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. Interested readers of this report are advised to consult these documents for more thorough accounts of the history of Manitou.
• Native Americans (prehistoric – 1800)
If ever a place was defined, nurtured, and developed by its geography, the valley that cradles Manitou Springs is that place. Millions of years of geologic uplift, wind erosion, and subsurface hydrology have sculpted the Pikes Peak region into an area of unusual beauty. The result - Pikes Peak, the Garden of the Gods, limestone caverns such as the Cave of the Winds, and the Springs, continue to attract visitors today. Centuries before Manitou was founded, Native American tribes were also attracted to the area. Plains Indians including the Arapaho, Cheyenne, and Kiowa nations passed through the valley each summer on their way to hunt buffalo in South Park. Likewise, the valley was also on the periphery of mountain Ute ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 5 territory. These and other tribes believed that the Great Spirit dwelt in the earth below the springs, and that the bubbling spring water was a manifestation of his exhalations. Thus the springs were considered a sacred place, and no Indian passed through the area without leaving a gift as an offering.1 The actual cause of the bubbling waters of Manitou is explained by the mineralogy of the surrounding geologic formations. Waters naturally rising from subsurface aquifers absorb high concentrations of various minerals on the way to the surface. The most remarkable quality of the water was its intense natural effervescence, caused by high levels of carbonic acid.2
Although the area was the domain of Native Americans for thousands of years, little historical information about this time period is available. Early Spanish and French explorers eventually visited what is now Colorado in the 1500’s and 1600’s. Accounts of the area from these explorers do not specifically mention the springs of Manitou, but the fact that the springs were known as Fontaine-qui-Bouille before settlement indicates that the French were familiar with the area.3
• American Exploration (1803-1858)
The first half of the nineteenth century was a time of discovery, conflict, and expansion for the fledgling United States. In 1803, the eastern portion of Colorado was included in the Louisiana Purchase. During the next five decades, a series of expeditions revealed Colorado to a growing population in the east. In 1806, Lieutenant Zebulon Montgomery Pike visited the area during his military survey of the southwest. The published report of his findings aroused considerable interest from government officials and the general populace. Visits to the region by prominent figures in the ensuing years included Major Steven H. Long in 1820, Colonel A.G. Boone in 1833, and Captain John C. Fremont in 1842. Their written accounts of the beauty of the area, abundant wildlife, and the natural springs continued to attract attention. A landmark publication, “Adventures in Mexico and the Rocky Mountains”, written by an English member of the Royal Geographical Society named George F. Ruxton, described his 1847 visit to the area, including a run-in with hostile Indians who started a wildfire to drive his party out of the valley.4
• The Pike’s Peak Gold Rush and Dawning of the Railroad Age (1858- 1871)
Confrontations between Native Americans and the white man were more common as the latter encroached on traditional hunting grounds and sacred places, such as the springs in Manitou. With the advent of the Colorado gold rush in 1858, Ute Pass became a main travel corridor for miners making their way west to South Park, Leadville, and beyond, with
1 Irving Howbert, Memories of a Lifetime in the Pike’s Peak Region, (New York: G. P. Putnam’s Sons, 1925), p.37. 2 Sharon A. Cunningham, Manitou – Saratoga of the West, (Colorado Springs, Colorado: Gowdy-Printcraft Press, Inc., 1980), p.13. 3 James H. Baker, editor, History of Colorado, Volume I (Denver: Liderman Co., 1927), p. 294. 4 Frank Hall, History of the State of Colorado, Volume III, (Chicago: The Blakely Printing Company, 1891), p. 367. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 6 increased contact between the opposing parties. The removal of the Cheyenne and Arapaho tribes to reservations in 1868 ended the conflict in Manitou. Mountain Utes, who had remained friendly, continued to camp at the springs until they, too, were relocated in 1879.5 Soon, the valley would no longer be common ground shared by all. With the white man’s concept of private land ownership, Manitou was to be a resource to be exploited. During the 1860’s, the Pike’s Peak region attracted increasing numbers of hopeful miners, settlers, and adventurous souls determined to make new lives for themselves. In 1858 Colorado City was founded and was even named Colorado Territorial Capitol in 1861, before losing out to Denver City in 1863 as mining support services increasingly centered to the north.6 The Civil War also slowed down the influx of new arrivals, but nevertheless, permanent settlement of the area continued at a steady pace. The land around the springs and in the valley would be bought and sold by numerous parties during the next decade.
By the late 1860’s, railroad construction throughout the United States was steadily interconnecting different areas of the country. The advent of the railroads would soon allow visitors from the East access to Colorado’s attractions. In 1868, while busy managing the construction of rail lines along the Front Range of Colorado for the Kansas Pacific Railway, General William Jackson Palmer arrived on the plains east of Pikes Peak. Palmer, accompanied by English physician and future financial supporter William Abraham Bell, visited the valley and together they viewed the natural springs with great enthusiasm.7 In 1870, Palmer organized the Denver and Rio Grande Railroad while simultaneously creating several land development companies for the purpose of purchasing land along the D&RG routes.
• The Founding of Manitou and the Early Years (1871- 1877)
Palmer settled on a 9,312-acre site for his new city of Colorado Springs, and also purchased 480 acres in the valley around the bubbling springs five miles to the west. The Colorado Springs Company, formed by Palmer and a group of associates, purchased the Manitou property in 1871. While Palmer’s newly established city of Colorado Springs was linked by rail to Denver the next year, the spur line to Manitou would not arrive until July 1880.8 By 1872, Palmer and Bell had hired John Blair, a Scottish landscape designer from Chicago, to develop the town plan. Originally named LaFont (“the fountain”), the town’s name was changed to Manitou upon a suggestion from William Blackmore, one of Bell’s financiers from England, who was versed in Indian folklore and was familiar with Longfellow’s poem ‘Hiawatha’, which spoke of the Manitou, the Algonquin Great Spirit. The more romantic name was approved and changed in 1872.9
5 Bettie Marie Daniels and Virginia McConnell, The Springs of Manitou, (Manitou Springs, Colorado: Manitou Springs Historical Society, 1982), p.12. 6 Harry L. Carter, editor, The Pikes Peak Region, (The Historical Society of the Pikes Peak Region, 1956), pp.10-16. 7 Dr. William A. Bell, “Story of Manitou”, Talk Before the Village Improvement Society, 1896, Special Collections, Tutt Library, Colorado College, Colorado Springs, Colorado. 8 Op. Cit., Hall, Volume III, p.369. 9 Op. Cit., Daniels and McConnell, pp. 15-16. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 7
With a railroad system in place extending from Colorado to Mexico, new towns dotting the route, and connections back to the population centers of the East, Palmer and Bell envisioned Manitou as a destination resort and spa, in the manner of New York’s Saratoga Springs. Taking direction from Palmer and Bell, Blair laid out the city plan in response to the topography of the valley. Manitou Avenue roughly followed Fountain Creek, allowing access to the springs, and continued westward toward Ute Pass. One hundred and fifty sites were platted in the downtown area, with over four hundred larger sites earmarked for the elegant villas they envisioned arrayed about the sloping hillsides north and south of the main road.10 The map shown in Figure 4 below, produced as an advertising and sales tool, shows the original plan of the town. The western end of town was initially improved with picturesque bridges over Fountain Creek and wood structures erected over the major springs. The founders also envisioned future bathhouses, pleasure grounds, and villas dotting the hillsides.
