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Would community design overlay (CDO) be a tool for revitalizing Los Angeles Chinatown?

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Would community design overlay (CDO) be a tool for revitalizing Los Angeles Chinatown?

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WOULD COMMUNITY DESIGN OVERLAY (CDO) BE A TOOL FOR
REVITALIZING LOS ANGELES CHINATOWN?

by

Lisha Yang

A Thesis Presented to the
FACULTY OF THE USC SCHOOL OF ARCHITECTURE
UNIVERSITY OF SOUTHERN CALIFORNIA
In Partial Fulfillment of the
Requirements for the Degree
MASTER OF HERITAGE CONSERVATION

December 2017

Copyright 2017 Lisha Yang
ii

Acknowledgments
I would like to sincerely thank my advisor and committee members, Trudi Sandmeier,
Vinayak Bharne, and Eugene W. Moy, for their guidance and support. Trudi Sandmeier
discussed the thesis topic with me, she has been devoting her knowledge and patience in guiding
me throughout this process. She has given me encouragement and constructive comments.
Vinayak Bharne generously shared articles and documents about Chinatown, giving me
suggestions and feedback during my thesis research and writing process. Eugene W. Moy
recommended many books, documents, and journals about Chinese American history and
Chinatown, and generously donated his time to accept my interview, discuss my thesis, and
introduce me to relevant people. He also invited me to attend Riverside Chinatown preservation
activities, a historical temple conference in Marysville, and take field trips, helping me to better
understand the Chinese American communities of California.
I would like to sincerely thank additional faculty members of the USC Master of Heritage
Conservation program: Kenneth Breisch, Peyton Hall, Jay Platt, and Kathryn Horak. Their
classes built the foundation for this thesis. Kenneth Breisch’s architectural history classes helped
me to understand the value and culture behind historical and modern architecture. Peyton Hall’s
preservation technology class helped me to understand preservation principles, materials, and
treatments. Jay Platt’s fundamental conservation class introduced me to the heritage conservation
world, exploring conservation movements, laws, history, and management systems. Kathryn
Horak’s historical site documentation class helped me to understand designation criteria. I also
would like to sincerely thank my parents, friends, and classmates for their support during my
study, thesis research, and writing process.

iii

Table of Contents
Acknowledgments ii
Table of Contents iii
List of Figures iv
List of Tables v
Abstract vi
Introduction 1
Chapter 1: Basic Information about Los Angeles’ Chinese Communities 5
Brief History of Chinatowns in the City of Los Angeles 5
General Information about Los Angeles New Chinatown 11
Historic Resources in Los Angeles Chinatown 13
Chapter 2: Significance, Challenges, and Planning Dilemma 22
Statement of Los Angeles New Chinatown’s Significance 22
Necessity for Preserving Historical Integrity of Los Angeles Chinatown 25
Analysis of Previous Redevelopment Efforts 38
Chapter 3: CDO as a Tool for Revitalizing Heritage Communities 42
Definition of Community Design Overlay District 42
Community Design Overlay as a Tool for Revitalizing Los Angeles Little Tokyo 42
Would a Community Design Overlay District Apply to Chinatown? 45
Other Optional Toolkits 51
Chapter 4: Chinese Conservation Experience 53
Chinese Cultural Heritage Conservation Policies 53
Pingyao Ancient City Conservation 55
Proposals for Los Angeles Chinatown 57
Conclusion 63
Bibliography 65

iv

List of Figures
Figure 2.1: Thien Hau Temple of Los Angeles Chinatown. 32
Figure 2.2: Galleries and Art-Related Stores in Chung King Plaza in Chinatown. 33
Figure 2.3: View of Chinatown from Metro Station, 2015. 37
Figure 2.4: View of Chinatown from Metro Station, 2016. 37
Figure 2.5: Boundary of Los Angeles Chinatown Business Improvement District Project. 39
Figure 3.1: Empty Alley near Kong Chow Temple. 46
Figure 3.2: New restaurants in Far East plaza, June 10th, 2016. 48
Figure 3.3: Quiet Asian Center, June 10
th
, 2016. 48
Figure 3.4: Wing Hop Fung Ginseng & China Products store in Far East Plaza has been closed.
49
Figure 4.1: Street layout of Pingyao Ancient City (2011). 56
Figure 4.2: Courtyard house of Pingyao Ancient City (2011). 56
Figure 4.3: Preservation work in Pingyao Ancient City (2011). 57
Figure 4.4: City Wall of Pingyao Ancient City (2011). 57
Figure 4.5: Angels Walk LA. 60
Figure 4.6: Los Angeles Chinatown Tour GIS Story Map. 61

v

List of Tables

Table 1.1: Chinese Population in the City of Los Angeles from 1860 to 1940. ............................. 6
Table 1.2: Known Resources of Old Chinatown of Los Angeles.. ................................................. 8
Table 1.3: Known Resources of China City. ................................................................................ 11
Table 1.4: Known Resources of New Chinatown of Los Angeles City.. ..................................... 21
Table 2.1: Previous BIDs of New Chinatown. ............................................................................. 40

vi

Abstract
Los Angeles’ New Chinatown is one of the oldest neighborhoods in the city of Los
Angeles. It has witnessed significant historical periods and events, experienced relocation and
expansion, and has contributed unique architecture. It is a thriving historical community that
contributes to the cultural diversity of the city. However, this important heritage community
faces challenges, such as the demolition of historical resources and displacement of tenants,
many of whom are immigrants. Although related government departments, non-profit
organizations, and local people endeavor to preserve and revitalize New Chinatown through
heritage field surveys, supporting cultural heritage designations, and implementing preservation
actions, like rehab assistance, the community lacks an effective and systematic conservation plan,
which would more actively stimulate both heritage conservation and community revitalization.
This thesis intends to find an appropriate conservation planning tools for Los Angeles’ New
Chinatown, which is the relocated and expanded neighborhood established after one half of the
original Chinatown site was demolished in the 1930s for construction of Union Station, a rail
passenger terminal, and in the 1950s for the construction of U.S. 101, an urban freeway.
The Little Tokyo historic district in downtown Los Angeles is an established Japanese
American district, which has been designated as a National Historic Landmark District. The
Little Tokyo Community Design Overlay (CDO) provides the Little Tokyo historic district with
comprehensive design guidelines to encourage and guide conservation of this historic district.
This thesis illustrates the value and significance of Los Angeles’ New Chinatown, examining
previous planning and conservation efforts, and doing a comparative case study of Little Tokyo
Community Design Overlay, as well as looking at some conservation cases in China for context
in order to analyze whether or not a Community Design Overlay could be an effective planning
tool for revitalizing New Chinatown.

1

Introduction
Urban heritage community conservation is a challenging issue because urban heritage
communities involve more complex political factors, economic factors, and multiple
stakeholders. It is also closely related to the past and the future of the city and has great influence
on the local people. Fundamental questions about urban heritage district conservation include
why should we preserve this historical district, what should be preserved, and how. Taking a
closer look at a typical urban heritage district conservation case illustrates this complexity.
Daming Palace National Heritage Park is located in downtown of Xi’an city in China.
Daming Palace was constructed in 635AD and demolished in 904AD due to war. It was one of
the most important imperial palaces of the Tang Dynasty (seventh to tenth century). It is also one
of the heritage sites of the Silk Roads: the routes of the Chang’an-Tianshan corridor. During the
Anti-Japanese War of the 1930s, refugees from other provinces came to this area and settled.
Since then, this refugee community has been regarded as a slum, full of violence, a dirty
environment, and poor families.
1
As a result, the local residents of this heritage community were
driven out of this area, and this part of history was almost totally erased, and relevant
architecture was demolished, in order to “restore” the authenticity and integrity of the
archeological site of the Tang Dynasty. Subsequently, Daming Palace National Heritage Park
opened in 2010. There is no doubt that Daming Palace National Heritage Park contributes to the
city’s economic, social and cultural development, and it is also an important archaeological site.
But this project raises a heated discussion about whether or not the original community should
have been totally relocated to make the way for the national park, since the local community also
witnessed the important history of the refugees during Anti-Japanese War. This urban heritage
district has a dynamic cultural heritage and includes various historical layers rather than frozen
time or a chosen period of history. An urban heritage district has potential value that may not be
realized immediately, and recognition of heritage value is a continuous process. Therefore, it
needs regulations to protect it from demolition before its value can be totally interpreted. Similar
tragic cases emerged during the urban renewal era in the United States. In Los Angeles, Bunker
Hill, a historical community that was known for its elegant Victorian residential architecture and
early twentieth century hotels, much of which came to be re-occupied by poor and working class

1
Jinglong Bi and Rong He, “Evolution Research on Xi’an Grand Relics Surrounding Environment: Taking Tang Palace Ruins as
an Example,” Huazhong Architecture 05 (2015): 138, doi: 10.13942/j.cnki.hzjz.2015.05.030.

2

residents as the elite moved out to “better” neighborhoods and new suburbs, was almost totally
demolished for new construction in the name of blight removal utilizing new California
redevelopment laws.
Los Angeles’ New Chinatown is a complex urban heritage community. A specific portion,
the New Chinatown Project of 1938, has historical and artistic value. In terms of historical value,
the New Chinatown project was constructed due to the demolition in the 1930s of the old Los
Angeles Chinatown, which was one the oldest neighborhoods of Los Angeles, for the
development of a new rail passenger terminal. Local Chinese Americans then organized a
corporate entity which purchased nearby land and built a commercial project called New
Chinatown, which is now called New Chinatown Central Plaza. Local Chinese Americans served
all branches of the U.S. military during World War II (WWII), the Korean War, and the Vietnam
War, and when they returned, participated in the growth of an expanding Chinatown. Over the
subsequent years, the greater New Chinatown, which has expanded from its New Chinatown
project core is related to numerous significant historic events and periods. New Chinatown is
also associated with some significant people, such as Gilbert Leong, a WWII veteran and first
Chinese American architecture graduate from the University of Southern California, and You
Chung “Y.C.” Hong, graduate of USC Law School and the first Chinese American lawyer in Los
Angeles. In terms of artistic value, the East Asian Eclectic architectural style combines
traditional Chinese design characteristics with American modernism. The spatial composition,
architectural ornamentation, garden landscapes, murals, and public sculptures showcase a unique
New Chinatown aesthetic.
Modern day Chinatown, which includes the original New Chinatown project is located in
a portion of downtown Los Angeles known as Central City North. It is facing great pressure
from rapid new development. As some historical buildings have been torn down due to the new
construction, the integrity and authenticity of Chinatown have been damaged. There is a mixture
of different political and religious groups, traditional associations, and modern organizations, a
complex social condition that makes it hard to have a master plan which balances new
development with heritage conservation, and meets the demands of all stakeholders. Additionally,
original local residents are moving to other newly emerging Chinese American communities, so
New Chinatown also faces social problems, such as aging and gentrification.
3

This thesis attempts to answer four main questions about the conservation of New
Chinatown:
- Why should we conserve Los Angeles’ New Chinatown?
- What periods of history or types of historical resources should be conserved?
- What conservation planning tool might be best for New Chinatown?
- Is a Community Design Overlay a good fit for the conservation of New Chinatown?
Chapter one examines early Chinese American immigration history, giving a brief
introduction to the five Chinese American communities in the history of Los Angeles and the
historical background of Chinatown Central Plaza. The chapter then introduces general
information about New Chinatown Central Plaza, describing its present conditions and problems.
Chapter One concludes with an examination of some of the historical resources of New
Chinatown, describing their history, present conditions, and values. Chapter Two includes
focuses on the significance of New Chinatown, the necessity of preserving New Chinatown, and
an analysis of previous redevelopment efforts. Chapter Three focuses on conservation planning
tools, focusing on Community Design Overlay Districts (CDOD), and examining Little Tokyo as
a CDOD case study to analyze its advantages and disadvantages in preserving a historic district.
Chapter Four introduces Chinese conservation policies about urban historic districts and several
conservation cases, providing some possible culturally relevant suggestions for the conservation
of New Chinatown.
Research methodology for this thesis included field visits, interviews, archival research,
and literature reviews. Field visits to New Chinatown were conducted between September 2015
and August 2016, and happened once a month. Field visits to related sites were made in March
2016 and June 2016, and included the Locke Historic District, Bok Kai Temple in Maryville,
Chinatown in Sacramento, and the Bing Kong Tong building in Isleton. Interviews with local
experts and residents were also conducted within this period. Archival research included analysis
of historical maps, photos, and newspapers. Literature reviews of secondary resources included
books, articles, and documentaries about Chinese American history, and planning theory that
related to historic districts and Los Angeles’ Chinese American communities.
This thesis analyzed the possible use of a Community Design Overlay as a conservation
planning tool to revitalize New Chinatown in part because Little Tokyo Historic District has a
situation similar to Chinatown. Both of them are ethnic communities and located in downtown
4

Los Angeles, deeply influenced by urban development pressures and new construction. Each
experienced decay periods and faced challenges to find a conservation planning tool to balance
historical preservation of the past and community development towards the future. A
Community Design Overlay District contributed to revitalizing the Little Tokyo historic district,
and might also be a conservation tool to bring life back to Chinatown.
Based on this research, the conservation of Chinatown might be achieved in two parts.
For the core area that still maintains the integrity and authenticity of historical New Chinatown, a
Historic Preservation Overlay Zone (HPOZ) should be applied to protect its historic resources.
For the larger New Chinatown community that still has multiple historical resources and a sense
of historic New Chinatown as well as other layers of ethnic history, but lacks the integrity and
authenticity of the core area, a Community Design Overlay District (CDOD) should be applied
to both contribute to heritage conservation and to meet the needs of the community.

5

Chapter 1:Basic Information about Los Angeles’ Chinese Communities
Brief History of Chinatowns in the City of Los Angeles
The majority of Chinese immigrants came to America after the Gold Rush in 1848, and
most of them came from Guangdong and Fujian Province. In China, social instabilities such as
the Opium War of the 1840’s and the Taiping Revolution in the 1850’s, also caused emigration
during that period. Furthermore, the Burlingame Treaty encouraged the flow of immigrants after
1868.
2
Afterwards, many new California immigrants were involved in agriculture, waterworks
and road construction, and railroad construction. Later, Chinese found opportunity in diverse
labor and business markets, such as laundries, viticulture, fishing, manufacturing, produce
distribution, and restaurants and boarding houses.
3
The number of Chinese immigrants kept
increasing during that period. Since the early immigrants were not familiar with California, they
mostly relied on self-help societies, borrowing money from these agencies under a credit-ticket
system.
4

Chinese Americans experienced racial discrimination after they arrived in California. In
1860, “An Act for the Protection of Fisheries” and other discriminatory laws were published,
followed by the enactment of the “Coolie Traffic Law” in 1862. The Anti-Chinese movement
started around the 1870s due to economic competition, the rise of the American labor movement,
and racism. The situation became worse after the Chinese Exclusion Act was enacted in 1882.
Even though this extreme discriminatory act expired in 1892, it was extended through the Geary
Act of 1892 and the Scotts Act of 1902. These acts prevented Chinese laborers initially, and later
all Chinese, from migrating to America and forced them to register regularly to prove their
lawful citizenship. These discriminatory acts were eventually repealed in 1943 by Congress.
5

Demographics clearly illustrate the influence of these acts. Chinese population in the city of Los

2
Roberta S. Greenwood, Down by the Station: Los Angeles Chinatown, 1880-1933 (Los Angeles: Institute of Archaeology,
University of California, 1996), 9.
3
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resources, September 2013), 4,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf. P1.
4
California Department of Parks and Recreation, Five Views: An Ethnic History Site Survey for California (Office of Historic
Preservation, December 1988), introduction, https://www.nps.gov/parkhistory/online_books/5views/5views3.htm.
5
Thomas W. Chinn, H. Mark Lai, Philip P. Choy, A History of the Chinese in California: A Syllabus (San Francisco: Chinese
Historical Society of America, 1969), 25.

