Breaking Down Denver’s Rising Levels Of Air Pollution
by Luke Schmaltz
It’s rush hour on a Denver weekday
afternoon and bumper to bumper traffic is making the ride home a frustrating
punishment rather than a jettison to freedom. Then suddenly a jogger flies past
your window and a pang of guilt overcomes you that you are not getting your
cardiovascular exercise for the day.
But is that wannabe Forrest Gump really
engaging in a healthy activity? What the exercise-crazed spandex-clad hordes of
Denver may not be aware of is that hyperventilating amid throngs of automobiles
ain’t all it’s cracked up to be. The air circulating through your lungs is
saturated with elevated levels of ozone. On many a smoggy day, (there were over
100 in 2019) the air hanging over the city is what the Environmental Protection
Agency calls “in serious violation” of Air Quality Index (AQI) standards.
Essentially, by breathing rapidly and deeply next to a busy Denver street, you
may slowly be poisoning yourself.
A Man-made Hazard
Polluted Skyline: The Denver skyline takes on a New Jersey-esque complexion roughly one out of every three days.
A series of circumstances have coalesced to
form what could be considered a perfect storm of pollution across the city.
Increasing volumes of car exhaust due to population explosion, carbon emissions
from oil and gas mining operations, smoke from fireplaces and woodburning
stoves, emissions from power plants and industrial furnaces and sunlight
reacting with molecular oxygen particles has elevated the ozone levels past the
70 parts per billion (PPB) maximum recommended by the EPA. The aforementioned
100+ days in 2019 involved ozone levels past 80 PPB. The national ambient air
quality standards (NAAQS) were redefined in 2015 after extensive research into
the detrimental health effects of common air pollutants such as ground-level
ozone, particulate matter, lead, sulfur dioxide, nitrogen dioxide and carbon
monoxide.
In Collaboration With Nature
Smokestacks: Smokestacks may not paint the sky black, but they deliver convincing shades of brown and gray.
What’s more, a global warming-driven
weather phenomenon known as temperature inversions are acting like an invisible
lid — trapping pollution in the troposphere rather than allowing it to
dissipate up through the stratosphere. Yes, the infamous brown cloud of the
1980s that Denver was internationally mocked for is back once again. This time
around, however, like fugly apartment buildings, a whitewashed retail landscape
and gentrification itself — this phenomenon is taking place in metropolitan
areas across the nation.
In a nutshell, ground-level ozone is
volatile organic compounds (VOCs) and nitrogen oxides (NOx) reacting with
sunlight and atmospheric air molecules. The Denver Regional Council of
Governments estimates that every day, between 250,000 and 350,000 cars are
being driven across the metro region. This transportation sector is the second
largest contributor of greenhouse gases next to industrial emissions. Plus,
there are over 23,000 active oil and natural gas wells across the front range
as well as numerous power plants across the Denver metro region.
A New Agency To The Rescue?
As of January 1, 2020, the Denver
Department of Public Works was renamed the Department of Transportation and
Infrastructure (DOTI) in a symbolic display meant to mark a new chapter of
planned environmental objectives. Among DOTI’s concerns is the Climate Action
Plan launched by the City of Denver in 2007 and rebooted in 2015. This “plan”
presents an “80×50” objective — meaning that through new measures and policies
the city aims for an 80% reduction of emissions (from the 2005 baseline) by
2050. A recent heavy-handed screed issued by Mayor Michael Hancock’s office
outlines a protocol of “aggressive and decisive action” for reducing emissions
through new renewable energy programs, energy efficiency and low operational
cost of electric vehicles. This letter celebrates Denver as having “a long
history of trailblazing when it comes to climate change.” If that is so, why do
pollution levels continue to rise? All of the industrial facilities, oil wells
and natural gas mines on operation require permits, correct? It would seem that
progress, when left to bureaucracy, is inevitably hindered by the inherent
sluggishness of government. Either that, or the tax revenue generated by these
facilities is simply too hard to pass up. Regardless, it would seem that the
climate action plan (CAP) is really just a bunch of crap.