Tutt Library Special Collections Figure 4. 1873 Colorado Springs Company’s Map of Manitou
Directly north of the greatest concentration of springs is a south-facing hillside and gently sloping valley leading up to Manitou Canon (now known as Williams Canon). The site offered excellent sun exposure, and the higher ground had wonderful views of the valley floor, Red Mountain, and other peaks. These amenities, and its close proximity to the springs
10 Op.cit., Cunningham, p.9. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 8
(and later, Williams Canon) ensured that the lots here would be prime locations for future homesites. This area would eventually become the Spencer / Cave neighborhood.
While a handful of cabins, inns, and other modest structures had been erected near the springs by squatters and various inhabitants since late 1859, serious development began in August 1872, with the completion of the Colorado Springs Company’s first large hotel, the Manitou House. Located about one quarter mile east of the springs, it was soon followed by the Manitou Mansions (later known as the Beebee House) and the Cliff House. Also in 1872 a bath house and small bottling works was constructed near the Navajo Spring.11
The Photography Collection / Western History Department, Denver Public Library
Figure 5. Victorian visitors to the springs, ca. 1876-1880 A view looking north toward Navajo Spring in the foreground. The Soda Spring across Fountain Creek sports a multifaceted roof supported by a network of rustic supporting branches. A larger pavilion would later replace it. The Cliff House at upper right opened for business in May 1874. When this photograph was taken, it had already received its first addition on the east. The large boulder in the center is still visible today, although mostly covered by concrete sidewalks and surrounded by a chain link fence.
The Cliff House was an enlargement of an existing building called the Inn, constructed in 1873-74. In early 1874, The Cliff House was operated by two Canadians, Shurtleff and Webster, who later that year declared bankruptcy. Edward E. Nichols leased the property in 1876 and proceeded to gather a reputation for excellent hospitality, so much so that eventually, overflow guests were accommodated in tents on the adjacent property12 (Figure 6). Nichols eventually purchased the building in 1880 and oversaw its expansion into a much
11Op. Cit., Daniels and McConnell, p.18. 12Op. Cit., Daniels and McConnell, p.24. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 9 larger hotel. After Nichols’ death in 1905, his son, E.E. Nichols Jr. continued to operate the hotel until 1948.
The lots along Canon Avenue just north of the Cliff House were among the first to be developed in the neighborhood. The 1873 Map of Manitou calls out a log cabin (long since demolished) and indications of structures with the names “Crow” and “Curtis”. The one story house at 412 Canon Avenue is estimated to be constructed around this time and may be the house indicated on the map, owned originally by Crow.
The Photography Collection / Western History Department, Denver Public Library
Figure 6. Looking Southeast down Canon Ave. ca. 1874-1879 This photograph was taken from the east sideyard of what is now the house at 2 Spencer Avenue. The two houses in the foreground on the far left are not extant; the front gabled two-story house still exists at 312 Canon Avenue. The Cliff House is the three-story hotel beyond; note the wrap-around porch.
A financial crisis in 1874-75 caused a slowdown in visitors, with lot sales dropping off dramatically. Cost of living expenses were inordinately high because supplies had to be brought in by wagon from Colorado Springs. In other areas of town, large sites intended for villas were purchased, subdivided, and covered with cheaply constructed smaller shops and cottages.13 This practice was initially avoided in the Spencer / Cave neighborhood, but it was
13 Dr. William A. Bell, “Story of Manitou”, Talk Before the Village Improvement Society, August 1896. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 10 only a matter of time before it, too, met a similar fate. Near this time period, one of the earliest houses in the neighborhood was constructed - the large Second Empire styled residence at 535 Canon Avenue. It is visible in many older photographs of the area, and was known as the Mountain View House by 1888, and later in 1900 as the “Bellevue Cottage”.
In 1876 Colorado entered the Union. That same year, the Town of Manitou was incorporated and W. A. Bell was chosen as head of the board of trustees.14 One of the four trustees, J.H. Spencer, also purchased a large parcel of land and built a house in 1883, at 511 Canon Avenue. Appointed as Street Commissioner was another future neighborhood resident, Jerome B. Wheeler, whose house “Windemere” occupied the present site of the U.S. Post Office at 307 Canon Avenue. The estate extended westward to occupy ten lots and later included a greenhouse and shooting gallery / bowling alley, built in 1891. The latter was remodeled as part of a motel, which currently operates as the Wheeler House.
• Destination Resort (1877- 1917)
By 1877, the economy had improved and Manitou had a population of 350.15 In 1878, hotel bookings for the summer season reached 5,651, and buildings were being upgraded and expanded. By 1880, the railroad line from Colorado Springs to Manitou was completed and business was booming, running five trains daily during the summer months.16
Although the springs attracted many visitors, they were by no means the only draw to the area. Excursions to the Garden of the Gods by carriage, and to Pikes Peak by burro were also popular. In 1881 the Cave of the Winds was supplied with ladders and made accessible.17 Traffic increased on Canon Avenue as visitors were transported by carriage into Williams Canon to view the scenery and visit the caves. (see Figure 7, photograph by W.H. Jackson).