6

Angeles did not grow between 1890 and 1920. (Table1.1) In addition to these strict acts,
America and the world were experiencing a struggling time in the early twentieth century, such
as Great Depression in the United States, the Second World War, and the Chinese Xinhai
Revolution. Therefore, Chinese Americans led a quite hard life under racism and the
discriminatory immigration laws. However, the pioneers of Chinese Americans worked
extremely hard, helping each other, fighting for equal rights, supporting the democratic and anti-
Japanese movement in China.

Table 1.1: Chinese Population in the City of Los Angeles from 1860 to 1940.
There have been five Chinese settlement areas in the history of Los Angeles, including
Los Angeles Old Chinatown, China City, City Market Chinatown, East Adams Chinese
community, and New Chinatown.
Los Angeles Old Chinatown was located near the Old Plaza, in the area bounded by
North Spring Street, Macy Street (now Cesar Chavez Avenue), the Los Angeles River, and
Arcadia Street. Because of economic cycles nationally, the labor movement, and cultural
differences, Euroamericans blamed the Chinese for stealing their job opportunities and margin of
profit, which led to the trend of Chinese exclusion. One of the severe events was The Chinese
Massacre of 1871, which was the first large-scaled attack against Chinese in California and
caused the death of eighteen Chinese.
6
In addition to the Massacre, the discriminatory social
situation also had a negative impact on the economy. Commercial license fees, additional taxes,

6
Anthony F. Miscione, "The Los Angeles Massacre of 1871--A Result of the Nonassimilation of the Chinese into the Society of
California" (master’s thesis, Chapman College, 1966), 33.
0
1000
2000
3000
4000
5000
1860 1870 1880 1890 1900 1910 1920 1930 1940
Chinese Population in the City of Los Angeles
Chinese Population in the City of Los Angeles
7

and other regulations were added to limit Chinese trade and social mobility.
7
For instance, a
workingmen’s club, known later as the Anti-Chinese Union, was formed in 1885. The club
collected 1271 signatures during a Fourth of July parade to petition the Los Angeles City
Council to expel all Chinese residents. Although their activity failed to turn into reality, they
eventually became the more powerful Los Angeles Trade and Labor Council who conceived of
the notion of the Chinese Boycott.
8
The Anti-Chinese movement also influenced the burial
customs of Chinese Americans. Racist public health laws did not allow Chinese Americans to
bury the dead bodies in the main cemeteries of Los Angeles in 1870, except for the original
cemetery for the local Chinese community which was located near the current intersection of
North Hill street and Cesar Chavez Avenue. Afterwards, a section of Evergreen Cemetery, which
was specified for the indigent, was opened for the local Chinese American communities. It was
free for everyone, but Chinese Americans were charged ten dollars for burial.
9
Later a shrine was
constructed in 1888 as a place to conduct traditional rituals. The Nineteenth Century Chinese
Cemetery Shrine was listed as a City of Los Angeles Historic-Cultural Monument in 1990.
10

There were few Chinese residents in Los Angeles until 1870. In the late 1860s, more
Chinese settled in Los Angeles. By 1880, more than half of Chinese residents lived in the area
that adjoined to the pueblo plaza. This street, called Calle de los Negros, was later anglicized to
Negro Alley.
11
However, the street was damaged by a fire in 1887.
12
In 1930s, Los Angeles Old
Chinatown was almost totally demolished due to the construction work of Union Station.
Although people led a tough life in Old Chinatown, it was an active and thriving
community. There were alliances, associations, and political groups in Los Angeles Old
Chinatown, such as the Chinese Consolidated Benevolent Association, Chinese Chamber of
Commerce, Chinese American Citizens’ Alliance, and Chee Kong Tong. It also had a variety of
known landmarks, such as the famous Man Jen Low Restaurant and Chee Kung Tong Branch
building. (Table 1.2) Even though the Old Chinatown was almost totally demolished in 1930s,

7
Roberta S. Greenwood, Down by the Station: Los Angeles Chinatown, 1880-1933 (Los Angeles: Institute of Archaeology,
University of California, 1996), 11.
8
Roberta S. Greenwood, Down by the Station: Los Angeles Chinatown, 1880-1933 (Los Angeles: Institute of Archaeology,
University of California, 1996), 11.
9
Mary Anne Perez, "BOYLE HEIGHTS Group Works to Save Chinese Shrine," Los Angeles Times, Sep 19, 1993,
http://articles.latimes.com/1993-09-19/news/ci-36901_1_boyle-heights.
10
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 9,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
11
Garding Lui. Inside Los Angeles Chinatown (Los Angeles, 1948), 10.
12
Ibid., 11.
8

some restaurants and associations were relocated to the New Chinatown, some Chinese
American families were relocated to the Ninth Street area or East Adams and San Pedro Street,
keeping their business and other affairs. Kong Chow Temple, originally located on Ferguson
Alley in Old Chinatown (1890 -1940), was relocated to 931 North Broadway of New
Chinatown.
13

Name Address in Old Chinatown Comments
Yanhwa School 418 Apablasa Street
China Oriental Curio
Company
North Los Angeles Street Demolished for 1010 Freeway
Chee Kung Tong Los
Angeles branch
315(1/2) Apablasa Street
Tuey Far Low restaurant
Intersection of Alameda
and Marchessault Street
Relocated to Central Plaza
Man Jen Low Restaurant Marchessault Street Relocated to Central Plaza
Chew Fun&Company
Marchessault Street to
August Alley

Garnier Building
413-421 N. Los Angeles
St.
Southern portion removed for new
Hollywood Freeway (Route 101)
Jerry’s Joynt restaurant Ferguson Alley
Torn down for improvements to
Route 101
Sing Fat Company 615 Broadway
Chong-Shay Herb
Company
927 South Hill Street Traditional Medical
Chinese Presbyterian
Mission
Near plaza
14

Christian Institution in Old
Chinatown
Chinese Children’s School Juan street
15

Apablasa Street
Playground

Recreational facilities, Opened in
1927
Chop Suey Restaurant Sunset and Alameda
16

Open a new restaurant in New
Chinatown, Yee Hung Guey. Mr.
Chee
Kong Chow Temple Ferguson Ally
Table 1.2 Known Resources of Old Chinatown of Los Angeles. Source: Chinatown and China City in Los Angeles, Postcard
History Series, Jenny Cho and the Chinese Historical Society of Southern California, unless otherwise noted.

13
Jenny Cho and the Chinese Historical Society of Southern Californian, Chinatown and China City in Los Angeles, Postcard
History Series (Arcadia Publishing, 2011), 14.
14
Roberta S. Greenwood, Down by the Station: Los Angeles Chinatown, 1880-1933 (Los Angeles: Institute of Archaeology,
University of California, 1996), 27.
15
Ibid.
16
Garding Lui. Inside Los Angeles Chinatown (Los Angeles, 1948), 21.
9

The Old Chinatown also kept traditional Chinese cultures. Local residents held a Dragon
Parade annually, which was organized by the Los Angeles Chamber of Commerce and the
Merchants Association of Los Angeles.
17
They also had the ceremony of feeding the Chinese
Dragon.
18
Traditional festive lanterns would be hung in the doorways during Chinese New
Year.
19
. All these intangible cultural heritages were inherited by New Chinatown residents. For
example, today’s Chinese United Methodist Church in New Chinatown is the product of the
tradition of Christian fellowship in old Chinatown
20
.
City Market Chinatown played an important role during the early to mid-twentieth
century. City Market was a wholesale produce distribution center founded in 1909 and it was
located at the intersection of Ninth and San Pedro Streets. When Old Chinatown was displaced
by Union Station, many of the residents moved to the area around the market that came to be
known as City Market Chinatown.
21
In the late 1930s and early 1940s, many Chinese living in
the City Market Chinatown moved to the nearby East Adams area or to New Chinatown and
gradually, City Market Chinatown declined.
22

Chinese started to move to the East Adams Chinese community due to the increasingly
dense population in City Market Chinatown. The concentrated area of the East Adams Chinese
community is generally bounded by Washington Boulevard, South Main Street, East Adams
Boulevard, and South Central Avenue. This community was different from the Old Chinatown as
it was a mixed ethnic community, which included Japanese Americans, Latinos, and Chinese
American. Known resources for East Adams Chinese community included the Third
Presbyterian Church on East Adams Street and Kwong Hing Lung Chinese American Grocery.
23

The idea of China City was proposed by Olvera Street creator and civic activist Christine
Sterling. It was opened on June 7, 1938, and was bordered by Macy, Spring, Main, and Ord

17
Ibid., 16.
18
Ibid., 18.
19
Festive lanterns were a little different from the lanterns in Chinatown today - they were designed in a more traditional and
artistic way.
20
Roberta S. Greenwood, Down by the Station: Los Angeles Chinatown, 1880-1933 (Los Angeles: Institute of Archaeology,
University of California, 1996), 29.
21
Jenny Cho and the Chinese Historical Society of Southern Californian, Chinatown and China City, Postcard History Series
(Arcadia Publishing, 2011), 34
22
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 16,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
23
Ibid.,
10

Streets
24
There were two gateway entrances in China City, and it was surrounded by a stone wall,
which was inspired by the Great Wall in China.
25
There were rickshaws and other traditional
performances to attract tourists. However, China City was destroyed by fire, and the sign of
“Shanghai Street” is the only remaining physical evidence of this area, which is located in a
parking lot near Philippe the Original restaurant.
26
The table below lists some known resources
of China City. (Table 1.3)
Item Location Type
Chung Dat Loo
restaurant
the Court of Four
Seasons
Restaurant
the House of Wang
the Court of Four
Seasons
Shop modeled after a set from the 1937 film, The
Good Earth
Golden Phoenix
restaurant
the Court of Four
Seasons
Restaurant
pagoda Chinese astrologer
the Steps of Heaven Steps leading down from Spring Street
Temple of Guan
Yin
Lotus Pool Road Miniature replica of a temple
Lotus Inn Spring Street restaurant
Golden Lantern
The Court of
Lotus Pool
Sell Chinese art and statues
Ung Gift Stand
the Court of Four
Seasons
Gift stand
The House of Tom
China City Gift
Shop
the Court of Four
Seasons
Rent costumes
27

Chekiang Importers
the Court of Four
Seasons
Gift shop selling scholar’s artifacts such as brushes
and writing paper.
West Gate Spring Street Gate
North Gate Ord Street Gate
Fook Gay’s
Chinaburger
Main Street Restaurant
Chinese Junk Café
733 North Main
Street
Café and nightclub

24
Jenny Cho and the Chinese Historical Society of Southern Californian, Chinatown and China City in Los Angeles, Postcard
History Series, (Arcadia Publishing, 2011), 37
25
Ibid., 39.
26
Ibid., 66.
27
Garding Lui. Inside Los Angeles Chinatown (Los Angeles, 1948), 135.
11

Flower Hut Store A flower shop
Guan Yin statue Statue
Jin Hing and
Company
Shanghai Street
Sell jewelry, curios and collectibles, then relocated to
Bamboo Lane in New Chinatown
Performance stage Shanghai Street Chinese opera, dance, carnival
Table 1.3 Known Resources of China City. Source: Unless otherwise noted, all information in this table was derived from
Chinatown and China City in Los Angeles, Postcard History Series, Jenny Cho and the Chinese Historical Society of Southern
California. (2011, Arcadia Publishing)

General Information about Los Angeles New Chinatown
Los Angeles New Chinatown opened on June 25, 1938. Community leader Peter SooHoo,
Sr. negotiated with Santa Fe Railway land agent Herbert Lapham for a group of businesses and
families displaced from Old Chinatown to purchase land and build a new Chinatown commercial
site, centered around what is now commonly known as Central Plaza.
28
New Chinatown had
abundant activities, such as a Moon Festival and the Annual Golden Dragon Chinese New
Year’s Parade. In addition to celebrating traditional festivals, local residents also played an
active role in politics and charity work. For instance, Chinese American women rode on a dragon
boat float in the 1938 Moon Festival to raise funds to support the Anti-Japanese War.
29
Although
the majority of residents of New Chinatown were Chinese American in the beginning, it became
more diverse over time. For example, some Thai, Laotian, Vietnamese immigrants moved into
New Chinatown after the Vietnam War.
30

Los Angeles Chinatown is located in the center of Los Angeles, in Los Angeles County,
in the state of California. It is generally bounded by the Pasadena Freeway on the north, North
Broadway and North Main Street on the east, Cesar E. Chavez Avenue and Santa Ana Freeway
on the south, and Beaudry Avenue on the west, according to the Chinatown Redevelopment
project area map made by the Community Redevelopment Agency of Los Angeles, California.
In terms of ethnicity, the percentage of Asian population of the New Chinatown is 70.6%,
which ranks the highest among 272 neighborhoods of Los Angeles county.
31
However, in terms
of education, only 8.3% of the residents over 25 years old have a four-year degree, which is

28
Jenny Cho and the Chinese Historical Society of Southern Californian, Chinatown and China City, Postcard History Series
(Arcadia Publishing, 2011), 67.
29
Jenny Cho and the Chinese Historical Society of Southern Californian, Chinatown and China City, Postcard History Series
(Arcadia Publishing, 2011), 82.
30
Rosanne Keynan, "1990s: The Golden Decade Chinatown Los Angeles Revitalized Community Rises from Shock Waves of
Change," Los Angeles Times, January 15, 1990.
31
Los Angeles Times, http://maps.latimes.com/neighborhoods/ethnicity/asian/neighborhood/list/.
12

lower than the average level of City of Los Angeles and the county. In terms of income, the
median household income is $22,754, which is lower than the average level of the city of Los
Angeles and the county. In terms of age, the median age of the local community is 37 years old,
which is old compared with the average level of the city and the county. Moreover, the
percentage of the senior citizens aged 65 and above is the highest across the county.
32
In terms of
military enrollment, the percentage of veterans who served during the Second World War is the
county’s highest. As for crime rate, from June 6, 2016 to December 4, 2016, 78% are property
crimes, including burglary, theft, grand theft auto, and theft from vehicle. Only 22% of the
crimes are violent crimes, including homicide, rape, assault, and robbery. From January 16, 2017
to July 16, 2017, 78.85% are property crimes, and 21.14% are violent crimes. Therefore, the
crime rate has been stable and does not have significant change. As a whole, the violent crime
rates of New Chinatown are medium, ranking 110 among 272 neighborhoods of Los Angeles
county. On the other hand, property crime rates of the New Chinatown are relatively lower than
other residential quarters of the county, which ranks 179 among 272 neighborhoods of the
county. According to this data, the New Chinatown faces the problems of aging, education, and
crime improvement.
Los Angeles’ New Chinatown is a very active, energetic, and convenient district. From
the aspect of public transportation, Chinatown has both Metro and bus systems, connecting
Chinatown with other parts of Los Angeles. From the aspect of education, Castelar Street
Elementary public school is located on Yale street. As for religious venues, there are Thien Hau
Temple, St. Anthony’s Croatian Catholic Church, St. Peter’s Italian Catholic Church, Kong
Chow Temple, and the Chinese United Methodist Church. In terms of entertainment, there are
the King Hing Theatre, and recreational open space at Alpine Recreation Center. There are also
various family and fraternal associations, including some newly-emerged associations and
historically established associations. For instance, the Chinatown Community for Equitable
Development (CCED) association is a multi-ethnic and intergenerational organization, which
was founded in 2012. The mission of this non-profit organization is to help the low-income and
new immigrant families by organizing educational activities and mutual help, and to build
grassroots power among them. They focus on cultural integrity, preservation work of the

32
“Chinatown Profile,” Los Angeles Times,
http://maps.latimes.com/neighborhoods/neighborhood/chinatown/?q=Chinatown%2C+Los+Angeles%2C+CA%2C+%E7%BE%
8E%E5%9B%BD&lat=34.0623339&lng=-118.2383309&g=Geocodify.
13

neighborhood, affordable housing, healthy environment, good jobs, quality education, and
businesses that cater towards the local residents.
33
It was supported by community activists,
residents, business owners, and youths in the Chinatown during the anti-Walmart campaign. This
anti-Walmart campaign was the largest anti-Walmart demonstration since Walmart was opened
in 1962. Thousands of union members and activists participated in the march in Chinatown on
June 20, 2012, protesting against the Walmart Neighborhood Market on the edge of Chinatown
which was scheduled to open in 2013.
34
CCED activists were greatly concerned with the
potential impact of a national chain grocery on the many small traditional grocery stores in
Chinatown, which if these closed would substantially alter the cultural character of the
community.

