lyle D. Webber, chief city building inspector,” (Denver Post, June 14, 1940, page 1) forcing the remaining Chinese population to disperse. According to The Denver Post, the condemned property, from 2021 to 2047 Market Street ,was owned by Chinese-American families up until the time the buildings were destroyed.


Figure 3: Headline from June 14th 1940 article in The Denver Post.






Today all that remains of Denver’s Chinatown neighborhood are memories and photographs. After the buildings which made up Chinatown were demolished, the alley between Blake and Market and 20 and 21st Streets, which was once the heart of the Chinese district, was filled in by the construction of warehouses and industrial buildings almost as if to permanently prevent the Chinese from ever returning to this location. Note, in the contemporary photograph in Figure 4 below, the alley is blocked by the large red brick "Public Storage" warehouse which was built across the right of way where the alley previously ran.



Figure 4: Contemporary Photograph looking from 20th Street toward 21st Street, where the Chinatown Alley Once Ran Between Market and Blake Streets.






The alley between Market and Blake Streets still exists between and 19th and 20th and 21st and 22nd Streets providing a hint as to what the alley would have looked like between 20th and 21st Streets if it was still in existence today. See Figures 5 and 6 below.




Figure 5: Contemporary View of Alley Between Market and Blake Streets Looking From 20th toward 19th Street.




Figure 6: Contemporary View of Alley Between Market and Blake Streets Looking From 21st Toward 22nd Street.




Ironically, today many of the lots which contained the buildings which made up the Chinatown district are vacant or underutilized as is demonstrated by the contemporary photograph (Figure 7) below of the block between Market and Blake and 20th and 21st Streets. We lost a unique historical and cultural neighborhood and more than 65 years later we still don’t even have much to show for it.

Figure 7: Contemporary View of Underutilized Property on Blake Street Street from 21st Street Looking Toward 20th Street Where Chinatown Buildings Once Stood.




If the neighborhood had been left architecturally intact, it is difficult to say if Denver’s Chinatown would have organically rejuvenated itself as new cohorts of immigrants arrived in Denver or would have dwindled out of existence? If the neighborhood had survived, imagine how much more interesting and vibrant LoDo would be with a thriving Chinese-American economic and cultural district located across Blake Street from Coors Field? Sadly we will never be able to conclusively answer those questions because the neighborhood was destroyed.


As we celebrate Halloween this year, let’s remember that it will be the 127th anniversary of Denver's infamous anti-Chinese riot and more than sixty-seven years since the physical buildings of Chinatown were destroyed. We can use these memories to guide us in future efforts to preserve and protect Denver's historically and cultural important neighborhoods as the city is redeveloped and reinvigorated.

The following sources were used in this blog entry: The Denver Post, “Denver ‘Chinatown’ Ordered Torn Down,” June 14, 1940,” and “Hop Alley, Tong War Now Dim Memories," April 26, 1949; The Chinese in Colorado, 1869 – 1911, Master’s Thesis of Gerald E. Rudolph at the University of Denver, August 1964; “History of and Memory: The Story of Denver’s Chinatown,” William Wei in Western Voices: 125 Years of Colorado Writing, Colorado Historical Society, 2004. Denver Sanborn Fire Insurance Maps from June 1912, updated 1925, Volume 2, Map 183 and 184. Denver Sanborn Fire Insurance Map from 1929, updated 1961, Volume 1, Map 183. Special thanks to Bruce Hanson, reference librarian in the Western History and Genealogy Department in the Denver Public Library main branch who helped me uncover many of these sources.