There were other active enterprises in Williams Canon besides tourism. From 1882 through 1889, The Snider Brothers quarried limestone, just above the Narrows.18 At the time, Charles Snider owned the property now known as 516/518 Canon Avenue. While proximity to Williams Canon was an amenity for local residents who enjoyed hiking, the darker side of this location was demonstrated on July 1, 1882 when a 500-year flood in Williams Canon turned Canon Avenue into a river.19 Floodwaters would again visit the neighborhood in 1921 and 1998. The 1998 damage prompted the channelization of the watercourse with gabion installation along upper Canon Avenue, the Narrows Road properties, and down to the north property line of 513 Canon Avenue, where it is diverted through a tunnel below the street.
14 Op. cit., Daniels and McConnell, p.20 15 Hall, Vol.III, p.369 16 Ibid 17 Ibid 18 Cave of the Winds Internet website 19 Bradford J. Simpson and Michael N. Solem, “The Flood Hazards of Manitou Springs, Colorado” (Colorado Springs, Colorado: The University of Colorado at Colorado Springs, 2002 p.3 ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 11
The decade of the 1880’s saw a dramatic increase in prosperity as the town grew to support the ever-increasing waves of visitors to the area who came not only to view the natural attractions, but to find relief from various ailments, which the spring waters were purported to help cure. There was also a large contingent of tuberculosis patients who visited Colorado for the sunshine and clean, dry air. Between the tourist traffic and the burgeoning business in bottling the mineral waters for sale around the country, Manitou was quickly gaining in reputation and stature.
The Photography Collection / Western History Department, Denver Public Library
Figure 7. Williams Canon ca.1880
By 1883, real estate values were soaring and improvements to the city undertaken by the Colorado Springs Company included construction of parks, pavilions, bridges, and an irrigation ditch to provide water for trees planted along the streets and other public places.20 The route of this ditch is not described in the historical record; however, the early 1873 Map of Manitou (Figure 4) calls out a “canal” following the grade contour on the north side of town. From its upstream source, water was diverted into this canal, shown winding its way through the Spencer/ Cave neighborhood, flowing behind the Cliff House, continuing on to the east past Manitou House, and eventually terminating behind Briarhurst, the home of Dr.
20 Op. cit., Hall, Volume III, p.370 ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 12
Bell. A plat map recorded in 1883 also shows this watercourse, unlabeled. (Refer to Appendix D, Historical Subdivision Maps). Indications of the canal do not appear on subsequent maps. No photographic evidence of a ditch as an irrigation source could be found, but a ditch extended at least as far as the west side of the Spencer/ Cave neighborhood. In 1885, W. A. Bell and several associates (including J.B. Wheeler) founded the Rainbow Electric Company for the purpose of providing electricity to the town. The first powerhouse was constructed at the west end of Grand Avenue and electricity was generated by a water-powered turbine. Its location proved unsatisfactory because the ditch supplying water to the plant (which ran almost from Rainbow Falls) filled up with mud and sand after storms, thereby causing power failures in town.21 In Figure 8, the powerhouse is partly visible at the far left, with its hipped roof and cupola. On the hillside above is a large holding tank, fed by a sluice from the ditch. The turbine supply pipe runs downhill from the tank to the building. The spent water was discharged directly into Fountain Creek, on the west side of the property. With the failure of the enterprise, the building was converted to residential use, and is still extant, at 64 Grand Avenue.
Manitou Springs Historical Society
Figure 8. Looking north from across the valley, 1888 The roof of the Rainbow Electric Company powerhouse is visible at far left. Note the sluice and holding tank on the hill. The house under construction to the right of the tank is 128 Spencer Avenue - it has not yet received its red sandstone turret. The two-story house in the center is 50 Grand Avenue. This house has been dramatically altered from its original appearance. The adjacent house to the east is 42 Grand Avenue.
21 Op. cit., Daniels and McConnell, p.76 ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 13
The lot on which the electric plant was constructed was a result of the first subdivision of land in the neighborhood. Major John Hulbert was the owner of Lot 36, Block “A”, one of the larger villa sites at the northwest corner of town. A mining engineer originally from Michigan, he moved to Leadville in 1878 before settling down in Manitou shortly thereafter. First serving in 1883 as president of the Manitou Mineral Water Works, then as Mayor of Manitou in 1887 and 1888, he also developed and was president of the Manitou & Pike’s Peak Railway in 1890, which constructed the cog railway line to the top of Pikes Peak.
In 1885, Manitou was renamed to Manitou Springs.22 That same year, John Hulbert subdivided his large tract of land directly north of the Soda Spring and west of the Cliff House by creating Grand Avenue, extending Spencer Avenue, and laying out building sites along their length. Hulbert’s own large Queen Anne Victorian shown in Figure 9 and constructed in 1881, was the first built on the original parcel, but was obviously located with future subdivision in mind. Hulbert filed several subdivision plats with the city before settling on the current layout (see Appendix D for map). Hulbert later sold the property to E. E. Nichols, proprietor of the Cliff House, around 1903. The house and outbuildings still exist at 20 Grand Avenue. The house was remodeled and added onto in the International Style in 1948 ( according to El Paso County Assessor records) and is unrecognizable from the original Victorian design.
Pikes Peak Library District / Special Collection
Figure 9. Residence of John Hulbert, Manitou Springs
22 Rocky Mountain News, “Post Office Changes” march 5, 1885, p.4 c.5. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 14
By 1890, additional tourist-related attractions had opened, including a toll road to the summit of Pikes Peak in 1888 and the Pikes Peak Cog Railway in 1891. A new bottling plant for Manitou Mineral Water was also built and was producing 20,000 quarts a day. According to U.S. Census figures, Manitou’s population stood at 1,439.23
The Photography Collection / Western History Department, Denver Public Library
Figure 10. View from the Grand View Hotel, ca.1892 Looking north across the valley at the western portion of the survey neighborhood. Grand Avenue and Spencer Avenue run east/west across the image. Ellis Street, running upward from bottom center, was not only constructed in a different location than shown on the original plat map, but was officially vacated when this photograph was taken. The right-of-way would eventually be included in Lot 13 of W. A. Davis’ resubdivision of 1890. Compare this view with Figure 8, taken four years previously. The sluice for the defunct powerhouse still remains, but the holding tank and supply pipe have been removed. To the north, W. A. Davis has erected his second house at 201 Spencer Avenue. Also note the new house at the top of the hill, constructed in the new Manitou Heights Subdivision of 1889.