Historic Resources in Los Angeles Chinatown
In 1982, the Community Redevelopment Agency of the City of Los Angeles
commissioned a Determination of Eligibility (DOE) study for the Chinatown Redevelopment
Project. The Determination of Eligibility survey identified two commercial and historic districts
in Chinatown eligible for listing in the National Register: the East of Hill Street Chinatown
District and the West of Hill Street Chinatown District. In 2012, Survey LA resurveyed
Chinatown and confirmed the findings of the Determination of Eligibility survey. However,
Survey LA altered the boundaries of these two historical districts and renamed them as New
Chinatown Commercial Historic District and Greater Chinatown Commercial Historic District.
35

Several historical resources of Chinatown, or related to Chinatown, have already been
designated as Los Angeles Historic-Cultural Monuments. Chinatown East Gate and West Gate
were designated as Los Angeles Historic-Cultural Monuments in 2005 (No. 825, No. 826). The
Nineteenth Century Los Angeles Chinese Cemetery Shrine is located in 204 N. Evergreen Street
which is one of the oldest surviving structures in Los Angeles built by Chinese people. It was
designated as a Los Angeles Historic-Cultural Monument in 1990 (No. 486). The Garnier
Building is located at 425 North Los Angeles Street. It was listed in the National Register of

33
“Missions and Visions,” Chinatown Community for Equitable Development, http://www.ccedla.org/.
34
Anti-Walmart demonstration in Los Angeles, Jim Ruymen, 07/01/2012, http://www.upi.com/News_Photos/Features/Anti-
Walmart-demonstration-in-Los-Angeles/6812/.
35
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 34,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
14

Historic Places as part of the Los Angeles Plaza Historic District in 1972. Chinatown also has a
large amount of known historical resources.
36

The Chinese Consolidated Benevolent Association (Los Angeles) has been serving Los
Angeles Chinatown since 1889. It consists of twenty-seven member organizations and three
subordinate associations, and has three related associations. Member organizations include Bing
Kong Tong Association, Chinese Women’s New Life Movement Club, Hoy Sun Ning Yung
Association, Kuo Ming Dang, and Ying On Merchants and Labor Benevolent Association. Three
subordinate associations include Chinese Cemetery of Los Angeles, Welfare Committee of
CCBA, and Chinatown Confucius Temple Chinese School. Three related associations include
Chinatown Service Center of Los Angeles, Chinese Chamber of Commerce of Los Angeles. The
establishment of Chinese Consolidated Benevolent Association is closely tied with the Chinese
Exclusion Act, serving communities and fighting for equal rights.
Chinese Consolidated Benevolent Association (CCBA) building is located in 925 North
Broadway, and it was designed by architect Eugene Choy and opened in 1951.
37
This building is
one of the representative architectures of the East Asian Eclectic Style which combines the
contemporary architectural trends of American and Chinese traditional characteristics.
The Chinese American Citizens Alliance (CACA) was founded in San Francisco in 1895,
and had a branch in the Garnier Building in Los Angeles Old Chinatown in 1912. Missions of
this association include fighting against racial discrimination, defending civil rights, opposing
anti-immigration movements, etc. You Chung Hong was a member of CACA Los Angeles. The
Chinese American Citizens Alliance building is located in 415 Bamboo Lane, designed by USC
Architecture graduate Eugene Choy, and constructed in 1955.
38

Bing Kong Tong Free Mason Association building is located in 963 North Broadway,
which was originally located in the Old Chinatown. It was constructed in 1949. This building
itself is of East Asian Eclectic style, and it is related to Old Chinatown.

36
Department of City Planning, Historic-Cultural Monument (HCM) List (2017),
http://preservation.lacity.org/sites/default/files/HCMDatabase%23020817.pdf.
37
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 58,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
38
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 50,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
15

Lung Kong Ting Yee Association is related to a Chinese historical story Oath of the
Peach Garden during the periods of Three Kingdoms (220-280 AD) in ancient China. The main
characters of this story are Liu Bei, Guan Yu, Zhang Fei, and Zhao Yun. These four heroes are
famous for their loyalty, bravery, righteousness, and humanity. During the early period of the
Old Chinatown, people of various backgrounds were all living in that area, so the Old Chinatown
was not a very safe place to live back then. Therefore, the four families of Liu, Guan, Zhang and
Zhao established Lung Kong Ting Yee Association to protect themselves and inherited the spirit
of their ancestors in 1870. Lung Kong is the place where the four families helped each other.
Ting and Yee means the principles of the association. After the displacement of the Old
Chinatown, they constructed a new building for the association and held opening ceremony in
1949. Nowadays, this association plays an active role in Chinatown, organizing Lion Dances and
serving the community.
39
Lung Kong Ting Yee Association building is located in 989 North
Broadway and was constructed in 1949.
Los Angeles Soo Yuen Fraternal Association was established by three large families
named Fong, Louie, and Kong in 1925. When the early pioneers arrived America, these three
families set the association and supported each other, and their solidarity helped them overcome
hard times. Soo Yuen means finding your ancestors, figuring out where you come from.
40
Soo
Yuen Fraternal Association building is located in 993 North Broadway, and it witnessed the
history of the Old Chinatown.
In order to bond the clansmen together to help each other in a foreign country, the
forefathers of Wong Family established Wong Family Benevolent Association. It was originally
located in the Old Chinatown and then moved to the current location due to the demolishment of
the Old Chinatown. On August 14
th
, 2016, the association decided to replace the flag of Republic
of China with the flag of the association, based on the democratic vote result. That was a very
controversial decision, since the flag of Republic of China had been hung for sixty-five years.
The association decided to use their own flag, because it is a family association and they would
like to serve their members from all around the world, no matter they come from mainland China,

39
“Lung Kong Tin Yee Association,” Chinese Consolidated Benevolent
Association,http://www.ccbala.org/memebers/lungking.html.
40
“Soo Yuen Fraternal Association,” Chinese Consolidated Benevolent Association,
http://www.ccbala.org/memebers/sooyen.html.
16

Hong Kong, Taiwan, or Vietnam.

The building of Wong Family Benevolent Association is
located in 744 North Broadway, and was opened in 1951.
Hop Sing Tong Association has the same historical background as the other associations.
Chinese Americans experienced hard times due to discrimination, so people gathered together to
protect themselves and help each other. Some of these associations had misunderstandings and
conflicts, since they came from various backgrounds, regions, and families. Therefore, Hop Sing
Tong set wisdom, kindness, and courage as its principles, welcoming people from many regions,
families, and social backgrounds to join them. Hop Sing means fighting together and then people
can overcome struggling times. The principles of Hop Sing Tong combined the legal system of
America and the traditional Confucius ideology, encouraging its members to serve the
community and fight for justice. Nowadays, Hop Sing Tong focuses on serving the community
and supporting youth lion dance groups every year.
41

The branch of the Kong Chow Benevolent Association in Los Angeles was formally
founded in 1891 in the old Chinatown, though informally existing much earlier, and later moved
to the New Chinatown. It is one of the oldest benevolent associations in America. Kong Chow
means historical Kong Chow area, including Xinhui, Heshan, Taishan, Kaiping, and Enping. All
people originally from Kong Chow are entitled to be members. In the beginning, the goal of the
association was to provide support and help for immigrants from Kong Chow area. Nowadays,
the association works on charity and cultural preservation, encouraging members to be good
citizens and serving American communities.
42
The association manages the Kong Chow Temple,
with Guan Gong as the primary deity. The architecture of Kong Chow Benevolent association
building was designed by pioneer architect Gilbert Leong, and based on Chinese traditional Feng
Shui.
Kong Chow Temple is a part of the Kong Chow Association building located in 931
North Broadway and it was designed by Chinese American architect Gilbert Leong, who was
also a member of the Board of Directors. Its ground breaking ceremony was held in 1958.
Antiques in Kong Chow Temple are precious and meaningful. Its architecture is associated with
a known architect who designed other buildings in Chinatown. It also witnessed the history of
the early pioneers.

41
“Hop Sing Tong Association,” Chinese Consolidated Benevolent Association, http://www.ccbala.org/memebers/hopsing.html.
42
“A Glimpse of the Pass of Kong Chow Benevolent Association and Old Temple,” Roland Wong, http://www.kongchow-
la.org/index_files/Page504.htm.
17

Thien Hau Temple is a religious venue, and it is dedicated to Mazu. Mazu belief and
customs were inscribed on the Representative List of the Intangible Cultural Heritage of
Humanity of United Nations Educational, Scientific, and Cultural Organization in 2009. It is said
that Mazu dedicated herself to saving the life of her townspeople. Therefore, people living in
coastal areas of China started to build temples and worship her. Then this belief spread out to
other areas and countries. Thien Hau means the goddess of the sea, whose name is Mazu. Apart
from Mazu, people also worship Guan Yu, Fu De, and Dizang bodhisattva in Thien Hau Temple.
This new temple was completed in 2005, which is also an active cultural place, since people
gather here to celebrate festivals and hold activities around the year.
43
Thien Hau Temple is
located in 750 Yale Street. Although it is newly-built architecture, it carries important and
intangible heritage and belief.
From the period of the Old Chinatown, Christian churches had already developed in the
Old Chinatown. They established Sunday classes and mission schools, helping local residents to
learn English while instructing them in Christian belief. One of these mission schools was the
Wong Ha Christian Chinese mission school, located in the Garnier Building of the Old
Chinatown.
44
Chinatown Service Center of Los Angeles was established in 1971, and the
original office was in Chinese United Methodist Church in order to help new immigrants and
refugees to improve their life quality by using public charity resources. Nowadays, Chinatown
Service Center has developed various programs to serve communities of Southern California.
The Chinese United Methodist Church is located in the 825 N. Hill Street. Being built in 1947, it
is the oldest Chinese Christian Church in Los Angeles. It witnessed the history of Christianity in
Los Angeles Chinatown and the development of community service. It has the East Asian
Eclectics architectural style and was designed by the famous architect Gilbert Leong.
The Dragon Gateway was designed by artist Rupert Mok in 2001. It is located on North
Broadway north of Cesar Chavez Ave. Although it is a new public art without a long history, it
has the potential to be eligible as historical heritage in the future due to its unique design and
impressive image.

43
“Thien Hau Temple,” Camau Association of America, http://www.thienhautemple.com/about-us/.
44
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 50,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
18

Los Angeles Chinatown Bank of America branch is located in the 850 North Broadway.
It was designed by well-known architect Gilbert Leong, and the architectural style is East Asian
Eclectic.
Cathay Bank is located in the 777 North Broadway. It was the first Chinese-owned bank
in Los Angeles, which was designed by Eugene Kinn Choy in 1965. Its architectural style is East
Asian Eclectic.
Hop Louie Restaurant is located at 950 Mei Ling Way. It was originally the Golden
Pagoda restaurant, opening in 1941. Its architectural style is East Asian Eclectic.
Phoenix Bakery is located at 969 North Broadway. It opened in the Central Plaza of
Chinatown in 1938, and then moved to the current location in 1977. The bakery has been owned
and managed by the Fung Chow Chan family since it was established. The strawberry cake of
this bakery is very popular across Los Angeles. Besides, the logo and mural of this bakery were
designed by Tyrus Wong, which was modeled after one of the children of Chan family in 1940s.
Phoenix Bakery is related to family history, shared memory.
Significant signage is also worth being well-preserved, since these signs recorded the
history of Chinatown, and carry shared memories and identity. The majority of historical signage
is written in Cantonese or local languages. Most of these signs are written in Chinese characters
and have meanings - preserving these signs helps to preserve a sense of Chinatown.
Intangible heritage should be well-preserved, including oral traditions and expressions,
performing arts, street names, social practices, rituals, and festival events. Street names are
significant characteristics of Chinatown, such as Sun Mun Way. Sun Yat-sen led revolutions to
overthrow Qing Dynasty, and he is also the first president of the Republic of China. His political
philosophy is Three Principles of the People, nationalism, modern government, and the people’s
livelihood. Therefore, Sun Mun Way and other street names are all have history and meaning
behind words. This table lists known resources of New Chinatown. (Table 1.4)
Type Historic Resources
Built
Year
Location Architect Comments
Business
Man Jen Low
restaurant
1938
475 Gin Ling
Way
Wilson
and
Webster
Faç ade was
modified ca.
2005
Grand Star Jazz Club 1946
943 North
Broadway

Jin Hing Jewelry Co 1950
412 Bamboo
Lane

19

Hop Louie
Restaurant

950 Mei Ling
Way

K.G. Louie Company 1938
432 Gin Ling
Way
Wilson
and
Webster

Phoenix Bakery 1977
969 North
Broadway
Relocated
Sincere Imports 1940s
483 Gin Ling
Way

Cathay Bank
777North
Broadway
Eugene
Choy
Architecture
East west bank Architecture
Bank of America 1971
858 North
Broadway
Gilbert
Leong
Architecture
Chinese
Herbal
Medicine
Chinese Herb
Company
1936-
1942
4925 South
Broadway

Dun Sow Hong Co
463 Gin Ling
Way

Religious
Institutions
First Chinese Baptist
Church
1951 942 Yale Street

Chinese United
Methodist Church
1947
825 North Hill
Street
Gilbert
Leong

Kong Chow Temple 1959
931 North
Broadway
Gilbert
Leong
Architecture

Chinese Confucius
Temple and school
1851 818 Yale Street
Thien Hau Temple 2005 750 Yale Street

St Bridget’s Chinese
Catholic Center
1940
510 Cottage
Home Street

Community
Organizations
Chinese American
Citizens Alliance
1955
415 Bamboo
Lane
Eugene
Choy

Chinese Historical
Society of Southern
California
1995
415 Bernard
Street
Philip
Fritz
Founded in
1975