It’s Up To You
Traffic: Many are involved but it’s nobody’s fault.
Like traffic jams — where many people are involved but are usually no singular person’s fault, pollution is the cumulative result of many people simply going about their daily business. As willing participants, the responsibility to reduce emissions should be taken up by the populace without being prompted by finger wagging and knuckle cracking from the hand of big brother. The EPA outlines a simple protocol of steps anyone can take at any time to reduce pollution. For example, you can walk, ride your bike, carpool or take the bus instead of driving a single occupant vehicle. Use slow-burning logs instead of wood in your fireplace, properly inflate your times for better fuel efficiency, use environmentally safe cleaning products and paint, reduce use of air conditioners and furnaces and mulch yard waste instead of simply throwing it away. But, and be realistic, you already knew all this, didn’t you? The issue is whether or not you care enough to endure a bit of inconvenience to do your small part, or if you’re going to carry on as usual — assuming that your neighbors and fellow citizens will pick up the slack while you lumber forth in a smog-laden haze. Theoretically, that’s fine enough, but the problem is — they are probably thinking the exact same thing about you.
Denver’s Hale neighborhood is an historic
community tucked between Colorado Boulevard and Holly Streets to the west and
east, respectively, and Colfax Ave. and 6th Ave. to the north and south. This
relatively quiet area is fairly unique in that the north/south grid is
diagonally distinguished by a tree-lined, two-lane, median-separated stretch of
picturesque road called Hale Parkway.
Redesign: The Hale Redesign Project would rip up westbound lanes of the parkway and render them permanently unusable.
Gone But Not Forgotten
Development in the area began in the 1930s
and, as geography would have it, a creek flowed on a northwest/southeast angle
through marshland along the path where Hale Parkway now exists. The creek was
part of the Upper Montclair Basin runoff system, directing rainwater toward the
Platte River basin to the northwest. By the 1940s, the area was developed, and
the old riverbed was wiped away and soon-to-be forgotten by residents, but not
by topography. When heavy rainfall hits the area, the one-time natural waterway
can be quickly transformed into a saturated urban thoroughfare with flood
levels up to three feet high.
A Diagonal Asset
Today, the marshlands have been replaced by
mostly residential structures along with the significantly large Rose Medical
Center and University of Colorado Hospital campuses. Hale Parkway is a local
treasure, boasting a series of lush, park-like medians that are home to a total
of 80 large, mature trees and 40 smaller trees and shrubs. Hale Parkway is one
of just 35 designated parkways and boulevards across the Mile High City recognized
as such by the Denver City government. This stretch of road gives the community
a distinctively quaint feel, as its diagonal trajectory works as a cohesive,
common feature which unites the neighborhood.
Neighborhood Amenities: Hale Parkway runs adjacent to neighborhood amenities, including Lindsley Park.
An Extreme Scheme
The redesign project proposed by the Urban
Drainage and Flood Control District (now the newly-branded Mile High Flood
District [MHFD]) holds drastic measures for the parkway. These initiatives
which would effectively diminish the purpose and function of the roadway and
the appeal of the area at large. The plan calls for the permanent removal of
the two north lanes carrying traffic west from 8th Avenue to Colorado Blvd. The
removal of features would also include the grassy park-like medians, all flora
and foliage therein as well as several dozen parking spaces (65 total) for area
residents. A series of large drainage pipes would replace the lanes, spaces and
medians while east/west traffic would be funneled to side-by-side opposing
lanes in place of the two existing eastbound lanes. Local property owners are
highly upset that the redesign would severely diminish real estate values.
Meanwhile, the explosive growth of the area has residents at large concerned
with an imminent traffic congestion problem. As the number of inhabitants is set
to increase, the redesign would decrease the area’s ability to effectively
accommodate all the new traffic.