In 1891 gold was discovered in Cripple Creek, which touched off a new rush to the gold fields. Colorado Springs became a primary source for mining supplies and services, with the road through Manitou and Ute Pass becoming the main conduit. Over the next 20 years, Colorado Springs benefited and grew. Manitou, while still a desirable destination resort, nevertheless remained a small town. In 1900, its population had fallen to 1,303,24 and was less than half that of Colorado City, a few miles to the east. Manitou’s hotels were extremely
23 U.S. Census Bureau Records, “Historical Census Counts for Colorado Municipalities”, www.dlg.oem2.state.co.us 24 Ibid ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 15 popular, with the Cliff House being a favorite of well-heeled easterners from cities such as New York, Chicago, and Pittsburgh.25
By 1910, times were changing in Manitou, and its resort tradition was eroded by competition from newer mountain resorts such as Manitou Park, farther up Ute Pass, and medical advances such as the vaccine for tuberculosis, which made mineral water therapy obsolete.
During this time period, the Spencer/ Cave neighborhood was also in transition. The natural attributes of the neighborhood’s siting and location had not gone unnoticed by land owners, and starting in 1889, a series of property subdivisions carved the neighborhood into smaller parcels which were sold to private parties. In 1889, Lots 27, 28, and 29 of Block “A” were divided in the Manitou Heights Subdivision. The next year, W.A. Davis, who had purchased Lot 13 of Hulbert’s previous subdivision, subdivided his lot.
And so it progressed, with Rustic Glen in 1905, Spencer’s Subdivision in 1909, Little Switzerland in 1912, and several more by 1920. Land division was sometimes irrational - some properties such as Little Switzerland were exceedingly steep and for the most part unbuildable - very few lots here ever saw construction. The main road through Little Switzerland was probably well traveled however, as it was a part of “Manitou Sky Line Drive”, completed in 1913 and used as an entrance to the historic Cliff Dwellings on the other side of the ridge to the east.26 Other subdivisions, such as the Belle Vue addition of 1918 benefited from more level topography and were eventually built out. A graphic history of the subdivision process is included in Appendix D of this report.
• Auto Tour Resort (1917- 1940)
With the advent of the automobile, vacation travel habits gradually changed. No longer was it necessary to arrive at a hotel by train, disembark and move in for a month or two. The freedom offered by the automobile allowed entire families to visit more attractions in more remote locations on the same trip. Vacationers were now shortening their length of stay, and the big hotels began to wane in popularity. In town, the beneficiary of the new paradigm was the boarding house, which could better accommodate visitors for shorter time periods.
The construction of new buildings in the neighborhood reflected this trend. Along with single family homes, boarding houses also sprang up, catering to the new traveler. The era of the big resort hotels was fading into the past. Those hotels that were not the victims of fires were converted to apartment houses or worse, and travelers were accommodated in new motels and motor courts with plenty of parking, mostly built at the east end of town on Manitou Avenue. Through this time period, Manitou’s population was still stagnant. Its population was down to 1,129 according to the 1920 census. By 1940, it was still at only 1,462 inhabitants – just a few more than its population 50 years before.27
25 Ibid, p.40 26 Tourist Booklet “Ancient Cliff Dwellings”, The Manitou Cliff Dwellings Company, Colorado Springs, Colorado, undated 27 Op. cit., U.S. Census Bureau records ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 16
• Tourist Town / Bedroom Community (1940 - Present)
During World War II, Manitou Springs provided housing for many military families associated with Fort Carson in Colorado Springs. After the war, the rooming houses and apartments became homes for Colorado Springs commuters who enjoyed the small town atmosphere and beautiful setting. As for the tourists, if they did not stay overnight in town, they were still required to pass through the city on their way to Ute Pass. By the early 1960’s, the congested route through downtown presented a serious bottleneck. The solution to this problem was construction of the U.S. Highway 24 Manitou Bypass in 1965.
While the bypass eased congestion in town, it simultaneously reduced tourism. The bypass was routed through the sparsely developed northern portion of the Spencer/ Cave neighborhood, taking out large portions of the Manitou Heights, Little Switzerland, and Rustic Glen subdivisions. The long-span bridge high above Williams Canon is now a prominent feature at the upper end of the neighborhood, with traffic noise a constant reminder of its presence.
Today, Manitou Springs continues to benefit from its natural location and has slowly grown to a population of just under 5,000 residents in 2000.28 While part of its economy still remains dependent on the summer tourist trade, a diverse collection of residents live here for the small-town atmosphere and quality of life, proximity to Colorado Springs, and beautiful natural setting. While much of the original historic fabric has been lost, historic preservation efforts during the last twenty years have helped save many of the remaining resources in the town. The 2001-2002 Manitou Springs Historic Buildings Survey and Inventory will enhance preservation planning efforts in Manitou Springs through its documentation of the current state of the Spencer / Cave neighborhood.
28 Ibid ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 17
HAPC Figure 11. The Spencer / Cave neighborhood, 2002
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 18
IV. RESEARCH DESIGN
The Photography Collection / Western History Department, Denver Public Library
Figure 12. Manitou Springs, ca.1891 Looking west from downtown. Jerome Wheeler donated the town clock in the triangular island in 1890. Development of the Spencer/ Cave neighborhood at the upper right is slowly progressing. Cave Avenue and Manitou Terrace can be seen winding up the hill. The house between them with the light colored roof is 125 Cave Avenue, built in 1889.
The objective of the Survey and Inventory Project is to document the subject properties within the boundaries of the Manitou Springs Historic District (and the Cliff Dwellings, which are located outside of the district) and to evaluate their eligibility for nomination to the National Register of Historic Places. The process will result in a written and photographic record of the current condition of these resources for use by the City of Manitou Springs and the CHS/OAHP.
Primary research questions about the existing historic resources include:
• Does the existing property provide information about the former residents regarding their heritage, lifestyle, and economic, social, educational, spiritual, and civic activities? • How does the physicality of the survey area reflect the plans of developers, influence of economic conditions, and local, state, and national movements? • What varieties of architectural styles and construction materials are represented? What is the range of design quality and craftsmanship represented by extant structures within the survey area? • How do the natural landscape and local building materials influence construction patterns and methods?