Bing Kong Tong Free
Mason Association
1949
963North
Broadway

Lung Kong Ting Yee
Association
1949
989 North
Broadway

Soo Yuen Fraternal
Association
1949
993 North
Broadway

Kong Chow
Benevolent
Association
1960
933 North
Broadway

20

Chinese Consolidated
Benevolent
Association
1951
925 North
Broadway
Eugene
Choy
Architecture

Ying On Benevolent
Association
1949
424 West Bernard
Street

Wong Family
Benevolent
Association
1949
744 North
Broadway

Gin Family
Association
1975
612 West College
Street

Hop Sing Tong
Association
1948
428 Gin Ling
Way

Hoy Ping Benevolent
Association
1950
411 Bamboo
Lane

Jan Ying Benevolent
Association
1965 736 Yale Street

Kow Kong
Benevolent
Association
1950
510 Bernard
Street

Lee On Dong
Association
1950
964 North Hill
Street

Chinese Chamber of
Commerce
1983
977 North
Broadway

Entertainment Kim Sing Theater 1925
718 North
Figueroa Street

Public Arts
Party at Lan-Ting
Mural
1991
536 West College
Street

Chinatown Dragon
Gateway
2001 North Broadway
Rupert
Mok

Water Lens Tower
Sculpture
1992
755 West College
Street

Architecture
Joy Yuen Low
Restaurant
1940
425 Gin Ling
Way

Kim Ling Inn
Restaurant
1940
428 West Gin Lin
Way

Hong Building 1938
445 West Gin
Ling Way
Wilson
and
Webster

Tuey Far Low
Restaurant
1938
483 West Gin
Ling Way
Wilson
and
Webster

Li Po restaurant 1940 951 North Wilson
21

Broadway and
Webster
Golden Pagoda 1941
950 Mei Ling
Way

East Gate 1939
945 North
Broadway
You
Chung
Hong
Designated
Lucky Deli
706 North
Broadway

Garden
Landscape
Seven Star Wishing
Pool
Around
1939
947 North
Broadway
Prof.
Henry
K. Liu

Others
Capitol Milling
Company
1883
Lowe and
Levy families

Castelar Elementary
School
850 Yale Street
Table 1.4 Known Resources of New Chinatown of Los Angeles City.
45
Source: Unless otherwise noted, all information in this
table was derived from Survey LA Chinese American Historic Context Statement, Moshier, Marissa, Shane Swerdlow, Kathryn
McGee, Jenna Snow, and Erika Trevi. Statement (Los Angeles: Office of Historic Resource, September 2013).

45
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 38-88,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
22

Chapter 2: Significance, Challenges, and Planning Dilemma
Statement of Los Angeles New Chinatown’s Significance
Scholars and preservation institutions have done lots of research about cultural heritage
value and significance around the world. During the early period of cultural heritage
conservation, research of accessing heritage value emphasized the historic resource itself.
However, cultural heritage value currently has a broader definition inclusive of intangible
cultural heritage. The revised Guidelines to the Burra Charter: Cultural Significance were
adopted by the Australian national committee of the International Council on Monuments and
Sites in 1988. The revised Burra Charter defines cultural significance as aesthetic value, historic
value, scientific value, and social value.
46
Similarly, the Principles for the Conservation of
Heritage Sites in China describes that cultural heritage values include its historic, artistic,
scientific, social, and cultural values. Social value refers to educational benefits, the continuation
of intangible associations, and social cohesion that heritage may create.
47
Randall Mason
proposed provisional typology, which classified heritage values as sociocultural values and
economic values. Sociocultural values include historical, cultural/symbolic, social,
spiritual/religious, and aesthetic value. Economic values include use value, nonuse value,
existence, option, and bequest.
48
Basically, heritage value can be classified in two parts: one is an
essential value that directly relates to cultural heritage, such as historic value and architectural
value; the second is attached value that indirectly related to cultural heritage, showing influence
of heritage on present and future society, such as economic value or educational value. Therefore,
this section focuses on the essential value of historical resources in new Chinatown, according to
items of criteria for designation of California Register of Historical Resources. The next section
will illustrate broader value of New Chinatown.
Designation on the California Register of Historic Resources includes three criteria that
can apply to the cultural heritage of New Chinatown. These criteria are:

46
Australia ICOMOS, Guidelines to the Burra Charter: Cultural Significance (1988), , http://australia.icomos.org/wp-
content/uploads/Guidelines-to-the-Burra-Charter_-Cultural-Significance.pdf.
47
China ICOMOS, Principles for the Conservation of Heritage Sites in China (2002),
https://www.getty.edu/conservation/publications_resources/pdf_publications/pdf/china_prin_heritage_sites.pdf.
48
De La Torre, Marta. Assessing the Values of Cultural Heritage (2002), 10.
https://www.getty.edu/conservation/publications_resources/pdf_publications/pdf/assessing.pdf.

23

• Associated with events that have made a significant contribution to the broad
patterns of local or regional history, or the cultural heritage of California or the
United States (Criteria 1).
• Associated with the lives of persons important to local, California or national
history (Criteria 2).
• Embodies the distinctive characteristics of a type, period, region or method of
construction or represents the work of a master or processes high artistic values
(Criteria 3).
49

Los Angeles’ New Chinatown witnessed the development history of Chinese Americans
in Los Angeles and the broader area, interacting with other Chinese American communities in
space and time, including old Chinatown, the East Adams Chinese American communities, and
newly emerging Chinese American communities. Physically, five Chinese American
communities and their remaining heritage tangibly recorded the history of Chinese Americans in
the city of Los Angeles. In the beginning, they settled in old Chinatown near present El Pueblo
Historic Monument, the birthplace of Los Angeles. Then because the construction of Union
Station and relocation, they moved to City Market and East Adams Chinese American
communities, and briefly to the themed community of China City, and finally to the New
Chinatown that is next to old Chinatown’s original location.
From the perspective of physical space, local family retail stores, different types of
restaurants, traditional Chinese medicine stores, garden landscapes, an elementary school, a
French hospital, Chinese book stores, galleries, religious temples, churches, banks, apartments, a
modern Metro station, residences, and association buildings all comprise this mixed use and
thriving community. New Chinatown witnessed the history that Chinese American built their
own community from nothing to create the current prosperous community. There is no doubt that
significant architecture is important cultural heritage for New Chinatown, such as the Cathy bank
building designed by famous Chinese American architect Gilbert Leong. But it is all known
resources of New Chinatown that makes it an attractive and remarkable community and
witnessed its development history.
From the perspective of time, each building was built in different time, so New
Chinatown witnessed significant historical periods and how Chinese American settled and
developed New Chinatown in size and diversity gradually. Significant historical periods include
community development history and historical events that related to broader regional and

49
California State Parks, Office of Historic Preservation, “Criteria for Designation,” http://ohp.parks.ca.gov/?page_id=21238.
24

national history. In terms of broader history, Chinese Americans from New Chinatown served in
World War II. People also raised funds to support soldiers on the front. New Chinatown also
witnessed the history of Vietnamese refugees and other Southeast Asian people flocking to Los
Angeles. In terms of local history, the buildings of New Chinatown remind us of the
development of the community with landmarks such as Cathay Bank. Additionally, New
Chinatown witnessed significant periods of Chinese American history in Los Angeles. Early
pioneers tended to earn money and send it back to China when they were in old Chinatown, since
they faced language, culture, and a series of difficulties. However, in New Chinatown, Chinese
Americans decided to settle and integrate into America, making efforts to adapt to the local
society and contributing to the development of the city. Then, Chinese Americans moved to
broader area, confidently playing active roles in politics, economics, and cultural development.
New Chinatown is powerful place for Chinese Americans and other ethnic groups, and it records
the history of Chinese Americans in the past, and gives confidence and lessons in tolerance for
the future.
Los Angeles New Chinatown is associated with important persons in various fields.
Gilbert Leong, Helen Liu Fong, Eugene Kinn Choy, and Gin Wong are four influential Chinese
American architects in Los Angeles. Gilbert Leong (1911-1996) is well-known for his designs in
Los Angeles Chinatown, including the Chinese United Methodist Church, Kong Chow
Benevolent Association and Temple, and Los Angeles Chinatown's Bank of America branch. His
designs contribute to the development of Los Angeles Chinatown and modern architecture.
Meanwhile, his designs embody both American modernist and traditional Chinese cultural
elements. Eugene Choy designed Cathay Bank in Chinatown that combines traditional Chinese
elements and new formalist in 1966. He also designed Castelar Street Elementary School of New
Chinatown in 1977.
Helen Lim Young was the founder of Los Angeles Lotus Festival and Los Angeles
Chinatown Firecracker 10K Run. She also contributed to the “Chinatown Los Angeles Yesterday
and Today” program.
50
She devoted her whole life to serving Chinese American communities
and other Asian Pacific communities, and accomplished outstanding achievements.

50
Judith Luther Wilder, “A Remarkable Woman,” Gum Saan Journal, Volume VIII, No.2 (1985).

25

David Fon Lee was the president of the Chinese Chamber of Commerce and the founding
member of the Los Angeles-Guangzhou Sister City Association. He was also a founding member
of the National American Chinese Association. He did a lot to mitigate the relationship between
New Chinatown and the People’s Republic of China. For instance, he organized a banquet for
the Chinese Olympic delegation during the Olympics in 1984.
51

Peter Soo Hoo was the first Chinese American to work for the Department of Water and
Power. The planning and the concept of New Chinatown originated from Peter Soo Hoo.
52

Actress Anna May Wong was born in Los Angeles’ Chinatown. Y.C. Hong was he first Chinese
American admitted to practice law in California. Daniel Hall was a founding member of the LA
Chinatown Corporation and the founding father of Kow Kong Association.
53
He also built the
Golden Pagoda restaurant. There are also many well-known Chinese American families of New
Chinatown, such as the Jung family. Robert Jung was the president of the Chinese Grocery
Association and his wife was one of the founding members of Chinese American Museum.

Necessity for Preserving Historical Integrity of Los Angeles Chinatown
In the blog series “Why do Old Places Matter” of Preservation Forum, the author pointed
out fourteen answers to this question which are: continuity, memory, individual identity, civic,
state, and universal identity, beauty, history, architecture, sacred, creativity, learning,
sustainability, ancestors, community, and economics.
54

In terms of continuity, author Thomson Mayes pointed out that old places create a sense
of continuity that helps people feel more balanced, stable, and psychologically healthy Chinese
Americans who were driven out from their original Old Chinatown experienced painful and dark
history.
55
Los Angeles’ New Chinatown is located next to the Old Chinatown sites, and it is one
of Los Angeles’s oldest residential communities. Connecting with other Chinese communities in
Los Angeles, including Los Angeles Old Chinatown, East Adams Chinatown, and newly
emerged Chinese communities, New Chinatown provides local residents with a sense of
continuity. Some association stores, families and traditional restaurants can trace back to Los
Angles Old Chinatown. Even though local Chinese Americans built a New Chinatown, they can

51
Susie Ling, “Man Jen Low to General Lee’s Restaurant,” Gum Saan Journal, Volume 36 (2014).
52
Jenny Cho, “A Tribute to My Father: Nowland Hong,” Gum Saan Journal, Volume 36 (2014).
53
Inez Lui, “My Father, Daniel Hall, and the Chinatown Experience,” Gum Saan Journal, Volume 36 (2014).
54
Thom Mayes, “Introduction: Why Do Old Places Matter?" Forum Journal 29, no. 3 (2015): 8.
55
Thom Mayes, “Introduction: Why Do Old Places Matter?" Forum Journal 29, no. 3 (2015): 11.
26

find their connection with the demolished Old Chinatown, destroyed China City, abandoned East
Adams Chinatown, and other Chinese communities.
As for memory, the author Thom Mayes stated that old places remind us of both
individual and collective memories.
56
Different generations and different groups of people keep
different memories of Chinatown. The old generations of Chinese Americans may remember the
times of struggle during the early periods of Chinatown. Local citizens may remember dinners
with families and friends. Although younger generations may not have historical and impressive
memories of Old Chinatown, they can create their own memories and add new history to
Chinatown. No matter if they are linked to historical buildings or just normal cultural heritage,
Los Angeles’ New Chinatown carries both individual and collective memories.
Different Chinatowns witnessed different historical stages of Chinese Americans in Los
Angeles. During the period of the Old Chinatown, because of the language barrier and Gold
Rush immigration policies, early generations of Chinese Americans tended to earn some money
and then go back to China. However, during the period of New Chinatown, some Chinese
Americans realized that they can adapt to American society, and they made an effort to help the
community integrate into American society. The Kwan Yin Girls Club used to help girls learn
the American lifestyle. Meanwhile, members of Chinese American Citizens Alliance also tried to
play an active role in politics. Preserving Chinatown is beneficial to commemorate the history of
the development of the early Chinese Americans and the wisdom, courage, and solidarity of the
early pioneers.
Furthermore, the author Thom Mayes also pointed out that old places embody our
individual identity. On one hand, historical resources in Chinatown remind the local people of
their identity. On the other hand, conservation efforts bring people together and strengthen the
identity of individuals and ethnic groups. Additionally, although people have different political
opinions and misunderstandings, they have the shared and collective memories and cultural
background of Chinatown. These shared and collective memories can inspire individuals to
interpret and reinterpret their identity, redefining their shared-identity.
Although Los Angeles Chinatown is different from the newly emerged Chinese
communities in a variety of aspects, the biggest difference among them is political identity. The

56
Thompson Mayes, “Introduction: Why Do Old Places Matter?" Forum Journal 29, no. 3 (2015): 8.

27

history of Los Angeles Chinatown is deeply related to the history of the Republic of China. For
example, local Chinese Americans raised funds to support Anti-Japanese War. And the flag in
front of Chinese Consolidated Benevolent Association today is still the flag of the Republic of
China. Los Angeles Chinatown itself is objective, but different groups of people interpret it in
different ways. Los Angeles Chinatown provides Chinese with an opportunity to know the
history of the Republic of China to reconsider their identity as Chinese. Besides, Los Angeles
Chinatown carries the spirit of America which is freedom, equality and democracy. Although
Chinese Americans were driven out from their original district and experienced dark and
discriminatory periods, nobody gave up fighting for equality and freedom. In addition, Los
Angeles Chinatown witnessed the history when China and America fought together during the
Second World War, embodying the universal human value. 2016 was the 145
th
anniversary of the
1871 massacre in Los Angeles Old Chinatown, which was caused by racism and resulted in
eighteen members of Old Chinatown losing their lives.
The definition of beauty varies in different cultures and regions. For example, traditional
western beautiful architectures emphasize symmetry and rationality, while traditional Japanese
beautiful architectures represent zen and nature. As for traditional Chinese culture, beauty means
unity between man and the universe, harmony but not uniformity.
57
From a district perspective,
Los Angeles Chinatown is beautiful for its harmony as a whole. Chinese traditional and cultural
characteristics can be found around Chinatown, such as the traditional colors of red and yellow
and the traditional decorations of dragons and lanterns. The architecture of Chinatown tends to
be small or medium scale fit for human scale. Landscapes and architecture are perfectly
complemented. Ponds and wells, decorated plazas, gardens, and plants decorate individual
architecture. Therefore, Chinatown combines peace and innervation, void and solid. It also
beautiful for its individual structures, such as beautiful historic wishing wells and architecture. In
addition, its beauty can be regarded as a combination of physical beauty and inner beauty.
Physical beauty means beautiful things that people can see directly, such as the cherry blossom
of Chinatown in spring and the elegant historical architecture. Inner beauty means culture,
morality, philosophy, age, and aesthetic behind the physical heritage, such as the Chinese