Violation Of Internal Rules
Further, the proposed measures are in
blatant breach of the Denver Design Guidelines published by the City and County
of Denver in 2005. Page 14 of the guide pledges to “Respect and preserve the
historic or original design of the parkway or boulevard. Components of the
original design usually include the street cross section, tree lawn, median (if
appropriate), adjacent street pattern, building setback and private yard,
building siting, topography and plantings.” Also, a subsequent section claims
that the city will “Preserve the spaces and relationships that are part of the
original or historic parkway or boulevard construction including the continuous
open space created by the building setback.” Clearly, the MHFD is proposing to
infringe on the very rules set by its parent authority — the Denver City
Government.
Colfax View: The view on Colfax Ave eastbound heading toward the Hale neighborhood.
Plausible Alternatives?
With the Cherry Creek waterway located just two miles to the south and flowing northwest to the Platte River, it would seem that returning an unassuming one mile stretch of road in Hale to its former watershed function is inconsequential. Some residents are imploring MHFD to consider alternative means of managing rainwater overflow in the area. Others are outraged, seeing the beauty-sacrificing redesign as a grossly lopsided and ultimately futile misappropriation of taxpayer funds. Aligning with this viewpoint is not difficult. Driving through Hale trying to visualize the proposed measures put into place is like imagining a jagged, diagonal tear through the cross stitchings of a gorgeous tapestry; unsightly, unnecessary, and utterly without purpose.
“Mom & pop stores are not about something small; they are about something big. They are important … for providing us with intellectual stimulation, social interaction, and connection to our communities.” — Robert Spector
The commercial topography of Anytown,
America, is changing due to a distinct set of economic circumstances. The
buying power of large corporate entities and the low overhead of online
retailers are undercutting the profit margins of independent brick-and-mortar
businesses. As mom & pop shops give way to big box outlets, national chains
and web-based sales platforms, the independent business model is becoming an
increasingly difficult equation to balance.
Despite these daunting circumstances, a few
independent proprietors have found a way to stand their ground against the
seemingly unstoppable tsunami of hospital waiting room-like establishments and
soulless, whitewashed, cookie-cutter stores. While Denver’s ongoing
transformation into a generic urban sprawl mirrors that of most American
cities, a stubborn patchwork of retail holdouts continue to express traits of
their 20th Century DNA by operating with distinct, inimitable identities. These
holdouts are singular brands that cannot be duplicated or synthesized any more
than the personalities of their proprietors could be mimicked, molded or
mass-marketed.
This is by no means a comprehensive index, rather, it is a suggestion of infamous standouts across several industries — a list intended to expand the perception of your daily commercial options. Whether you must drive an extra mile, rearrange your schedule to make “normal” store hours or spend an extra buck or two — spending your hard-earned money in businesses with soul is damn well worth it.
Cigars On 6th
Cigars: Cigars on 6th is a welcoming place for sociable connoisseurs.
(707 E. 6th Ave., Denver, CO 80203)
A circle of ornate, leather-padded chairs
await tobacco connoisseurs, humidor aficionados and enraptured novices alike.
Visitors can expect knowledgeable advice on the nuances of different cigar
brands and can be reassured that at no point will they be harangued by salesy
pretense or over-accommodating smarm. You can choose from a world-class
selection, light up on the spot and relax into conversation with your
companions and other patrons while the game plays in the background on a giant
flat screen TV.
Rupp’s Drums
Drums: The gang at Rupp’s Drums offers personalized, world-class expertise.
(2045 S. Holly St., Denver, CO 80224)
This retail percussion mecca was originally
opened by the infamous Bob Rupp in 1984 and is revered among local musicians
and internationally renowned rock stars alike. Just about every stackable
square inch of space is occupied by the necessities of the percussive arts.
Every member of the sales staff is either a seasoned drummer, an accomplished
musician of another sort, a sound engineer or all three. You can expect expert
advice on every facet of their product line and practical suggestions based on
your specific needs. The difference between shopping here and going to a chain
store is the difference between front row seats at your favorite band’s live
concert and watching a video of said event shot on a wobbly smartphone.