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 19 • How have former and recent development pressures impacted the study area?
Initial steps in the survey process will be to obtain and analyze previously conducted surveys to gain a familiarity with the Manitou Springs area. A sample of a current survey form will also be obtained from the CHS/OAHP to determine the extent of required information needed for collection during the survey. A notification letter will also be sent to property owners in the survey area explaining the scope of the project and requesting any information that they may have regarding their property.
Existing parcel and mapping information for subject properties will be obtained from governmental agencies and consultants through the City of Manitou Springs Planning Department. Map graphics required for the survey forms and final report will be produced with the aid of a computer aided design (CAD) program and will be completed as soon as possible after the information is collected. Any missing information or items requiring clarification will be noted and researched during future site visits. Approximately twenty round trips from Denver to Manitou Springs are anticipated for the project duration. Upon project completion, building footprint data generated by the study will be provided to the city’s Graphical Information System consultant in order to update the City’s database.
The project is scheduled to begin in early November and end in late May. Field reconnaissance will be undertaken when weather conditions are favorable, at the beginning and end of the project. During winter months, historical research will be conducted at city agencies, historical libraries, museums, and in discussions with area residents and historians. Information regarding property ownership and property subdivision will be researched at local governmental agencies, and additional information is expected to be obtained from local and regional historical libraries.
Manitou Springs history and biographical information on property owners and developers is expected to be found at area libraries and museums and from local property owners and historians. Historical photographs of significant people, buildings, and of the Pikes Peak region are also expected to be found in the archives of the above resources.
Photography of anticipated resources will be accomplished following the guidelines stated in the Colorado Cultural Resource Survey Manual, published by the Colorado Historical Society OAHP. Photographs will be taken of as many building elevations as possible; however it is anticipated that it will not be possible to obtain views of all buildings due to site constraints.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 20 A file search in the database of the Colorado Historical Society indicates that five properties selected for updating are the only previously recorded properties in the survey area. These properties are:
State I.D. # Street Address Description ___ 5EP192 306 Canon Avenue Cliff House Hotel 5EP53071 307 Canon Avenue U.S. Post Office 5EP530186 8 Park Avenue Wheeler Spring 5EP530187 36 Park Avenue Wheeler House 5EP530.21 2 Grand Avenue Nolan House
Based on the results of the file search, preliminary historical research, and the surveyor’s familiarity of the area, it is expected that the bulk of the survey area will primarily consist of residential properties. The properties selected for updating, which were originally recorded during the 1991 Survey, Inventory, and Action Plan for the Historic Commercial District, are expected to be commercial buildings. Because Manitou Springs is a resort town, it is also expected that some of the dwellings will not be single-family in nature, but rather built initially as multi-family dwellings, or later converted to multi-family dwellings as economic conditions dictated.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 21
V. METHODOLOGY
The Photography Collection / Western History Department, Denver Public Library
Figure 13. Williams Canon From The Grand View, ca.1893-1895 Looking north from the Grand View Hotel ( 935 Osage Avenue), across the Spencer/ Cave neighborhood, to the entrance to Williams Canon beyond. The long, multi-dormered building at the lower left is the 1891 bowling alley for the Windemere estate. Windemere is at the lower right corner, now the site of the U.S. Post Office at 307 Canon Ave. Other significant surveyed buildings in the photograph include 128 Spencer Ave; 2, 20, 26, and 32 Grand Avenue; and 41 and 47 Grand Avenue. In the distance on the right can be seen the roofs of 511 and 535 Canon Avenue.
This section describes the type of survey, project schedule and participants, and a discussion of the methods employed to identify and record the resources.
Type of Survey, Schedule, and Project Participants
Hoehn Architects P.C. performed an intensive survey of 125 resource sites in the Spencer Avenue / Cave Avenue neighborhood area, within boundaries defined by the Manitou Springs Planning Department. The survey schedule was approximately seven months, and was conducted beginning in early November 2001, and continuing through the end of May 2002. Timothy A. Hoehn and Kristine L. Hoehn performed the fieldwork, including photography and field measurement of building footprints; conducted historical research, and presented the survey findings at a public meeting for neighborhood residents. Hoehn Architects also prepared the survey forms and report and developed the maps and graphics used in the report.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 22 Preliminary Research
The survey team obtained copies of the previous 1991 and 1992 survey reports for the Historic Commercial District and Ruxton Avenue to gain a familiarity with the general history of Manitou Springs, and to analyze previously completed survey forms. Printouts of parcel data generated by the El Paso County Assessor’s Office were obtained through the City of Manitou Springs Planning Department. Parcel data information including legal description, building area, lot area, and current ownership for all subject properties was organized in a preliminary database for analysis. Simultaneously, a notification letter was prepared and sent out by the Manitou Springs Planning Department to all property owners in the survey area explaining the project and requesting historical information pertaining to their property. The surveyor’s e-mail address was provided to facilitate information exchange for owners with Internet access.
A sample of the current architectural inventory form from the CHS/OAHP was downloaded from their Internet website to serve as a template for information to be collected during the survey. The Manitou Springs Planning Department determined that four properties in the survey area had been previously surveyed and would require updated architectural inventory forms. This was subsequently confirmed by a file search at the Colorado Historical Society on January 2, 2002.
Field Work
Intensive field reconnaissance was undertaken during a series of day trips from Denver to Manitou Springs, with the intention of measuring, photographing, and analyzing as many properties as possible during fair weather conditions. The November start was advantageous, as deciduous foliage was not present to obscure the resources, and weather conditions (air temperature and precipitation) were favorable for photography. Field reconnaissance was performed through mid-December. During the winter months, historical research was conducted at city agencies, historical libraries, museums, and over the Internet to library websites, and in e-mail correspondence with area residents and historians. Once warmer weather resumed in the spring, the remaining properties were surveyed and photographed.