57
Qin Hongling, “Unification of Beauty and Good: Ethical Dimensions of Traditional Chinese Architectural Aesthetic,” Hua
Zhong Architecture 07 (2012): 179, doi: 10.13942/j.cnki.hzjz.2012.07.047.
28

traditional gardening theory behind the landscapes. It is a very important part but also easy to be
ignored.
There is no city that can be built in one day. City form, shape, architecture, cultural
landscapes, and communities all witnessed the development and history of the city. Cultural
heritage of Los Angeles Chinatown witnessed the history of Chinese Americans in Los Angeles,
and the history of Los Angeles. Los Angeles New Chinatown is part of the physical textbook of
Chinese American history. In this community, history is not black and white photos, blurry
archives, silent films, or fuzzy memories. History is something that you can touch, feel, see, and
find. Los Angeles Old Chinatown is right next to the El Pueblo Plaza, both of them are important
parts of the history of the Los Angeles City. However, the fate of Los Angeles Old Chinatown
was to be demolished for the establishment of the Union Station. El Pueblo Plaza is always
regarded as the heart and birthplace of Los Angeles City. The history and architecture of El
Pueblo Plaza seem to be more familiar for the local residents at that time. But the image of Old
Chinatown seems to be dark, dangerous, and exotic, which represents gambling, mysterious
gangs and foreign culture. The history of Old Chinatown was difficult to be accepted as an
indispensable part of history of the city for the people at that time.
58
For examples, Chinese
Americans have been fighting for their civil rights and fighting against racial discrimination, and
they contributed to the development of the city through hard work and extraordinary courage.
Unique architecture in Chinatown combine the wisdom and characteristics of both Chinese
traditional architecture and American modernism. Therefore, preserving Los Angeles Chinatown
is to preserve a vital part of the history of Los Angeles.
Besides, learning and feeling the history of Chinatown on site is not only about
interesting, tangible, and vivid approaches, but also about democracy. The history of Chinatown
consists of important historical events, architectures and people. It also includes public history,
vernacular architectures, and local people. The history of Chinatown is dynamic rather than fixed,
the current generation and the future generations can interpret history from their own
perspectives, engage in the history and keep adding their own history to the history of Chinatown.
In particular, Chinese families usually cherish their family histories and some traditional families
even have their family trees. In Los Angeles Chinatown, the histories of the families and the

58
Linda Ngov, “The Power of Publicity: The Fate of Los Angeles’s Old Chinatown, 1900-1939,” Gum Saan Journal, Volume
31(2009).

29

community are often mingled together. Take for example of the family history of Robert Jung.
Robert Jung’s family kept moving between America and China during the period between 1883
and 1938, since it was during the Depression in America and wartime in China. Some of the
family members served in the Second World War. Later on, they owned a meat market in
Chinatown which was located in the corner of Hill and Alpine. After experiencing the Watts Riot
and realizing the hard situations for Chinese businesses, Robert Jung and other grocery owners
set up the Chinese Grocers Association in 1971. In addition, Robert Jung himself was the
president of the Chinese American Citizens Alliance, Kow Kong Benevolent Association, and
the Los Angeles Chinatown Corporation, and his wife was a board member of the Chinese
American Museum.
59
Historical resource is not the special meat market in the corner of Alpine
and Hill, or the office of the Chinese Grocers Association. The significant person is not Robert
Jung or his wife Edith Quon. It is the whole Chinatown as a witness to the history of this
outstanding family, the history of Chinese Grocers Association and the development history of
the community. Therefore, preserving Chinatown as a whole benefits preserving the true and
integrated history.
Additionally, history of Los Angeles Chinatown is connected to other historical
Chinatowns, Chinese American communities, archaeological sites and the history of other
groups of people around America and the world, and all of these histories are interconnected and
shaped our present society. For example, Locke Chinatown, Sacramento’s Chinatown, Los
Angeles Chinatown, and Marysville’s Chinatown witnessed history of early pioneers and history
of early Chinese American of Southern California. Preserving Los Angeles Chinatown
contributes to preserving history more broadly.
Chinatown witnessed important historical events happened in both America and China,
and it played an important role in maintaining good and cooperative relations between America
and China. For instance, lots of local associations and residents donated money and supplies to
support the Anti-Japanese War. Immigration history of Chinese Americans is not only the
important history for Los Angeles and America, but also precious memories and historical
resources for China. Traditional Chinese culture and the unique Chinese American culture also
enhanced the diversity of the city. Local associations and residents hold a series of activities to

59
Susie Ling, “Robert Jung: Bob’s Meat Market and Chinese Grocers Association,” Gum Saan Journal, Volume 29, No.1 (2006):
10-16.
30

help other people to experience and understand Chinese culture, such as a Spring Festival and
Tomb Sweeping Day. Chinatown becomes a bridge, which not only connects the past, the
present and the future, but also brings China and America together. Meanwhile, since China
experienced the Culture Revolution, lots of historical resources, traditional cultures and customs
that were lost and rare to see in China now were still kept by Los Angeles Chinatown. It is
obvious that Chinatown not only helps American people to know traditional Chinese culture, but
also provides a way for Chinese people to know their own culture. Besides, the history that is
related to the Chinese Nationalist Party tends to be neglected in mainland China due to political
reasons, just like the history of People’s Republic of China tends to be distorted and
misunderstood in America. However, Los Angeles Chinatown is tolerant and neutral in politics,
so it helps mainland Chinese people to know the complete and true history of Chinese
Nationalist Party and vice versa. In addition, some early Chinese immigrants experienced painful
history when they were in China. As a result, they tend to have complex feelings about China, on
one hand, they are still concerned and nostalgic about China, on the other hand, they are
reluctant to talk about the People’s Republic of China due to the stereotypes of mainland China
and the painful memories. Chinatown provides them with a place to relieve their nostalgia and
heal their traumatized hearts. Preserving Chinatown helps to combat the hatred and face up to
history in an objective way.
A typical example is George Yu’s family. George Yu is the Executive Director of the
Chinatown Business Council. His father was an officer in the Chinese Nationalist Army and he
was an important subordinate of General Sun Li-jen.
60
George Yu’s parents originally came from
northern China, then they moved to Tai Wan due to political reasons and eventually settled down
in Los Angeles New Chinatown. The immigration history of his family reflects the significant
historical periods and events, which involves the Second World War, the Republic of China era,
the People’s Republic of China, Chinese Nationalist Party, and the Chinese Communist Party.
From the perspective of architecture, buildings in Chinatown have unique styles, bridging
Chinese architecture and American architecture. Their craftsmanship, location, construction
methods, designs, space utilization, and materials all reflect the wisdom, technology and
thoughts at that time. Chinatown reflects part of the architectural history of East Asian Eclectic

60
Susie Ling, “Chinatown Business Improvement District: George Yu,” Gum Saan Journal 36 (2014).
31

Style, showing the unique architectural style that bridges modernism and traditional Chinese
architecture.
Temples and churches are significant parts of Chinatown. These religious venues are
sacred, giving people spiritual and psychological peace and comfort (Figure 2.1). In addition to
its religious significance, the sites are all related to the community. This is also the value of
heritage conservation, which is not only focused on preserving history, but more importantly,
contributing to a better community and future. For example, Kong Chow Temple and Kong
Chow Benevolent Association witnessed the efforts of the early pioneers to build Chinatown.
When the Old Chinatown was demolished, the original Kong Chow Temple also faced the
problem of displacement. The New Kong Chow Temple was moved and opened in 1960, which
is due to the collective efforts of the early Chinese Americans. Nowadays, Kong Chow
Benevolent Association works on charities and community services as a non-profit organization.
The local residents are proud of its history and benefit from its work. Therefore, preserving Kong
Chow Temple is preserving the spirit of the homeland and the spirit of the pioneers of
Chinatown.
61

61
Eugene Moy, “Kong Chow Temple of Los Angeles: Preserving the Spirit of the Homeland and the Spirit of the Pioneers of
Chinatown.” Paper abstract presented at the conference of Temples and Museums: Managing and Interpreting Historic Cultural
Assets, Marysville, CA, March 12.

32

Figure 2.1: Thien Hau Temple of Los Angeles Chinatown. Photo by author.
When it comes to creativity, Chinatown provides an inspiring environment for creative
people, artists, and entrepreneurs. Besides, distinctive characteristics of Chinatown provide the
artists with inspirations. Furthermore, an increasing number of artists have set up their studios in
Chinatown due to its relatively low rental price, elegant environment and potential market, since
some visitors come to Chinatown due to their deep love for history, art, traditional culture, and
antiques. (Figure 2.2) Additionally, Chinatown has the potential to develop culture and
creativity-related industries, such as films, media arts, gastronomy, creative design, crafts & folk
art, literature and music.
62

62
Chinatown has history that related to creative work, one of the blockbusters Rush Hour was shot in the present Foo Chow
Restaurant of Chinatown.
33

Figure 2.2: Galleries and Art-Related Stores in Chung King Plaza in Chinatown. Photo by author.
The author also pointed out that education is one of the main missions of historical places.
These old places forced a lifelong learning and help us to know ourselves.
63
Chinatown provides
people with an opportunity to learn about history, culture and art. No matter if they are experts,
teenagers, or foreigners, they can learn something new from Los Angeles Chinatown in the
aspects of architectural history, traditional customs, and stories about the early pioneers.
Chinatown links the current generation to the early pioneers, connecting Chinese history and
American history, helping people from different cultural backgrounds to understand each other,
and helping people to learn from history. In this way, preserving Chinatown is not only for
remembering the past, but also for a better present and future.
Speaking of sustainability, the author stated that preserving old places is environmentally
friendly. Preservation and adaptive-reuse of the old buildings avoids environmental impacts,

63
Thompson Mayes, "Introduction: Why Do Old Places Matter?" Forum Journal 29, no. 3 (2015): 8.

34

contributes to land conservation, saves embodied energy, decreases operating energy, and uses
existing transportation corridors. The appreciation and cherishing of old places helps to cultivate
the positive green consumption concept. In addition, traditional technology and craftsmanship
are also needed to be well-preserved.
64
Chinatown has the potential to be a sustainable
community according to LEED v4 for Neighborhood Development Plan project checklist
requirements. There is no doubt that Chinatown is an environmentally sustainable community,
since it reduces landfills, saves embodied energy, etc. In addition to environmental sustainable
community, New Chinatown is an economic sustainable and social equity community. Stable
and good relationships between neighbors, diverse businesses, and collective memories make
Chinatown an energetic and sustainable community.
From the perspective of the ancestors, Chinatown is the ‘power of place’ for Chinese
Americans and people who are fighting for an equal, freer, happier, and more democratic world.
Early pioneers’ hard work, wisdom, courage, spirit of adventure, and fearlessness are universal
human value for both Chinese Americans and other groups of people. In addition, cultural
conservation is a collective work, which needs people from various cultural backgrounds,
regions, fields, and countries. Chinatown also provides a place for Chinese Americans to worship
their ancestors and recall their spirits. But more importantly and broadly, Los Angeles
Chinatown conservation work provides an opportunity for American people and people from
around the world to recall the spirit of the ancestors and early pioneers. For example, people
participate in ‘Preserving Chinese American Heritage in Riverside, California’ are from various
backgrounds, including local residents, archaeologists, Chinese Americans, international students,
etc. They join this preservation work due to a variety of reasons and motivations.
Another example is the Isleton’s Bing Kong Tong restoration project - people involved in
this project have diverse backgrounds as well. Although there were a large number of Chinese
Americans lived in this beautiful town back then, only a few live there now. Bing Kong Tong, a
social club with a connection to the Chee Kung Tong and the political forces that overthrew the
Qing Dynasty, witnessed the history of Isleton Chinatown. Early pioneers of Chinese American
are linked to this old place, and this old place links the present generation of Chinese Americans
to their ancestors. Therefore, Chinese Americans have put efforts in this conservation work. But

64
"Introduction: Why Do Old Places Matter?" Forum Journal 29, no. 3 (2015): 15.

35

more broadly, people from diverse backgrounds, were the leaders in this conservation work, such
as members of Isleton Brannan-Andrus Historical Society, local residents, business people, and
interested scholars. Because the history of Isleton Chinatown is part of important history of
Isleton and the Delta area, it is a shared and collective memory.
65

Besides its historical and cultural significance, Chinatown is a harmonious, comfortable
and convenient community and a familiar and lovely living place. Neighbors are familiar with
each other, and they have places to socialize and interact with each other, such as local
restaurants, parks, libraries, associations, and stores. Daily life in Chinatown is convenient, since
banks, primary schools, parks, medical centers, hotels, affordable apartments, temples and
markets are all within walking distance. It is not very difficult to construct new apartments,
schools, and residences in a short time, but it is not easy to build a community where people have
a sense of shared identity and a sense of belonging.
The Chinatown was an active, vibrant and dynamic community at its peak period, even
though it had been through the Great Depression, Chinese Exclusion Act, the Second World War
and cultural barriers. But the early pioneers overcame all these difficulties and obstacles, setting
up the New Chinatown, helping the local Chinese Americans to integrate into American society,
contributing to the development of the community and the city. Chinatown is a bridge that
connects the past, the present and the future of Chinese Americans of Los Angeles. Cultural
heritage is the power for the future, and preserving Chinatown benefits inheriting the spirit of the
early pioneers and encouraging the local residents to fight for a better community in the future.
From the perspective of economics, the author Tom Mayes pointed out six aspects of
advantages of preserving old places, including jobs, income and state and local tax, heritage
tourism, revitalization, attracting talent and investment, property values, and business incubation.
Heritage tourism benefits the development of Chinatown and Los Angeles. It has a positive
impact on local relevant economies, such as local retail, hotels, and restaurants. Meanwhile, it
provides job opportunities for the local residents, creating tax income for the city and increasing
household income of local people. Los Angeles New Chinatown is near El Pueblo de Los
Angeles Historic Monument and other heritage districts, so its tourism development contributes

65
Geoff Montes, “Transitions: Saved-Bing Kong Tong,” National Trust for Historic Preservation, March 3, 2016.
https://savingplaces.org/stories/transitions-saved-bing-kong-tong#.WbIOe9MjFsM.

36

to tourism of Los Angeles City. Heritage conservation not only benefits historical preservation,
but also contributes to city development. Los Angeles Great Streets projects, Little Tokyo
Community Design Overlay Districts, Bringing Back Broadway project all contribute to the
revitalization of Los Angeles City. Preserving one Chinatown does not have great and profound
influence, however, all of these conservation projects together do make a difference. They make
a contribution to for a solid and vibrant economy, a prosperous and sustainable community and a
community that residents are proud of.
“Xi’an Declaration on the Conservation of the Setting of Heritage Structures, Sites and
Areas” acknowledges the significance of the setting of heritage monuments, sites and areas.
66

Chinatown not only has outstanding architectures, such as Cathy Bank and Kong Chow Temple,
but also has various intangible heritages, such as festivals and religions. Besides, it has some
normal and non-contribute vernacular architectures, such as retail stores, restaurants and hotels.
They are all important parts of the Chinatown and this community. If we only preserve the
individual high-leveled historical resources or physical architecture, we will actually harm the
authenticity and integrity of this heritage. Therefore, preserving Chinatown helps to preserve the
setting of known historical resources. In reality, the historical environment and settings of
Chinatown have been threatened and damaged due to rapid development. For example, views of
New Chinatown could be recognized and viewed from the Chinatown Metro Station in 2015.
(Figure 2.3) Distant natural hills, elegant historical architecture, well-designed landscapes, and
the Metro station itself created harmonious interaction and sense of beauty. However, this
beautiful scene is now totally hidden by the Blossom Plaza, which is a new apartment in
Chinatown. (Figure 2.4) However, Blossom Plaza is also beneficial for Chinatown and it
provides affordable living spaces, comfortable public space for the local residents and public
parking space for the community which is one of the biggest problems in New Chinatown. It
would be beneficial if there were design guidelines for New Chinatown which take the setting
and historical environment into consideration.