Wax Trax Records
Records: Wax Trax Records boasts a massive collection of music across all genres. Wax Trax has been in Denver since 1975.
(620 E. 13th Ave., Denver, CO 80203)
This Capitol Hill landmark has been Denver’s
go-to place for recorded music since the early 1980s. Unlike corporate retail
stores, the staff are neither instructed nor inclined to adhere to the notion
of “the customer is always right.” You will not be bombarded by insincere
politeness or overly-helpful attention. Rather, you can expect to be left alone
to browse a staggeringly comprehensive offering of music across all genres. The
selection of domestic and imported music is unparalleled, and if you can’t find
what you’re looking for because you don’t remember the artist’s name or you
can’t spell — you may get the idea that you shouldn’t be there in the first
place. This mainstay has outlasted several pivotal trends, including the file
sharing fiasco, the music pirating era and the Independent Records location
that set up shop a few blocks away and recently folded. Wax Trax is currently
riding high on the wave of the vinyl record resurgence.
Mutiny Information Cafe
(2 S. Broadway, Denver, CO 80209)
Books: Book lovers will find their “epicenter of cultural mojo” at Mutiny Information Cafe.
A South Broadway landmark for years, this
one-of-a-kind bookstore, coffee bar, comic book shop, used record rack and
pinball arcade is what some refer to as Denver’s “epicenter of cultural mojo.”
Proprietors Matt Meygasi and Jim Norris personally curate every piece of
inventory — be it the latest issue of X-MEN or a newly-released, signed album
by Steve Earle. You can order a Thai iced tea, an Americano or a matcha tea
latte, grab a chair in one of the lounge areas and read, philosophize, play
chess, work on your epic poem or just stare at all the shelves and wonder where
to begin. Frequent poetry readings, musical performances, book signings and
presentations by literary luminaries make this place a shining example of what
can happen when you disengage from virtual media and go interact with people
the old-fashioned way — in person.
Rockmount Ranch Wear
(1626 Wazee St., Denver, CO 80202)
In 1946, “Papa” Jack Weil founded this
Denver institution that has organically grown into an international fashion
phenomenon. For three generations, these western-themed stylings have enticed
blue collar folks, alternative icons, country music legends and rock ’n’ roll
superstars. The company has remained family-run since its inception, was passed
down to Jack Jr. and is currently run by Papa’s grandson Steve Weil. Their LoDo
storefront avails visitors to a museum-like stroll through a rustic setting
abundant with western motif, custom embroidered shirts and everyday “ranch”
wear. Papa Jack was also the inventor of the snap-up button shirt, which has
been endorsed by the likes of Bob Dylan, Steve Buschemi and Elvis Presley.
Although internationally acclaimed and often imitated, the store and its wares
exude an undeniably genuine appeal to everyday people.
The Wizard’s Chest
Toys: Gift shoppers, game lovers and toy experts will find paradise at The Wizard’s Chest.
(451 Broadway, Denver, CO 80203)
This family-owned gift-shopping paradise
that first opened in 1983 has become a Denver institution. This 18,000 square
foot behemoth hearkens back to a time when kids’ games were played in actual
reality with tangible toys, inspired imaginations and physical human beings.
The original Cherry Creek location was moved to South Broadway in 2015 and
features, gifts, gags, gadgets and games of every imaginable stripe along with
costumes galore and a professional theater makeup department. Such gargantuan
retail overhead would spell disaster for a start-up, but decades of building a
large clientele has enabled proprietors to leverage their brand loyalty into a
real-life community of exciting weekly events. Meetups are held for fledgling
magicians, board game experts, Lord of the Rings lovers, Dungeons and Dragons
players, Star Wars geeks and much more. Their impressive calendar of
constructive extra-curricular engagement is no doubt one of the keys to their
long-lived success and a feature that would be impossible to replicate in a
corporate bureaucracy.
