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2001-2002 Historic Buildings Survey & Inventory

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2001-2002 Historic Buildings Survey & Inventory HOEHN ARCHITECTS PC 2001-2002 Historic Buildings Survey & Inventory MANITOU SPRINGS, COLORADO Spencer Ave. / Cave Ave. Neighborhood 2001-2002 HISTORIC BUILDINGS SURVEY & INVENTORY MANITOU SPRINGS, COLORADO Spencer Ave. / Cave Ave. Neighborhood Colorado Historical Society Project Number CO-00-17 Prepared for: City of Manitou Springs Office of Planning and Community Development 606 Manitou Avenue Manitou Springs, Colorado 80829 Prepared By: Hoehn Architects P.C. 50 Pennsylvania Street Denver, Colorado 80203 (303) 282-3884 Final Report July, 2002 TABLE OF CONTENTS I. INTRODUCTION…………………………………………………………………. 2 Purpose and Funding Source, Project Participants, and Overview of Results II. PROJECT AREA…………………………………………………………………... 4 General Description, Legal Location and Land Area III. HISTORIC CONTEXT……………………………………………………………. 5 Native Americans (prehistoric - 1800)….…………………………………………. 5 American Exploration (1803-1858)……………………………………………….. 6 Pike’s Peak Gold Rush (1858- 1871)……………………………………………… 6 The Founding of Manitou and The Early Years (1871-1877)……….……………. 7 Destination Resort (1877- 1917)………………………………………………….. 11 Auto Tour Resort (1917- 1940)…………………………………………………… 16 Tourist Town / Bedroom Community (1940 - Present)…………………………… 17 IV. RESEARCH DESIGN…………………………………………………….……….. 19 V. METHODOLOGY………………………………………………………………… 21 Type of Survey, Schedule, and Project Participants…….……………….………… 21 Preliminary Research, Field Work, and Photography………………..………….… 22 Mapping and Historical Research ………………………….……………………… 23 Construction Dates and Ownership Records………………………………………. 24 Public Participation and Acknowledgements……………………………………… 25 VI. RESULTS………………………………………………………………………….. 26 VII. PROJECT MAP………………………………………………………….………… 37 VIII. USGS MAP………………………………………………………………… ………38 IX. BIBLIOGRAPHY………………………………………………………….. ………39 APPENDIX A List of 2001-2002 Surveyed Resources by Street Address………. 42 APPENDIX B List of 2001-2002 Surveyed Resources by State ID Number……. 46 APPENDIX C Pre-1951 Address cross-reference list …………………………… 50 APPENDIX D Historical Subdivision Maps……………………………………... 51 ___________________________________________________________________________ 2001-2002 Manitou Springs Historic Buildings Survey and Inventory 1 I. INTRODUCTION The 2001-2002 Survey and Inventory Project commenced in November 2001 as part of an ongoing program within the City of Manitou Springs to document existing properties located in the National Register of Historic Places and in the Manitou Springs Local Preservation District. The survey continues the information gathering efforts of two previous survey and inventory projects: The first, undertaken in the “1991 Survey, Inventory, and Action Plan for the Historic Commercial District – Volume I ”, documented buildings and site features in the Manitou Springs Central Business District (CBD). The “1992 Survey, Inventory, and Action Plan for Ruxton Avenue, Manitou Springs, Colorado” was the second project and focused on buildings and site features on Ruxton Avenue. The goal of the 2001-2002 Survey and Inventory was to survey up to 150 properties identified by the Manitou Springs Planning Department as well as to update information pertaining to a small number of previously surveyed properties. The area selected for this survey was the Spencer/ Cave neighborhood north and west of the Cliff House, also known as “Agate Hill”. The neighborhood is bounded by Park Avenue on the south, the U.S. Highway 24 Manitou Bypass on the north, and Canon Avenue on the east. The western boundary consists of the most western properties on Grand Avenue, Spencer Avenue, Cave Avenue, and Manitou Terrace. Several residential properties on Canon Avenue north of the bypass are also included, as well as a large tract of land to the east containing the historic Manitou Cliff Dwellings. Dismantled and moved from their original site in the Four Corners region of southwestern Colorado, the Cliff Dwellings were reconstructed in Manitou Springs in 1904-1907. The purpose for collecting the survey information was not only to inform local property owners, business owners, and the general public about the history of this area of Manitou Springs, but also to enhance preservation planning efforts within the City of Manitou Springs and their Planning Department. By documenting the current state of the local historic district, the survey provides guidance to the Historic Preservation Commission during its review of Material Changes of Appearance and State Tax Credit Projects. Funding for this project was provided in part through a grant from the Certified Local Government program administered by the Colorado Historical Society’s Office of Archaeology and Historic Preservation (OAHP). The Manitou Springs Planning Department provided additional funds. The activity which is the subject of this material has been financed in part with Federal funds from the National Historic Preservation Act, administered by the National Park Service, U.S. Department of the Interior and for the Colorado Historical Society. However, the contents and opinions do not necessarily reflect the views or policies of the U.S. Department of the Interior or the Society, nor does the mention of trade names or commercial products constitute an endorsement or recommendation by the Department of the Interior or the Society. This program receives Federal Funds from the National Park Service. Regulations of the U.S. Department of the Interior strictly prohibit unlawful discrimination in departmental Federally ___________________________________________________________________________ 2001-2002 Manitou Springs Historic Buildings Survey and Inventory 2 assisted programs on the basis of race, color, national origin, age or handicap. Any person who believes he or she has been discriminated against in any program, activity, or facility operated by a recipient of Federal assistance should write to: Director, Equal Opportunity Program, U.S. Department of the Interior, 1849 C Street, N.W., Washington, DC 20240. Hoehn Architects, P.C., based in Denver, Colorado, was responsible for carrying out this Survey and Inventory Project, with guidance from the Manitou Springs Planning Department and the OAHP. Initial field survey work was conducted in November and December of 2001, and completed in March and April of 2002. Historical research was conducted by Hoehn Architects through the duration of the project, beginning in November 2001. In order to provide consistent and comprehensive information for all subject resources, the Colorado Cultural Resource Survey Manual, published by the OAHP, was followed. Adherence to this manual ensured that the information gathered and presented met the Secretary of the Interior’s Standards for Identification. Reference materials used for architectural classification of buildings included A Field Guide to American Houses (1991) by Virginia and Lee McAlester, and A Guide to Colorado Architecture (1983) by Sarah J. Pearce. The results of the survey and inventory of the subject properties in Manitou Springs is detailed in this report and in the survey forms, photographs, and supporting documents on file at the Colorado Historical Society and the Manitou Springs Planning Department. Colorado Historical Society Figure 1. Manitou, Colorado Ca. 1892 Along Fountain Creek, circular stone buildings housing Cheyenne Spring and Navajo Spring flank the Soda Spring Pavilion, built in 1885. The Cliff House, at the upper right, defines the southeastern corner of the survey neighborhood, which extends onto the higher ground beyond, towards Williams Canon. ___________________________________________________________________________ 2001-2002 Manitou Springs Historic Buildings Survey and Inventory 3 II. PROJECT AREA The project area included buildings on Canon Avenue (#306 through #628, with the exception of several residences in the 500 block), Park Avenue (#0 and #36), and all residences on Cave Avenue, Grand Avenue, Spencer Avenue, Dudley Road, Narrows Road, and Manitou Terrace. In addition, the historic Cliff Dwellings and their associated support buildings on the north side of the U.S. Highway 24 Manitou Bypass were included. A total of 125 architectural inventory forms were completed during the survey. The primary neighborhood measures 29.3 acres, including road rights-of-way and parcels shown in the shaded area of the map (Figure 1). The Cliff Dwellings parcel measures 103.5 Acres. The project area is located in Section 5, Township 14S, Range 67W, Sixth Principal Meridian, Colorado (USGS Manitou Springs Quadrangle). HAPC Figure 2. Property included in the 2001-2002 Manitou Springs Historic Survey and Inventory area is shown shaded on this map. ___________________________________________________________________________ 2001-2002 Manitou Springs Historic Buildings Survey and Inventory 4 III. HISTORIC CONTEXT The Photography Collection / Western History Department, Denver Public Library Figure 3. Early View of The Inn, ca. 1873 This very early image shows the Inn beyond in its original configuration. It would later come under the proprietorship of Edward E. Nichols, Jr. and be renamed the Cliff House. In the foreground, tourists pose on a rustic wood bridge constructed by the Colorado Springs Company, providing access across Fountain Creek. The history of the region and Manitou Springs in particular is well documented in two prior Survey, Inventory, and Action Plans, the first undertaken in 1991 for the Historic Business District, the second in 1992 for the Ruxton Avenue Neighborhood.
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