66
15
th
General Assembly of ICOMOS, Xi’an Declaration on the Conservation of the Setting of Heritage Structures, Sites and
Areas, 2005, https://www.icomos.org/images/DOCUMENTS/Charters/xian-declaration.pdf.
37

Figure 2.3: View of Chinatown from Metro Station, 2015. Photo by author.

Figure 2.4: View of Chinatown from Metro Station, 2016. Photo by author.

38

Analysis of Previous Redevelopment Efforts
There were two major projects that contributed to Los Angeles Chinatown’s
redevelopment: the Los Angeles Chinatown Business Improvement District (BID) Project and
the Los Angeles Chinatown Redevelopment Project.
Los Angeles Chinatown Business Council is responsible for Los Angeles Chinatown
Business Improvement District (BID) project which was approved by the local government in
2000. Boundaries of this project are Cesar Chavez, Bernard, Alameda, and Yale. (Figure 2.5)

A Business Improvement District is a geographically defined area within the City
of Los Angeles, in which services, activities and programs are paid for through a special
assessment which is charged to all members within the district in order to equitably
distribute the benefits received and the costs incurred to provide the agreed upon services,
activities, and programs. The assessment fund is collected by the City or by the County
through a special contractual arrangement with the city. Since the assessment funds
collected in a given district cannot be legally spent outside the BID, the city creates a
trust fund for each BID, with funds periodically being released to support operations.
67

Funds from the Chinatown BID will be used to pay for graffiti removal, private security
patrols, sidewalk sweeping, tree and shrubbery planting and other ways to lure visitors to
Chinatown and improve the area for 13,500 residents.
68

67
“Business Improvement District,” The Los Angeles BID Consortium, http://www.labidconsortium.org/.
68
K. Connie Kang. “Business Improvement Zone to be created in Chinatown,” Los Angeles Times, August 17, 2000.
http://articles.latimes.com/2000/aug/17/local/me-5931.
39

Figure 2.5: Boundary of Los Angeles Chinatown Business Improvement District Project.

The Los Angeles Chinese Business Improvement District was established on August 15,
2000 by the City Council’s adoption of Ordinance No. 173484. The Greater Chinatown
Business Improvement District was established on September 8, 2001 by the City Council’s
adoption of Ordinance No. 181313. Renewed and Expanded Greater Chinatown Business
Improvement District (GCBID) was passed by the Council of the City of Los Angeles, the
District’s operational period began on January 1, 2011 and will end on December 31, 2020.
69

The GCBID is a property-based benefit assessment district being renewed and expanded as a
Landscaping, Security, Programming and Maintenance Property Business Improvement District.

69
Ordinance No 181313, LA City Clerk Connect, http://clkrep.lacity.org/onlinedocs/2010/10-1159_ord_181313.pdf
40

The table below lists main points of Business Improvement District project. (Table 2.1)
Project Name Year Details
Greater Chinatown
Business and Community
Benefit Business
Improvement District
70

2016 • Sidewalk operations, beautification
• District identity
• Administration/Corporate Operations
• Contingency/City fees/Reserve
Chinatown BID 2006 • Marketing and promotion of Chinatown through
brochures, special events, etc
• Public Safety, providing of security, dealing with the
homeless
• Maintenance of the area including daily sidewalk
sweeping, steam cleaning, tree planting and
maintenance, etc
• Parking issues.
71

Chinatown BID 2005 Same as 2006
72

Chinatown BID 2004 Same as 2006
73

Table 2.1: Previous BIDs of New Chinatown.

The Los Angeles Chinatown Redevelopment Project was adopted by the Los Angeles
City Council on January 23, 1980. The project area was generally bounded by the Pasadena
Freeway on the north, North Broadway and North Main Street on the east, Cesar E. Chavez
Avenue and the Santa Ana Freeway on the south and Beaudry Avenue on the west. Because
population increased rapidly around 1980s, in order to better serve the community, the
Redevelopment project was established and approved in 1980.
74
Chinatown redevelopment has
taken a long time to be accepted.

70
Office of City Clerk Administrative Services, Greater Chinatown Business and Community Benefit Business Improvement
District, 2016 Annual Planning Report (2015), http://clkrep.lacity.org/onlinedocs/2012/12-0489_rpt_CLK_12-22-2015.pdf.
71
Office of City Clerk Administrative Services, Los Angeles Chinatown Business Improvement 2006 Annual Report (2006),
http://clkrep.lacity.org/onlinedocs/2004/04-1740_rpt_clk_4-25-06.pdf.
72
Office of City Clerk Administrative Services, Los Angeles Chinatown Business Improvement 2005 Annual Report (2005),
http://clkrep.lacity.org/onlinedocs/2004/04-1740_rpt_clk.pdf.
73
Office of City Clerk Administrative Services, Los Angeles Chinatown Business Improvement 2004 Annual Report (2005),
http://clkrep.lacity.org/onlinedocs/2004/04-1740_rpt_clk.pdf.
74
Department of City Planning, Moshier, Marissa, Shane Swerdlow, Kathryn McGee, Jenna Snow, and Erika Trevis, Survey LA
Chinese American Historic Context Statement (Los Angeles: Office of Historic Resource, September 2013), 4,
http://ohp.parks.ca.gov/pages/1054/files/Chinese American Context 9_25_2013.pdf.
41

During the FY2010-FY2014 Implementation plan period (), there were seven goals:
Goal 1: To encourage the preservation and the enhancement of the various and distinctive
characters of the community and to promote the development of the community as a
cultural center.
Goal 2: To encourage the preservation of historical monuments, landmarks and buildings.
Goal 3: To alleviate overcrowded, substandard housing conditions and to develop
sufficient affordable housing units for low and moderate-income households.
Goal 4: To expand open spaces for recreational uses and to promote the preservation of
the views, natural characters and topography of the community for the enjoyment of both
local residents and people throughout the Los Angeles region.
Goal 5: To make provision for a pedestrian and vehicular circulation system coordinated
with land uses and densities and adequate to accommodate traffic; and to encourage the
expansion and improvement of public transportation services.
Goal 6: To improve the visual environment of the community, in particular, to strengthen
and enhance its image and identity.
Goal 7: To promote the development of local job opportunities.
75

Overall, Los Angeles Chinatown Business Improvement District (BID) Project and Los
Angeles Chinatown Redevelopment Project benefits development and revitalization of New
Chinatown. It helps improve linkage, life quality and visual environment of New Chinatown.
However, both projects lack of effective regulations to protect historic resources of New
Chinatown. For example, Blossom Plaza project aims to provide affordable houses, public
parking lot, and linkage of New Chinatown. However, it actually damages visual environment of
New Chinatown due to incompatible architectural design. Therefore, New Chinatown needs
design guidelines to protect its historic setting and powerful regulations to protect cultural
heritage.

75
The Community Redevelopment Agency of the City of Los Angeles, CA, Chinatown Redevelopment Project Area, 5-year
implementation plan (August 5, 2010), 1, http://www.crala.org/internet-
site/Projects/Chinatown/upload/Chinatown%20Implementation%20Plan%20FY%202010%20-%20FY%202014-FINAL.pdf.
42

Chapter 3: CDO as a Tool for Revitalizing Heritage Communities
Definition of Community Design Overlay District
“Community Design Overlay District is a tool used for a distinct geographic area to
improve and/or preserve the quality of building and site design through the application of Design
Guidelines and Standards.”
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It is different from ordinary overlay because it focuses on architecture, faç ade, and
massing. In Los Angeles, it usually applied in districts that have particular character or historical
contexts. The main purpose of a Community Design Overlay is to preserve the unique spatial
character of the designated area and orients buildings to activate public activities.

Community Design Overlay as a Tool for Revitalizing Los Angeles Little Tokyo
Before Community Design Overlay District was applied in Los Angeles Little Tokyo, it
also had the Little Tokyo Business Improvement District (BID) and the Little Tokyo
Redevelopment Project. The merchant-based Little Tokyo BID ordinance was passed by the Los
Angeles City Council in 2003. The Little Tokyo BID is managed by the Little Tokyo Business
Association, and it is the only merchant-based BID in Downtown Los Angeles.
The Little Tokyo Redevelopment Project was adopted by City Council on February 24,
1970. The 67-acre Little Tokyo Redevelopment project is included in the Neighborhood
Development Program of the city of Los Angeles, County of Los Angeles, State of California.
The background of this urban renewal is eliminating the spread of blight and deterioration,
conserving and rehabilitating the project area of Little Tokyo. Redevelopment activities focused
on four categories of development: affordable senior and market rate housing; retail and
commercial development; public improvements and transportation enhancements; and, cultural
and institutional facilities.
77
The Redevelopment project made regulations or recommendations
for various aspects, including residential uses, commercial, residential uses within commercial
area, industrial, public uses, other public, semi-public, institutional and non-profit uses, general
controls and limitations, and design for development. In particular, general controls and

76
Department of City Planning, “Community Design Overlay District,” Neighborhood Council of Westchester/Playa,
http://www.ncwpdr.org/library/cdo/CDO2.pdf.
77
the Community Redevelopment Agency of the City of Los Angeles, California, Little Tokyo Redevelopment Project Area:
Implementation Plan, (February 8, 2010), 1, http://www.crala.org/internet-
site/Projects/Little_Tokyo/upload/ProposeLT_5Yr_%20ImplementationPlan_FY2010-FY2013.pdf.
43

limitations makes rules for new constructions, existing non-conforming uses, rehabilitations and
retention of properties, limitations on the number of buildings, open spaces and landscaping,
light, air and privacy, signs, incompatible uses, non-discriminations and non-segregation, re-
subdivision of parcels, minor variations.
Planning and Design Guidelines for Little Tokyo were approved by the Board of
Commissioners of CRA/LA on April 6, 2006.
78
However, the Community Redevelopment
Agency of the City of Los Angeles, California (CRA/LA) was dissolved on February 1, 2012,
according to the California State Supreme Court decision. So the Little Tokyo Community
Design Overlay document was written based on the Planning and Design Guidelines for Little
Tokyo. The Little Tokyo Community Design Overlay District was approved by the Los Angeles
City Planning Commission on August of 2013, and finally approved by the City Council in April
of 2014.
The Little Tokyo Planning and Design Guidelines introduced the historical background
of Little Tokyo, made a definition of cultural preservation for Little Tokyo, summarized themes
collected from a variety of community sessions, and made design guidelines for the designated
district. Themes can be regarded as goals. The first theme is a thriving community by creating
mixed land use, promoting activities, improving transportation, and encouraging mixed income
housing. The second theme is a community whose cultural identity and character are well-
preserved. Methods include enhancing community as a cultural icon, preserving cultural
institutions, and neighborhood character. The third theme is attracting people of various cultures
and generations. Methods include beautification and improving safety and security, creating a
multi-generation and multi-cultural environment. The fourth theme is fostering social
relationships and a sense of community. Methods include increasing community space and
community participation. Design guidelines make recommendations for many aspects, including
primary gateways, central linkages and pedestrian access, site planning and building orientation,
public art and special features, public space, sidewalks, street-level uses, streetscape, lighting,
security design, signage, and parking. In addition, it also makes specific design guidelines for
primary gateways, central linkage and pedestrian circulation, site planning, public art and special

78
Community Redevelopment Agency of the City of Los Angeles, California, Little Tokyo Planning & Design Guidelines (Little
Tokyo Planning and Design Guidelines Joint Task Force, November 2015), http://www.crala.org/internet-
site/Projects/Little_Tokyo/upload/LTCDACApprovedGuidelines.pdf.
44

features, public space, sidewalks, street-level uses, streetscape, lighting, security, signage,
parking.
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The Little Tokyo Community Design Overlay (CDO) established four main goals:
respecting local cultural and historical heritage, a vibrant community, a thriving and sustainable
local economy, a walkable and connected neighborhood. The Little Tokyo CDO is based on
seven design principles, including activity, community, identity, context, compatibility, interest
and quality. The CDO also makes guidelines for site planning, building articulations and details,
appurtenances, signs, landscaping, rehabilitation of historic buildings and context sensitive infill
development, and primary gateways. In detail, the CDO makes guidelines for building
orientation and frontage, open space, parking and vehicular access, pedestrian orientation, and
corporate identity architecture. The CDO also includes guidelines for building scale and massing,
building articulation, entry treatments, windows, facades, exterior surface material, cultural
design details, lighting, and awnings and canopies. As for appurtenances, the CDO established
guidelines for security grilles, utilities, mechanical equipment, trash containers and loading, and
sidewalk dining enclosures. The CDO makes general guidelines for all signs, and specific
guidelines for directional signage, prohibited signs, and sign illumination. As for landscape, the
CDO makes guidelines for site landscaping, landscaping design, landscaping for parking lots and
structures.
The Community Design Overlay helps to keep the unique characteristics of Little Tokyo
and its historical environment. It helps to keep the aesthetic attractiveness of Little Tokyo. It
helps to keep the sense of place, incorporates murals and landscapes, and improves
neighborhood life. In addition, the Little Tokyo CDO contributes to achieving the vision of the
Los Angeles General Plan Framework. However, setting the boundary of a Community Design
Overlay District is a hard and controversial thing. For example, Zenshuji temple and other
important historical resources are not in the CDO map by request. So it is hard to have a perfect
CDO boundary.