The new Denver location boasts an assembly line of sparkling, brightly-lit retail facades adorned by careful corporate branding. Yet, a few stalwarts of the old business model dare to offer personality, sincerity and expertise rather than the bland, sterile mediocrity that seems to be all the rage. So, the next time you see a storefront that is not emblazoned with a generic logo that has been burned into your psyche through mainstream marketing, take a chance and pop in. You just might experience what yesterday was commonplace and what tomorrow may be but a dusty memory.
“Every now and then a man’s mind is stretched by a new idea or sensation, and never shrinks back to its former dimensions.”
Oliver Wendell Holmes
by Luke Schmaltz
Psilocybin mushrooms occur naturally in many areas of the world.
On May 14, 2019 Denver’s profile as a
one-of-a-kind American city expanded in dimension. Initiative 301 passed by the
slimmest of margins (50.6% to 49.4%) which enacted the decriminalization of
psilocybin — the active substance in psychedelic mushrooms.
Those who are curious as to what may happen
next can refer to the cannabis legalization history book and take note of a few
crucial milestones. Firstly, psilocybin is not yet legal, it has simply been
demoted to “the lowest legal priority” according to Decriminalize Denver, the
grassroots political action group that introduced the measure. This important
step toward legalization means that, at some point in the future, anyone over
21 will be able to legally purchase psilocybin mushroom products and services
in a retail or clinical setting. Currently the City of Denver’s policy is to
devote zero resources to the prosecution of psilocybin with a review panel in
place which will intermittently assess public and fiscal impacts of the
measure.
Just as the monetization of marijuana
continues to prove, when a controlled substance with numerous benefits becomes
legal, innovation and entrepreneurship flourish. In the case of psilocybin,
however, consumption on a massive scale as in the cannabis industry is
tentative, due to the distinct differences between the psilocybin and THC. The
greatest of these being that magic mushrooms do not have the same widespread
appeal as marijuana. Regardless, impending legalization harkens the creation of
a new segment of commerce that will, for a while at least, be unique to the
Mile High City.
An Element Of Familiarity
Like the marijuana flower, “magic”
mushrooms occur naturally across the world in dozens of strains with varying
potencies. Once mature, the dried caps and stems can be consumed raw or added
to food and beverages for greater palatability. Also, psilocybin holds great
allure for recreational substance users while presenting untold value for the
medical and wellness fields.
A New Retail Market
Palatability has long been an issue with
psychedelic mushrooms, as most who have partaken attest that chewing the dried
fungi is less than pleasant. So, it stands to reason that the first retail
products will address this objection — most likely with the same creative gusto
seen in the cannabis industry. One can expect chocolate bars infused with
“shake” — a term for ground-up mushroom caps and stems. Other anticipations
could also include gelatin capsules, peanut butter (creamy or crunchy), green
tea bags, jars of honey, pasta sauces, and smoothie-ready fruit medleys — all
infused with specific doses per serving of psilocybin. Although tax revenue on
these gross sales may pale in comparison to the cannabis numbers, there’s no
doubt that this new market will produce jobs and stimulate commerce.
Guided “Trip” Tourism
Once psilocybin can be legally sold and
openly consumed, all-inclusive magic mushroom experiences may further expand
Colorado’s tourism appeal. These “trip” packages would most likely include
measured doses in the preferred method of ingestion, a controlled environment
based on the clients’ personal tastes and a shaman-type guide to administer the
proper amounts and lead the weekend adventurers through each phase of their
journey. These psychedelic retreats could be marketed as self-care vacations
and consciousness-expanding getaways.
Alternative Treatment Clinics
Magic mushrooms can be cultivated in artificial environments.