Photography
In accordance with Colorado Historical Society requirements, photography of resources was accomplished with a 35mm camera utilizing relatively slow speed black and white print film (ASA 100 or 125) with a fine grain structure. Photographs were four inches by six inches and printed on Kodak polycontrast matte finish paper. Negatives were stored in Model 35-7B archival quality negative preservers as manufactured by Print File Inc. Photographs were taken of as many building elevations as possible. Due to steep grades and the close spacing of many buildings, it was not possible to obtain views of all elevations of some buildings. Finished photographs for each resource were identified on the back of each print with the site number, roll number and negative number. They were placed in acid-free clear plastic envelopes provided by the Colorado Historical Society and attached to the completed survey
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 23 forms. A complete photograph log was prepared and included with the report. Two sets of prints were made, one each for the Colorado Historical Society and the Manitou Springs Planning Department. In the preparation of this report, some black and white photographs taken for the survey were digitized and electronically inserted into the document. Other color images were taken with a digital camera for the front cover of this report.
Mapping
Current property parcel mapping information was obtained from the City of Manitou Springs’ Graphical Information Systems (GIS) consultant, PH Associates of Denver. The files were translated to .DXF format by the consultant and e-mailed to Hoehn Architects, where they were translated to .DGN format for use with microStation, a computer aided design (CAD) program. As building footprint measurements were obtained during field reconnaissance, the footprints were drawn in a master drawing file, which was used as a base for the generation of sketch map graphics required in the survey forms. Photograph references were also indicated on each sketch map, with a symbol showing film roll number, image number, and direction of view for each image. Upon project completion, building footprint data generated by the study was provided to PH Associates in order to update the City’s database. Universal Transverse Mercator (UTM) coordinates required by the Colorado Historical Society were calculated by PH Associates, and provided to Hoehn Architects for inclusion in their survey forms.
Historical Research
Local governmental agencies provided essential information for both individual properties and the neighborhood. Residential property appraisal records obtained at the El Paso County Assessor’s Office documented property history from the late 1950’s. Records predating this time period had been destroyed in a fire and were unavailable. The El Paso County Clerk and Recorder’s Office provided copies of subdivision plat maps from 1882 through the present day, which documented land subdivision and aided in the creation of the subdivision history maps shown in Appendix D of this report.
Information, both background and site-specific, was also obtained from local and regional institutions. The Denver Public Library provided historic photographs (at the Western History Department and at the DPL Internet website), city directory information, newspaper collections on microfilm, advertising brochures, and tourist maps. The Stephen Hart Library at the Colorado Historical Society yielded newspaper articles on microfilm and in clippings files, historic photographs, and city directory information.
The Tutt Library at Colorado College, the Colorado Springs Penrose Library and Pioneer’s Museum provided historic photographs, maps, newspaper clippings, city directory information, personal accounts, and brochures.
In Manitou Springs, the Manitou Springs Historical Society provided historic newspaper clippings as well as photographs of individual properties and of the general neighborhood.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 24 The Manitou Springs Public Library provided several locally published books on Manitou Springs history as well as an interesting 1905 plat map. Several attempts were made to obtain information from the Old Colorado City History Center, but the archives were not available for research. Local historian Deborah Harrison also allowed Hoehn Architects to view her collection of historical data and photographs, and shared her considerable knowledge of Manitou Springs history with the consultants.
Published histories provided background information about the development of Manitou Springs, as well as facts about significant individuals and events. Frank Hall’s History of the State of Colorado, Vol. III (1891) provided good background information on the early years in Manitou. Sharon Cunningham’s Manitou – Saratoga of the West (1980) was sponsored by the El Paso County Medical Society Auxiliary and focuses primarily on the medical history of the spas in Manitou. The Springs of Manitou (1964) by Bettie Marie Daniels and Virginia McConnell offers a more general history of the area. Both of these sources are referenced in a concise history titled The History of Manitou Springs in a section of the Manitou Springs Chamber of Commerce website (www.pikes-peak.com/manitou_history), which also publishes the same text as part of a tourist brochure touting the town’s assets. John and Joanne Pearring’s The Walking Tour – An Historical Guide to Manitou Springs (1983) gives biographical and historical insight into several of the more prominent neighborhood residences. Other sources included the transcript of Story of Manitou – Dr. W. A. Bell’s Interesting Talk Before the Village Improvement Society. (August 1896), Memories of a Lifetime in the Pike’s Peak Region (1925) by Irving Howbert, and Time Capsule 1900 – Colorado Springs a Century Ago (1998) by Judith Reed Finley.
Construction Dates
Construction dates of surveyed resources were determined from published newspaper accounts of construction activity, primarily in yearly reviews published in the Colorado Springs Gazette. Estimated construction dates were also determined by interpolation from historical photographic evidence and city directory research (date attributions for many historic photographs in research libraries were found to be incorrect). Where no information could be found from the above sources, The El Paso County Assessor’s recorded date of construction was used. In many cases, dates shown on the Assessor’s records were contradicted by more reliable information, and were not used.
Sanborn Fire Insurance maps, usually excellent dating resources, did not show the survey area in any substantial way and could only be used for construction dating of two buildings at the southeast corner of the survey area.
Historic and Current Ownership
Determination of building ownership and residency over time was initially begun by researching City Directories and Telephone Directories for Manitou, Colorado City, and Colorado Springs (issued by various publishers) including editions for 1882, 1886, 1888, 1890, 1894, 1897, 1900, 1902, 1904, 1909, and 1910. Also helpful were published
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 25 newspaper articles, obituaries, and news stories about prominent citizens in the neighborhood. Complicating the task was the fact that building addresses had been changed by the Post Office at an unknown time in the past, so early directory addresses were not the same as the current address. Research yielded several resources that helped to determine some addresses. Early El Paso County Assessor’s plat books from 1888-1891 and 1903 (from the Penrose Library in Colorado Springs) contained property owner’s names written onto hand-drawn plat maps, verifying ownership. Where houses had already been built and were owner-occupied, former addresses could be assigned to specific properties. While conducting research it was found that the Post Office changed property addresses in March 1952. Comparison of the 1951 and 1952 City Directories for common names yielded additional address matches. Addresses for some properties could not be determined because they were short-term vacation rentals and thus did not have residents listed in the directories. A cross-reference listing of pre- and post-1952 addresses, which were determined from this research, is included in Appendix C of this report.