79
the Community Redevelopment Agency of the City of Los Angeles, California, Little Tokyo Planning & Design Guidelines
(Little Tokyo Planning and Design Guidelines Joint Task Force, November 2015), 23-36, http://www.crala.org/internet-
site/Projects/Little_Tokyo/upload/LTCDACApprovedGuidelines.pdf.
45

Would a Community Design Overlay District Apply to Chinatown?
A Community Design Overlay has lots of advantages. It makes specific guidelines for
various aspects of community. It contributes to preserving the character of a community, making
the community an attractive district, and promoting economic and social development.
From perspective of cultural heritage conservation, the CDO design and development
guidelines aim to preserve cultural characteristics of heritage community. For example, it
encourages appropriate rehabilitation of historical buildings. In addition, CDO also contributes to
preserving religious historical resources by improved pedestrian linkages and compatible
development. Furthermore, design guidelines for new constructions and adaptive reuse of
historical buildings all benefit preserving historical settings of New Chinatown.
From perspective of vibrant community, the Community Design Overlay would
contribute to making Chinatown safer. Downtown Los Angeles has high crime rate due to
various reasons. Chinatown, located in Downtown Los Angeles also has a high crime rate which
influences its tourism and local economy. Because some exaggerated movies and rumors, Los
Angeles Chinatown was stereotyped a dangerous place for some people, especially for people
who never visited Chinatown. For example, the film Chinatown was directed by Roman Polanski,
and Chinatown was described as a lawless place. Therefore, it is very important to decrease the
crime rate and increase the sense of safety, making Chinatown a safe place for tourists, local
residents, developers, and potential visitors. Additionally, vitality, sense, fit, access, control,
efficiency, and justice are basic dimensions to measure a good city, according to Good City
Form written by Kevin Lynch. These standards can be applied to Los Angeles Chinatown and
other communities as well. A sense of safety plays a key role for an attractive Chinatown. A
Community Design Overlay contributes to increasing this sense of safety, such as positioning
buildings to promote pedestrian activity by placing business entrances on the street.
The Community Design Overlay also takes affordable houses into consideration. Los
Angeles Chinatown needs affordable houses for local residents to mitigate the gentrification.
Besides, the Community Design Overlay aims to attract people of various cultures and
generations, it also encourages promoting public space and land uses. All of these benefits
meeting demands of both local residents and visitors, increasing diversity and vitality of the
community. For example, Main streets of New Chinatown usually busy and crowded, however,
some backstreets and alleys are quiet and boring. (Figure 3.1) There are some vacant places in
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Chinatown, which can be adapted to public open space or used such as vacant space near the
Seafood Restaurant. Community Design Overlay District encourages actively using these vacant
lot and adaptive reuse of historical architecture, which benefits the vitality of community.

Figure 3.1: Empty Alley near Kong Chow Temple. Photo by author.
From perspective of a thriving and sustainable local economy, a Community Design
Overlay District allows for a variety of land uses, so it is good for diverse industries development
of the community.
The Community Design Overlay also benefits local economic development. Local retail
and family run stores are important part of Chinatown, since they serve traditional foods and sell
goods for local people and they do make great contributions for development of Chinatown.
However, the living environment has changed a lot compared to last century. This brings two
main problems and makes Chinatown faces dilemma situations. One problem is that traditional
family run stores and present facilities cannot meet the demand of local residents, since modern
lifestyle and demographic composition have changed a lot. The other problem is that some new
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stores and apartments maybe disharmonious for Chinatown, and some local retail owners are
worried about the negative influence of increasing new stores. For example, there are several
new restaurants open in the Far East Plaza, which attracts a long queue of customers. (Figure 3.2)
They chose Far East Plaza due to its relatively low rent, great location, and history.
80
These new
restaurants bring customers to Chinatown and make the Far East Plaza an energetic place, which
benefits the economic development of Chinatown. The Asian Center, which is a traditional
shopping place, is usually quiet and just has a few customers (Figure 3.3). Meanwhile, the
typical traditional Chinese store Wing Hop Fung Ginseng in the Far East Plaza has been closed
(Figure 3.4). So Chinatown needs traditional local family run stores to keep its unique
characteristics and attractive business environment, serving local residents with traditional stuff.
It also needs brand new businesses to increase economic vitality and to adapt to constant changes
of society, serving broader areas. A Community Design Overlay is an effective tool to help with
a thriving and sustainable local economy, since it takes both visitors and local residents into
consideration.
A typical example is Walmart. As described above, it was a controversial topic and
brought heated discussion about whether or not Walmart can be in Chinatown. Opponents
believe that Walmart would harm local economics, since it would influence family run stores and
its low wages would have negative effect on labor market. Supporters think that Walmart is
beneficial to elders, meanwhile, it contributes to bring more customers to Chinatown and help to
increase local economics. The Walmart debate reflects the tension between local stores and new
business. Therefore, a Community Design Overlay could reduce tension, managing changing
pace of mainstream business of Chinatown.

80
Eddie Kim, “How an Aging Chinatown Mall Became a Hipster Food Heaven,” Los Angeles Downtown News, March 28, 2016,
http://www.ladowntownnews.com/news/how-an-aging-chinatown-mall-became-a-hipster-food-haven/article_b407e372-f2c3-
11e5-a794-e70f2ee0afe3.html.
48

Figure 3.2: New restaurants in Far East plaza, June 10th, 2016. Photo by author.

Figure 3.3: Quiet Asian Center, June 10
th
, 2016. Photo by author.
49

Figure 3.4: Wing Hop Fung Ginseng & China Products store in Far East Plaza has been closed. Photo by author.

A Community Design Overlay District also has disadvantages for New Chinatown. Los
Angeles Little Tokyo has more experience in making a conservation plan and was fully prepared
for their CDO application. The Little Tokyo community already had the Little Tokyo
Community Planning and Design Guidelines and the Little Tokyo Redevelopment Project. As a
result, organizations, local residents, and planners were familiar with conservation planning.
These previous planning efforts lay the foundation for the CDO. However, Los Angeles
Chinatown has only experienced the Chinatown Business Improvement District project, which
mainly focus on economic revival, and the Redevelopment Project. Local residents are not very
interested in historic preservation and lack experience in conservation planning work.
Chinatown has complex political conditions and cultural situations. The majority of
residents in Chinatown came from Guang Dong province and Hong Kong during late Qing
Dynasty, The Republic of China (1912-1949) period, and the early period of The People’s
Republic of China. Old generations speak their own Chinese dialect and have their own culture.
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However, new Chinese immigrants come from different provinces in China and prefer to stay in

81
Such as Thien Hau Temple, very typical religion in Chinese south coastal areas.
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new emerging Chinese communities, such as Chinese community in San Gabriel. Some of them
speak Mandarin and have more diverse backgrounds. So it is hard to define the authenticity of
Chinatown and to make design guidelines.
Conservation of Chinatown is not only about preserving buildings, or making design
guidelines for new construction. Only focusing on architecture may result in a film set
neighborhood, such as China City. Chinatown is a living heritage, a community, a functional
district in Los Angeles. It has historical layers, witnessed lots of historic events, related to lots of
famous people, with lots of unique architecture. It will have more historical layers in the future.
Cultural heritage is not only about heritage in the past, but also the stories that will be created in
the future. Chinatown has its stability and flexibility, so conservation plan of Chinatown should
preserve its core stability and allow maximum possibility of flexibility. Preserve a living
community does not mean only preserve some individual historical buildings or monuments.
As for heritage conservation, it usually tends to emphasize a prohibitive approach, such
as prohibiting house owners from changing a historical faç ade without permission, which is it
not wrong. It benefits preserving historical resources. But how about the future cultural heritage
of this community? Chinatown itself is a “future” cultural heritage. The Old Chinatown did not
have very distinguishing Chinese style features as New Chinatown. Because that generation were
driven out from their original community, and determined to build new home, they put their
nostalgia in New Chinatown and built it with typical Chinese style as they can remember. At that
time, the image of Chinatown witnessed the thought of the older generations and the history of
that period. Chinese American started to build their own home and fight for their rights,
integrating themselves into American society. During 1950s and 1960s, buildings that combine
Chinese characteristics and American modernism were designed and constructed, such as Los
Angeles Chinatown’s Bank of American branch. The image of Chinatown witnessed the thought
of younger generation, they had ability to change Chinatown and influence American society. An
increasing number of new buildings have been built in Chinatown since 2000, and the rapid
development changes in Chinatown reflect the rapidly changing and developing world, reflecting
globalization.
The Little Tokyo Historic District is listed on the National Register of Historic Places.
However, Los Angeles Chinatown is a heritage community rather than a typical National
Register historical district. Chinatown has core areas that keep its historical authenticity and
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integrity. It also has historical areas that have historical significance and still can tell the story,
but do not keep its historical integrity. The Community Design Overlay usually makes
regulations, recommendations, and limitations for a project area. Because Little Tokyo is a
national historic district, the Community Design Overlay contributes to preserving historical
resources and compatible new constructions. However, Chinatown needs more flexible and
diverse policies. Its historical core area requires strict regulations to preserve its historical
significance and authenticity. Its historical conservation area needs more flexible limitations and
guiding recommendations.
A Community Design Overlay District is a comprehensive planning tool, which take
various aspects into consideration, such as safety measures, public activities, land uses, historical
preservation. Therefore, it contributes to conservation of New Chinatown. However, New
Chinatown has more complex situations than the Little Tokyo, so making the Chinatown
Community Design Overlay design and development guidelines would be quite challenging.
Meanwhile, Community Design Overlay District does not have powerful regulations to preserve
significant historical resources of Chinatown. Overall, Community Design Overlay District is
good for New Chinatown, but not adequate.

Other Optional Toolkits
Los Angeles City adopted Historic Preservation Overlay Zones (HPOZ) ordinance in
1979. The City Planning Commission approved amendments at its meeting of September 8, 2016.
Today, the City of Los Angeles has 31 designated HPOZs.
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An Historic Preservation Overlay Zone is an area of the city which is designated as
containing structures, landscaping, natural features or sites having historic, cultural, or aesthetic
significance. Possible advantages of living in HPOZ includes control over inappropriate
alterations, increasing in property values, eligibility for property tax reductions, preservation
expertise, and enhancing the sense of community. A preservation plan of an HPOZ is required to
contain seven elements, including mission statement, goals and objectives, function of the plan,
the context of statement, the historic resources survey, design guidelines, and the preservation
incentives/adaptive reuse policies.

82
Los Angeles Department of City Planning. “About HPOZ Program,” Los Angeles Office of Historic Resources.
http://preservation.lacity.org/hpoz.
52

Historic Preservation Overlay Zone is one of the strictest zoning codes for preserving
historic district. HPOZ board is an advisory body to the City Planning Department. Each HPOZ
board consists of five members. They are appointed by the Mayor, the Council member, the
Cultural Commission, and Board at large. And at least three of them must be renters or owners of
property within an HPOZ. They are appointed because they have experience and profound
knowledge in historic preservation, architecture, real estate, and construction. From perspective
of project review process, an HPOZ has specific project review process reference guide for both
contributing structures and non-contributing structures. Significant changes on contributing
elements in the HPOZ require a Certificate of Appropriateness. Certificate of Compatibility is
required when new construction work is proposed in vacant space or non-contributing elements
are proposed for demolition.
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An HPOZ provides powerful tool for preserving integrity of historical districts. And it
mainly focuses on preserving historic tangible historic resources, such as historic architecture
and landscape features. HPOZ has strict requirements for contributing structures. Contributing
structures should be built within the historic Period of Significance, and should retain elements
that belong to this period. On the one hand, Los Angeles Chinatown is very important historic
district, so it needs strict and powerful tools to keep its integrity and authenticity, particularly for
the New Chinatown Commercial Historic District and Greater Chinatown Commercial Historic
District. On the other hand, Chinatown is a living and active community in downtown Los
Angeles. It should not be isolated from the modern city, becoming a museum or a place of frozen
time. So an HPOZ might lack flexibility for Chinatown.

83
Los Angeles Department of City Planning. “About HPOZ Program,” Los Angeles Office of Historic Resources.
http://preservation.lacity.org/hpoz.
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Chapter 4: Chinese Conservation Experience
Chinese Cultural Heritage Conservation Policies
Major Historical and Cultural Site Protected at National/Provincial/Local level system
and Historical and Cultural City/Towns/Villages system are two fundamental policies to preserve
Chinese cultural heritage. The main principles of heritage conservation in China are preservation,
rescue, adaptive reuse, and strengthen the management.
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As for Major Historical and Cultural Site Protected at National level, the content of
planning document usually includes eight parts. The first part is thematic evaluation, including
its historical significance, current conditions assessment, management evaluation, utilization
evaluation, and current problem. The second part is planning frame, including planning
principles, goals, and objectives. The third part is conservation boundary, including preservation
boundary and development control area. Preservation boundary is based on safeguarding
historical and cultural site itself. Development control area boundary is based on preserving
related harmonious environment. Besides, preservation boundary consists of core preservation
area and general preservation area. It is required to have specific limitations and guidelines for
new constructions in development control area, including building form, massing, style, height,
color, and density. The fourth part is protective measures, including technological preservation
measures and management regulations. General preservation measures should safeguard
historical and cultural sites. Special technological measures should follow the principle of
reversibility. Emergency plan is also required to deal with fire prevention and other disasters.
The fifth part is environmental protection, including preserve historical and cultural landscapes,
view corridor. The sixth part is about exhibition and interpretation planning, including exhibition
goals, routes, facilities, etc. The seventh part is about management planning, including
management agencies and administrative measures. The eighth part is phased implementations,
so that the plan can be carried out step by step. In addition, additional plan parts are also required
based on the complexity, type, and scale of sites, such as transportation plan, land zoning plan,
architectural preservation, and infrastructure planning.
85

84
Fu Qingyuan, “Conservation of Historical and Cultural Towns and Villages,” Development of Small Cities & Towns 04 (2010):
61-62. http://www.docin.com/p-812305726.html.
85
Ministry of Housing and Urban-Rural Development of the People’s Republic of China. 2007. “Planning Requirement for
National Historical and Cultural Sites.” Accessed September 10, 2016.
http://www.sach.gov.cn/art/2007/10/28/art_1036_93807.html.
54

Historical and Cultural City/Towns/Villages system was published on July 1
st
, 2008. The
criteria of historical and cultural city/towns/villages are as follows: the district should have
abundant historical resources; its historical architecture should be centralized; still have its
historical layout and environment; it used to be
military/political/economic/cultural/transportation center, or related to significant historic events,
or its traditional and historical industry/project has remarkable influence on local development,
or it can reflect cultural and ethnic characteristics of local architecture. Historical and cultural
city should have at least two historical and cultural districts. As for application materials,
application documents of historical and cultural areas mainly include its historical and cultural
value, current conditions of historical layout and environment, conservation boundary, historical
resources survey list, conservation goals and requirements. As for application process, historical
and cultural towns/villages usually applied by local government, then the application request will
be discussed and reviewed by provincial Cultural Department, and approved by provincial
government. Historical and cultural city status is usually applied for by the provincial
government, then the application request will be discussed and reviewed by State Cultural
Department, and approved by the State Council. The planning documents include conservation
principles, conservation content, and conservation boundary; conservation measures,
development intensity, construction control requirements; historical layout and environmental
conservation regulations; conservation core area and development control areas; phased
implementation planning. Conservation measures make detailed and specific regulations for
historical and cultural areas. For example, new constructions in historical areas should follow
planning requirements, and cannot impair integrity and authenticity of historical areas. Demolish
project in historical areas should be reviewed by local Cultural Department and Planning
Department.
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Urban Purple Lines Management Regulations was published by Ministry of Housing and
Urban-Rural Development of the People’s Republic of China on December 17
st
, 2003. Urban
purple lines mean historical areas of national historical cities, or official historical districts
approved by provincial governments, and other relevant historical architectural preservation
areas. Boundaries of urban purple lines of historical districts should include conservation core

86
Ministry of Housing and Urban-Rural Development of the People’s Republic of China. 2014. “Measures for the Compilation,
Examination and Approval of the Plan for Protecting Historical and Cultural Cities, Towns, Villages and Streets.” Accessed
September 20, 2016. http://www.gov.cn/gongbao/content/2015/content_2809137.htm.
55

areas and development control areas. Boundaries of historic buildings should include
architectures themselves and related harmonious environmental areas. New development within
urban purple lines should respect integrity and authenticity of historical districts. Any new
construction project should be reviewed and approved by local department of Housing and
Urban-Rural Development.
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Pingyao Ancient City Conservation
Pingyao Ancient City is located in Shanxi province in China. It was inscribed in the
World Heritage list in 1997. There are six aspects of Pingyao Ancient city that should be well-
preserved: its unique defense system; a symmetrical and intact layout; the historic street pattern;
the layout of architecture and traditional courtyard houses; its overall colorful characteristics; and
intangible heritage. In order to make reasonable and practical conservation plan for local
government and residents, the first step is to collect basic information of historic resources in
Pingyao Ancient city and establish database. Then the conservation plan set four levels to
establish the administrative and monitoring systems, including city level, neighborhood level,
plot, and building level. In addition, the core principle of the conservation plan is human-habitant
and living heritage, so the conservation plan also takes community development into
consideration, for example, the plan sets the reasonable residential capacity of the Pingyao
Ancient city. It also provides local residents with more activity venues and open space through
adaptive reuse.
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(Figures 4.1 – 4.4)
Practical Conservation Guidelines for Traditional Courtyard Houses and Environment in
the Ancient City of Pingyao was published on August 11
th
, 2015. The Guidelines are written for
local residents, helping them with architectural preservation, rehabilitation, and adaptive reuse.
There are two guidelines for local residents and experts respectively, one is management
guidelines for local government, and the other is practical guidelines for local residents. Both
guidelines focus on streetscape management and traditional courtyard houses preservation.
89

87
Ministry of Housing and Urban-Rural Development of the People’s Republic of China. 2003. “Measures for the
Administration of City Purple Lines.” Accessed August 17, 2016.
http://www.mohurd.gov.cn/fgjs/jsbgz/200611/t20061101_159058.html.
88
Shao Yong el al., “A Research on the Conservation Plan of the Human-Habitat World Heritage: Case Study of Pingyao
Ancient City,” Urban Planning Forum 05 (2016): 97, doi: 10.16361/j.upf.201605014.
89
UNESCO Office Beijing, “Practical Conservation Guidelines for Traditional Courtyard Houses and Environment in the
Ancient City of Pingyao,” 2015, http://unesdoc.unesco.org/images/0023/002346/234621e.pdf.
56

Figure 4.1: Street layout of Pingyao Ancient City (2011). Photo by author.