The prescription opioid crisis has proven
that assigning a pill to every affliction may not be the best long-term
strategy. In a search for non-addictive compounds for treating difficult
maladies, science and medicine have discovered some compelling therapeutic
aspects of psilocybin. Studies by the Heffter Research Institute,
Multidisciplinary Association for Psychedelic Studies (MAPS) and the Beckley
Foundation have proven the efficacy of psilocybin in treating depression,
addiction, obsessive-compulsive disorder, cluster headaches, anxiety and PTSD
among other conditions. Upon legalization, health and wellness professionals
may be setting up psilocybin therapy practices that treat the root of health
problems instead of masking the symptoms.
Peace Of Mind Services
Aside from recreational allure and
therapeutic potency, perhaps the greatest benefit magic mushrooms have to offer
is inner peace. A 2016 FDA-approved clinical trial called the NYU Psilocybin
Cancer Anxiety Project revealed that psilocybin had a profoundly positive
effect on those struggling with end-of-life issues. Specifically, through
measured, guided doses, cancer patients experiencing depression and anxiety in the
face of impending death were able to confront their fears and find peace of
mind. This profoundly valuable service will no doubt find a robust clientele
when psilocybin becomes legal. Palliative care clinics designed to help
patients enjoy their final days with clarity and mental tranquility may carve
out a significant market share. Rather than being a sad and somber last chapter
of life, hospice may present a final opportunity for the dying to celebrate the
beauty of life.
Psilocybin has not been decriminalized in America since the 1970s, which puts Denver at the forefront of territory that has been unexplored for the last 50 years or so. With legalization a distinct possibility, so too are the possibilities for new segments of commerce forged by highly valued products and services.
The abandoned site of the Warren Church may be remodeled into supportive housing units.
The St. Francis Center (2323 Curtis St.) is
embarking on a satellite project in the Cheesman Park neighborhood that stands
to benefit a handful of people — none of whom live in the area.
The Warren Church complex sits mostly empty
at 1640 E. 13th Ave. after it was closed in 2014 by its owners — the Mountain
Sky Conference of the United Methodist Church. Regardless, for the last 10
years, the St. Francis Center (SFC) has operated an employment center for the
homeless from one of the church’s auxiliary buildings. The SFC Employment
Services Office also offers a free storage service for clients who need a safe
place for their possessions while they are getting back on their feet.
The proposed project would remodel the
existing structures into a supportive housing facility for those using the SFC
employment service. Essentially, the complex would serve as a temporary
residence for people working toward permanent housing. Rental rates would be
based on the tenant’s individual income.
The controversy surrounding the project is
assuredly not due to the nobility of SFC’s intentions. It can be universally
agreed upon that helping the homeless is a good and necessary cause. Yet,
conflict has arisen due to a set of blaring fiscal incongruencies as well as an
array of social disparities and structural oversights. The inflated costs of
the project presents a ledger of alarmingly lopsided numbers. Further, the
tenant eligibility parameters raise legitimate safety concerns for neighbors
while the remodel would violate numerous Department of Housing (DOH)
regulations and zoning laws.
The St. Francis Center operates an employment service for the homeless from one of the old Warren Church buildings.
The facility is slated to be named the
Warren Apartments but has been dubbed “The Gilded Dormitories” by critics of
the project. Those in opposition — most of whom live, work and/or own property
in the area — have formed a citizen group called Neighbors of North Cheesman
Park. A founding member (requesting anonymity) who works in government finance
has compiled a set of compelling comparisons which illustrate a profound
misappropriation of taxpayer funds.