Public Participation
The Manitou Springs Historic Preservation Commission at the commencement of survey activity mailed a letter describing the project to local property owners. The letter requested the sharing of any historic information or documentation owners might have, and urged them to contact Hoehn Architects. Several owners contacted the surveyors by e-mail and sent property information and historic photographs of their properties. Other owners delivered Abstract of Title documents to the City Planning Office. During the survey process, many owners were consulted about their properties, and some provided useful information. Some of the surveyed resources were rental properties, and tenants in these buildings, as expected, could not provide any information useful to the survey.
On May 1, 2002, at a meeting of the Manitou Springs Historic Preservation Commission, Timothy A. and Kristine L. Hoehn made a presentation to the board documenting the status of the project, and answered questions from board members.
Acknowledgements
The surveyors wish to thank Michelle Anthony of the Manitou Springs Planning Department for her help in organizing the project and facilitating information-gathering efforts. Holly Wilson at the Colorado Historical Society provided oversight and helpful advice on performing the survey and preparing the report. Deborah Harrison provided a bounty of historical photographs and information about Manitou Springs history. Nancy Thaler at Special Collections of the Penrose Public Library, Kelly Murphy at the Colorado Springs Pioneers Museum, and Jessy Randall, at the Tutt Library at Colorado College all provided valuable assistance during the research phase. Diana Ayles at the El Paso County Assessor’s Office provided copies of Residential Property Appraisal Records. Fernando Palacios at PH Associates provided GIS files and calculated UTM coordinates for the surveyed resources.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 26 VI. RESULTS
Types of Resources Surveyed
The 2001-2002 Historic Survey and Inventory of Manitou Springs resulted in the completion of 125 Architectural Inventory Forms documenting resources in the survey area. The actual number of resources surveyed is greater than 125 due to numerous accessory buildings, descriptions of which are included on the forms completed for the primary structure. Six individual resources within the survey area are potentially eligible to be listed in the National Register of Historic Places. The majority of the resources surveyed (88%) were residential in character. Of the residential buildings, 80% were single family occupancies, with the remainder accommodating two to five families each. About 9% of the resources were commercial buildings, including two office uses (310 and 312 Canon Ave.) a hotel (306 Canon Ave,), a motel (36 Park Ave.), a Post Office (307 Canon Ave.), a museum (10 Cliff Rd.), and a church (512 Canon Ave.). The remaining buildings in the survey were a combination of residential and commercial uses, including several bed and breakfast lodging houses (106 and 201 Spencer Ave.), and one residence with an associated business (118 Spencer Ave). Several resources could not be categorized as either residential or commercial– The Wheeler Fountain, and the WPA wall at the entrance to Williams Canon.
Period of Construction
The majority of construction dates for buildings in the survey area are associated with dates of land subdivision within the area. Initial development was slow, with four buildings constructed during the 1870’s, eighteen during the 1880’s, and fifteen during the 1890’s, mostly corresponding to development along Canon Avenue, Hulbert’s resubdivision of 1885, and the Manitou Heights Subdivision of 1889. With the subsequent subdivision of other land in the following decades, additional housing stock was constructed at a relatively rapid pace – thirty-five built during the 1900’s, and thirty-two during the 1910’s. Construction dropped off during the 1920’s, when thirteen buildings were erected. From 1930 to the present, a total of eighteen new buildings have been built, with half of those built during the 1940’s, and the remainder evenly distributed over the subsequent decades.
Topographic Influence on Building Form
Typical of most areas in Manitou Springs, the survey neighborhood contains steep slopes that have affected the form of structures built here. Approximately one quarter of surveyed buildings have a lower floor (either the first floor or a basement level) that is partially or completely buried on the uphill side, but at grade on the downhill side. This arrangement is usually accompanied by either stairs or steps along the side of the dwelling to allow an exterior connection between floors. Along Cave Avenue and Grand Avenue, single car garages are often built into the hillside with access directly off the street, the garage roofs functioning as outdoor decks.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 27 Steep slopes have also required tall retaining walls to be erected along some street edges, (Dudley Road and Spencer Avenue in particular) sometimes requiring bridges to be constructed from the street to allow entrance to the upper level of houses on the downhill side of the street. These retaining walls are commonly constructed of cast-in-place concrete, red sandstone or Manitou greenstone. The ubiquitous presence of native stone in construction is evident throughout the neighborhood, including walls between adjacent properties or along street property lines, exterior walkways and steps, and certainly in the buildings themselves, as foundation walls, exterior walls, or as towers. The stone is used regardless of building style. The surveyed houses also used space efficiently. Although technically classified as one or two story, many of the houses contain finished attic space, with multiple dormers to introduce natural light and ventilation. Some houses have finished (basement) walkout levels with on-grade access, while others employed both methods of adding usable square footage.
Architectural Styles
Approximately one half of all buildings recorded during the survey did not exhibit sufficient stylistic integrity per the CHS/OAHP “Architectural Style and Building Type” lexicon, and thus were categorized as “No Style”. Many of the houses in this category were of wood frame vernacular construction, the most commonly found structures in the United States, and reflect the original function of many of the building in the survey area as cottages for summer use only. These buildings typically do not require a high degree of design or detailing expertise, and are usually inexpensive to construct. Not all of these buildings were originally built this way, as many houses have undergone renovations through time. It is likely that some buildings originally adhered to a particular style and were altered; however, without historical photographic evidence the extent of alteration cannot be determined. The design and construction quality of these houses varies greatly. Some examples can be seen at 509 Canon Avenue, 527 Canon Avenue; 120 Cave Avenue, and the small cottages on Narrows Road.
Other buildings were classified as “No Style” when they shared stylistic attributes from several different style classifications and could not be classified in the “Mixed Style category which requires a combination of more than three styles. In these cases, a more detailed discussion of the architectural merit of each resource is included on the survey form in the “General Architectural Description”.