Figure 4.2: Courtyard house of Pingyao Ancient City (2011). Photo by author.
57

Figure 4.3: Preservation work in Pingyao Ancient City (2011). Photo by author.

Figure 4.4: City Wall of Pingyao Ancient City (2011). Photo by author.

Proposals for Los Angeles Chinatown
Los Angeles Chinatown can be roughly classified as conservation core area and
conservation general area. Conservation core area includes New Chinatown Commercial Historic
District and Greater Chinatown Commercial Historic District, which are eligible to be listed as
National Register districts based on the findings of SurveyLA. Conservation general area means
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Chinatown area within the boundary of Chinatown Redevelopment Project, excepting
conservation core area.
An Historic Preservation Overlay Zone (HPOZ) can be applied to the Chinatown
conservation core area, preserving the authenticity and integrity of these two important historic
districts. A Community Design Overlay District can be applied in Chinatown conservation
general area, preserving the unique characteristics of Chinatown while promoting its
development.
Although a Community Design Overlay document is edited by professional and
experienced experts, it is important for local residents to fully understand its content. Regular
CDO workshops can help residents to know it better.
Chinatown needs more non-profit organizations and programs related to heritage
conservation so that they can not only contribute to tangible heritage preservation, but also
intangible heritage preservation, community sustainable development, and younger generations’
education. It is very obvious that when a historic building is torn down, the community loses its
cultural heritage. It very easy to ignore that the community is losing its intangible heritage, such
as craftsmanship, traditional technology, and even history itself.
It is highly recommended that related departments do data analysis about historic
resources of Los Angeles Chinatown, figuring out current historical resources and their
preservation conditions in Los Angeles Chinatown so that preservation boundaries can be made
accordingly. As for historical core area, it needs strict design and rehabilitation guidelines to
preserve its authenticity. Demolition and new construction should be reviewed by local residents,
heritage conservation experts, and relevant government officials. However, public facilities,
interpretation and service facilities should be encouraged. As for the general conservation area, it
needs detailed but flexible design guidelines to manage change. As for development control area,
it needs specific requirements to regulate the massing, color, height, and type of new
construction, making sure new construction is compatible with the heritage community.
However, reasonable adaptive reuse and creative public art projects should be encouraged. As
for environmental harmonious area, it needs easing guidelines and encouraging policies. As a
result, harmonious environment, human scale, and view corridor can be well-preserved,
meanwhile, it contributes to attracting investment and development.
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It is recommended that local non-profit organizations and relevant departments create and
publish two brochures. One is for tourists, the other is for local residents and relevant developers.
As for exhibition and interpretation of Los Angeles Chinatown, current exhibition and
interpretation system mainly include Angels Walk LA, and official interpretive panels.
90
(Figure
4.5) Public education programs like “Exploring Chinatown: Past and Present”, which is
organized by Los Angeles Conservancy and sponsored by relevant organizations and companies,
are helpful. Another program is a walking tour organized by The Chinese Historical Society of
Southern California, who also organize regular presentations and activities, such as presentation
about East Adams Chinatown. Institutions that relate to exhibition and interpretation include
Chinese Historical Society of Southern California and Chinese American Museum. The Chinese
Historical Society of Southern California has a variety of publications about Los Angeles
Chinatown and Chinese American history, such as the Gum Sun Journal. The Chinese American
Museum has permanent exhibitions and special exhibitions, showing history of Chinese
Americans. Permanent exhibitions include “Origin: The Birth and Rise of Chinese American
Communities in Los Angeles,” “Journeys,” and “Sun Wing Wo General Store and Herb Shop.”
Past special exhibitions have various topics, such as “Breaking Ground: Chinese American
Architects in Los Angeles, 1945-1980,” “Chinatown Stories: Realizing the Imagined” by Steve
Wong, and “Hollywood Chinese: The Author Dong Collection.”
91

90
Angels Walk LA is a 501(c)(3) non-profit corporation, it works on enhancing pedestrian environments of Los Angeles. One of
the projects is that they proposed to set a series of stanchions around historical places, encouraging people to explore the history
and architectures of Los Angeles.
91
“Current Exhibitions,” Chinese American Museum, accessed October 25, 2016, http://camla.org/current-exhibits/.
60

Figure 4.5: Angels Walk LA. Photo by author.

The current exhibition and interpretation system is quite effective. However, there are
still some aspects that can be improved. In terms of interpretation content, current interpretation
content is not well-organized, and does not provide comprehensive interpretation. Tourists have
diverse backgrounds, and their motivations are different as well. They maybe come to
Chinatown because they already know basic history of Chinatown and would like to learn more.
Maybe they visit Chinatown without any previous knowledge about Chinatown or Chinese
culture, they are curious about this mysterious district and would like to go on an adventure.
Interesting, comprehensive, and in-depth interpretation content is very important. Additionally,
cultural heritage has broad meanings, some historical buildings have been demolished, some
cultural heritage are newly-built. Although these parts of cultural heritages are not eligible for
inscribed in Historical-Cultural Monuments, they are vital part of Chinatown and contribute to its
61

integrity. Therefore, these parts of heritages need interpretation as well, such as site of Little
Joe’s Restaurant, which was demolished and the Primary Gateway, which is newly-built. In
terms of interpretation methods, in addition to regular interpretation methods, such as
explanation boards, new technological interpretation methods can be used as well, which is more
interactive, convenient, and vivid. For example, a Geographic Information System Story Map
can help tourists to better understand the history and significance of Chinatown, and they can
share stories of Chinatown easily. (Figure 4.6) Furthermore, all of these interpretation material
and contents should be well-managed, such as content updates based on new research findings,
and basic maintenance of the existing interpretation boards as many of the boards in Chinatown
are dirty and missing pieces.

Figure 4.6: Los Angeles Chinatown Tour GIS Story Map. Made and photo by author.

New Chinatown already has a systematic interpretation system. But it could be improved.
Planning tools can help with the development of Chinatown. But the most important thing is to
help local residents to know its history, get interested in its community, and know how to
preserve their cultural heritage. That is the meaning of heritage conservation, it tells the story of
local people, its preservation depends on local people, and the goal to benefit a better community
for local people. There are plenty of new conservation and interpretation technologies, such as
62

augmented reality technology and virtual reality, that can attract and help teenagers to get
interested and attract them to understand heritage value and the history of New Chinatown.
As for heritage resources and conservation objects, current heritage resources emphasize
historic buildings. Few historic resources that are designated as Historical-Cultural Monuments
are not historical buildings. Chinatown is a heritage community, there is no doubt that historical
buildings are vital part of historical Chinatown. However, heritage resources that contribute to its
the authenticity and integrity are not only about historical buildings. Cultural landscape,
historical trees, public art, and modern gardens are all essential parts of Chinatown and should be
well-preserved.
New Chinatown has more complex situations than the Little Tokyo, and all of these
proposals and conservation suggestions benefit making Chinatown CDO design and
development guidelines.

63

Conclusion
Scholars, relevant government departments, and associations have already done a great
deal of research and obtained significant achievements about the history, archives, and heritage
field survey of Chinatown and Chinese American communities. More people, organizations, and
institutions get interested in Los Angeles Chinatown every day, and their research covers a wide
range of subjects. These research findings and data lay the foundation for conservation work of
Chinatown. It is time to take action to preserve and to rehabilitate Chinatown, since
gentrification, demolition, and rapid changes are happening in Chinatown every day. The
conclusion of this thesis is that the combination of a Historic Preservation Overlay Zone and a
Community Design Overlay District can be used as effective conservation planning tools for
Chinatown. However, there are still lots of hidden history and public history that are not totally
discovered. More importantly, extremely urgent tasks for Chinatown remain, such as officially
designation of historic resources and to set design guidelines.
As for three questions for this thesis as follows, this thesis makes basic answers for these
questions, scholars can do further conservation research about Chinese American communities in
the future.
- Why should we preserve Los Angeles New Chinatown?
- What periods of history or types of historical resources should be preserved?
- What conservation planning tool fits New Chinatown? Is Community Design Overlay
good for conservation of New Chinatown?
We should preserve Los Angeles New Chinatown based on its historic, architectural,
cultural, social, scientific these direct values. It also because attached values of preservation,
including economic, educational, identity, sacred, creativity, sustainability. Overall, conservation
of New Chinatown benefits a unique, aesthetic and thriving community.
There is no doubt that significant individual architectures should be preserved, which is
designed by famous architects or related to significant events and people. Such as Cathay Bank,
which is designed by famous Chinese American architect Eugene Choy and it is the first Chinese
American bank in Southern California. However, New Chinatown should be regarded as a whole,
which includes intangible heritage, vernacular architecture, various associations, harmonious
64

environment, and garden landscapes. All of these heritage resources should be taken into
consideration when making demolition or new construction decisions.
A Community Design Overlay is an effective and sustainable planning tool to preserve
historical buildings, manage changes, and benefit socio-economic development. However, the
value of Los Angeles Chinatown is not only about physical historical resources, its problems and
challenges are not only limited to preservation and development. Therefore, a Community
Design Overlay is not enough. In the historic core area, the HPOZ should be applied. But for the
community, a CDO can be a good tool to manage changes in Chinatown, balancing historic
preservation and development.
Further research can continue to study Chinatown CDO design and development
guidelines and heritage value of New Chinatown. Potential topics are as follows:
(1) Boundaries of HPOZ and CDOD of New Chinatown that can effectively preserve
significant historical resources, and contributes to an active and thriving community. This thesis
states that HPOZ and CDOD can be applied in New Chinatown, and further research can study
their specific boundaries.
(2) Non-profit organization benefits cultural conservation, so how can CDOD benefit
the development of local non-profit organizations such as encourage adaptive reuse of historical
resources, and improving public space? This thesis illustrates that non-profit organizations are
good for heritage conservation of Chinatown. Further study can continue to analyze relationships
between CDOD and NGO development.
(3) What kind of new design that can be evaluated as compatible for New
Chinatown?
(4) Public history and signage research. What is the hidden history and story of New
Chinatown? Is there any historical architecture that is meaningful for local people but not
recognized as historic resource? New Chinatown has plenty of signage, this thesis points out
signage are important heritage resources, further research can study them individually.

65

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Abstract (if available)

Abstract Los Angeles’ New Chinatown is one of the oldest neighborhoods in the city of Los Angeles. It has witnessed significant historical periods and events, experienced relocation and expansion, and has contributed unique architecture. It is a thriving historical community that contributes to the cultural diversity of the city. However, this important heritage community faces challenges, such as the demolition of historical resources and displacement of tenants, many of whom are immigrants. Although related government departments, non-profit organizations, and local people endeavor to preserve and revitalize New Chinatown through heritage field surveys, supporting cultural heritage designations, and implementing preservation actions, like rehab assistance, the community lacks an effective and systematic conservation plan, which would more actively stimulate both heritage conservation and community revitalization. This thesis intends to find an appropriate conservation planning tools for Los Angeles’ New Chinatown, which is the relocated and expanded neighborhood established after one half of the original Chinatown site was demolished in the 1930s for construction of Union Station, a rail passenger terminal, and in the 1950s for the construction of U.S. 101, an urban freeway. ❧ The Little Tokyo historic district in downtown Los Angeles is an established Japanese American district, which has been designated as a National Historic Landmark District. The Little Tokyo Community Design Overlay (CDO) provides the Little Tokyo historic district with comprehensive design guidelines to encourage and guide conservation of this historic district. This thesis illustrates the value and significance of Los Angeles’ New Chinatown, examining previous planning and conservation efforts, and doing a comparative case study of Little Tokyo Community Design Overlay, as well as looking at some conservation cases in China for context in order to analyze whether or not a Community Design Overlay could be an effective planning tool for revitalizing New Chinatown.

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Asset Metadata

Creator Yang, Lisha (author)

Core Title Would community design overlay (CDO) be a tool for revitalizing Los Angeles Chinatown?

School School of Architecture

Degree Master of Heritage Conservation

Degree Program Heritage Conservation

Publication Date 09/25/2017

Defense Date 12/01/2017

Publisher University of Southern California (original), University of Southern California. Libraries (digital)

Tag Chinatown,Community Design Overlay District,conservation planning,OAI-PMH Harvest

Language English

Contributor Electronically uploaded by the author (provenance)

Advisor Sandmeier, Trudi (committee chair), Bharne, Vinayak (committee member), Moy, Eugene (committee member)

Creator Email lisa2010102037@gmail.com,lishayan@usc.edu

Permanent Link (DOI) https://doi.org/10.25549/usctheses-c40-435560

Unique identifier UC11265724

Identifier etd-YangLisha-5765.pdf (filename),usctheses-c40-435560 (legacy record id)

Legacy Identifier etd-YangLisha-5765.pdf

Dmrecord 435560

Document Type Thesis

Rights Yang, Lisha

Type texts

Source University of Southern California (contributing entity), University of Southern California Dissertations and Theses (collection)

Access Conditions The author retains rights to his/her dissertation, thesis or other graduate work according to U.S. copyright law. Electronic access is being provided by the USC Libraries in agreement with the a...

Repository Name University of Southern California Digital Library

Repository Location USC Digital Library, University of Southern California, University Park Campus MC 2810, 3434 South Grand Avenue, 2nd Floor, Los Angeles, California 90089-2810, USA