Do The Math
Recently, a copy of the St. Francis Center
proposal was obtained by a Neighbors of North Cheesman Park member through the
Colorado Open Records Act (CORA). The plans show a 6,090 square foot
residential design consisting of 42 one-tenant units, each 145 square feet in
dimension (10’ x 14’). The estimated construction price tag rings in at a
whopping eight million dollars — $8,101,191.00 to be exact, which boils down to
a cost of $192,886.00 to build each of the 42 (10’ x 14’) units. To give
perspective on this, comparable structures in the area such as the Colorado
School of Mines dormitories were built for $46M to house 400 people at a cost
of $122,500 per unit and the University of Colorado Denver dormitories were
built at a cost of $68M to house 550 people at a cost of $123,636.00. These
data demonstrate that the Warren Apartments will be built with an excess cost 55.7%
compared to local averages. Also, the 145 square-foot units will not include
kitchens or restrooms. Additional comparisons lend further befuddlement to the
exorbitant construction price tag, as it places the building costs at $7.34 per
square foot — a rate 269.2% higher than the Denver per-square-foot average
($1.99) and 420.3% higher than the Colorado average ($1.41). These grossly
uneven comparisons beg the question: why anyone would want to spend so much
money for such a limited facility when the same money could be used to help
many times the amount of projected beneficiaries.
Follow The Money
Gap funding for the Warren Apartments
project will come from the Low Income Housing Tax Credit (LIHTC) program, from
the Denver Office of Economic Development and the Colorado Division of Housing.
A report issued by the St. Francis Center in January 2018 named the above
entities as partners, investing $9.5 million, $500 thousand and $500 thousand,
respectively. When the final closing on the property commences (it has been
postponed several times), the Mountain Sky Conference of the United Methodist
Church will receive $1.2 million, while BlueLine Development out of Billings,
Montana, will be awarded the $8M remodeling contract and SFC will take over
ownership and operations of the premises. Operating costs will flow to SFC from
taxpayer revenue coffers in the form of vouchers, warranted by the fact that
the facility will offer on-site services for residents.
Communication Issues
The Warren Apartments have been authorized
for construction for some time, yet those living and working in the district
were not informed through federally regulated means. The proposed build
involves exterior remodeling of an existing structure. According to Denver
Development Services, such an undertaking requires that “Building permits must
be posted onsite and be visible from the street.” No such posting exists, and
instead, stakeholders such as neighborhood property owner Chris Mast, are
hearing about the project through the grapevine. In his case, he was informed
via casual conversation with the Executive Director of Warren Village — an
adjacent non-profit facility for low-income single-parent families.
Safety Last
When Mast approached an employee of the SFC
employment office and asked about the Warren Apartments project, he was met
with hostility. He was told, more or less, that if he doesn’t like it he should
move. When he obtained a copy of the Saint Francis Center proposal, Mast
discovered that the facility would adhere to the Housing First guidelines set
forth by the National Alliance to End Homelessness. He found it concerning that
a facility within several blocks of a daycare center and a transitional housing
facility for single-parent families (both at Warren Village) is willing to
house individuals convicted of felony assault, as long as they have not
offended within the last year. The guidelines also state that there is no
policy regulating on-site alcohol and drug use. Plainly put, violent criminals
using toxic substances may be living next to families including recently
displaced women and their children.
Zoning Violations
Thus far, the Warren Apartments issue has
gone largely unopposed because it has been withheld from public knowledge. For
those in city government who are in the know, the project has garnered support
— especially among Denver City Council members who want to cultivate an image
of homeless advocacy. Yet, in addition to the aforementioned issues, the
remodel will violate zoning laws by establishing a “supportive housing”
facility adjacent to an existing structure designed for the same purpose
(Warren Village) and by operating a large residential property that is devoid
of designated parking. To a lesser degree, the proposed remodel will also
violate statutes regulating exterior alteration of historical structures.
There are many potential outcomes should
the project see completion. In a best case scenario, numerous people in need
are given a temporary place to live so that they can get back on their feet. In
a worst-case scenario, this section of Capitol Hill becomes further stressed by
a potential criminal element that endangers neighborhood children. Regardless,
a massive amount of taxpayer funds and charitable money will be spent on an
out-of-state contractor and awarded to religious organizations based in other
districts of Denver. Bottom line, like all other misspendings of tax dollars,
this project makes little sense.
The Neighbors of Cheesman Park have created a website with all of their financial findings which includes a comparative analysis. To access this information, visit www.stfrancis-cheesmanproject.com.