The Craftsman Style is the most frequently represented identifiable architectural style in the survey area. Thirty properties reflect this style and are mostly located on Dudley Road and on the east side of Cave Avenue, where development began in 1909 with Spencer’s subdivision of Lots 30, 31, and part of Lot 35 in Block A of the original Town of Manitou. Identifying features of this style include the low-pitched, gabled roof with wide, unenclosed eave overhangs; exposed roof rafters; decorative brackets added at gable ends; and porches, with roofs supported by tapered square columns that either bear upon a solid railing or are expressed separately from the railing and extend to ground level. This architectural style was popular from 1905 to 1930 and is represented throughout Colorado.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 28 Nine residential structures reflect the Queen Anne Style of architecture, with two of those buildings recommended for nomination to the National Register of Historic Places at 128 Spencer Avenue and 201 Spencer Avenue. The frequency of this style reflects the development of the survey area during the late 1880’s and early 1890’s, with most of the properties located on Grand Avenue and Spencer Avenue. The Queen Anne Style was popular in Colorado from 1880 until 1910 and is characterized by asymmetrical massing, corner towers and bays, prominent decorative porches, patterned shingles, and various devices utilized to avoid the appearance of smooth, flat walls. The most significant Queen Anne structures in the survey area also incorporate local Manitou sandstone in the construction of prominent towers and porches.
The third largest group of resources that represent an identifiable style are eight structures that reflect the Rustic Style of architecture, mostly built in Colorado after 1905. Two of those structures at 528 and 530 Canon were constructed as part of the Rustic Glen Subdivision, platted in 1905. The residence at 528 Canon Avenue is recommended for nomination to the National Register of Historic Places for its distinctive use of log siding and Manitou greenstone for principal building materials. The structure at 512 Canon Avenue is a church, built in 1971.
Seven residential structures have been classified in the Folk Victorian Style of architecture, and are identified by the application of Victorian decorative detailing onto simple folk house forms, typically at the front porches, eaves, and rakes. Examples of this style can be found at 109 Cave Avenue, 310 Canon Avenue, and 511 Canon Avenue.
A variety of other styles are represented in smaller numbers in the survey area, including the Second Empire Style (two), the Shingle Style (one), the Stick/Eastlake Style (one), the International Style (one), the Pueblo Revival Style (two), the Exotic Revival Style/Swiss Chalet (one), the Minimal Traditional Style (one), the Beaux Arts Style (represented by the Post Office at 307 Canon Avenue), and the Shed Style (one). Of those buildings, two are recommended for nomination to the National Register under Criterion C for their representation of the Shingle and Stick/Eastlake styles of architecture in Manitou Springs. The houses at 408 and 535 Canon Avenue represent the earliest architectural style found in the survey area, the Second Empire Style, while the house at 526 Canon Avenue represents the latest architectural style, the Shed Style, built in 1973.
Potential Eligible Individual Resources
Six resources within the surveyed area of the Spencer / Cave neighborhood and surrounding environs are potentially eligible for nomination to the National Register of Historic Places. They are discussed on the following pages in order of their address:
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 29
HAPC
HAPC
Linger Longer Lodge (5EP4012), 528 Canon Avenue, 1905. This residential structure is eligible under Criterion C as an example of the Rustic style of architecture in Manitou Springs and is an outstanding representative of one of the last remaining structures from the Rustic Glen Subdivision, platted in 1905. It displays a high degree of historic integrity in its distinctive use of log siding and Manitou greenstone for principal building materials. Craftsmanship is emphasized in the way the log siding was decoratively applied to the exterior walls in a tripartite composition: Panels consisting of individual logs artistically placed in concentric rectangular patterns are located between a wainscoting (or lower horizontal band) and an entablature (or upper horizontal band) of vertical logs. The Rustic style is also carried out at the main entry porch with its log columns and log balustrade. The house retains its original historic name, the “Linger Longer Lodge”, displayed on the west elevation above the porch entry. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 30
HAPC
HAPC
Sterling / Willie Cottage (5EP4039), 125 Cave, 1889. The building is eligible under Criterion C for its representation of the Stick Style of architecture in Manitou Springs and is the only house of this style in the survey area. It was one of the first buildings constructed in the area near the Cliff House that was platted for residential development and is visible in many early photographs of the area. The house displays a high degree of historic integrity in its steeply pitched roof with cross gables, overhanging eaves with decorative roof brackets, wood weatherboard horizontal siding and wood shingles interrupted by patterns of horizontal and vertical stickwork, double-hung windows with small divided lites, and porches with turned wood spindle supports and balustrade incorporating ornamental bull’s-eyes. Daniel Sterling built this house shortly after his arrival in Manitou Springs in 1889 to become manager of the Manitou Mineral Water Company. He later served as mayor of the city in 1894. Mabel Willie, first female mayor of Manitou Springs, owned the house with her husband, Roy, from 1926 until 1986. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 31
WHD/DPL
HAPC
The Manitou Cliff Dwellings Museum (5EP4102), 10 Cliff Road, 1902 The Manitou Cliff Dwellings are eligible under Criterion A for their association with tourism in Manitou Springs. In 1902, prior to the passing of the Federal Antiquities Act, a group of Manitou, Colorado Springs, and Ohio businessmen arranged for the removal of original material from McElmo Canyon in Mesa Verde to recreate over one hundred rooms of the most distinctive portions of the Cliff Palace and Spruce Tree House groups, as well as the noted Balcony House. The material was moved to Manitou Springs, and then reassembled in Phantom Cliff Canon, eventually stretching one hundred and seventy-five feet in length. In 1906, after four years of reconstruction work, the Manitou Cliff Dwellings were first opened to the public along with a museum containing genuine Cliff Dweller pottery implements and other remains of the early Americans, assembled for study and viewing by each visitor. While by today’s standards the process that created this attraction is considered misguided and inappropriate, the Manitou Cliff Dwellings are nevertheless an important component of the early tourism industry in the area.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 32
HAPC HAPC
HAPC
Shingled Victorian (5EP4057), 26 Grand Avenue, 1889. The building is eligible under Criterion C as an example of the Shingle Style of architecture in Manitou Springs and is the only house of this style in the survey area. It was one of the first buildings constructed in the area near the Cliff House that was platted for residential development and is visible in many early photographs of the area, including advertising brochures published by the Cliff House hotel. Although the house has been modified with the addition of a south-facing porch, it still retains the majority of its original historic fabric including the wall cladding of wood shingles, with accents of sawtooth shingles; the porches on the east and west sides, supported by large shingle-clad brackets with scalloped lower edges; the shingle-clad oriel window with decorative transom windows on the front façade; the multi-paned double-hung windows; and the gabled and hipped dormers.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 33
HAPC
HAPC HAPC
Davis Castle #1 (5EP4100), 128 Spencer Avenue, 1888 and 1891. The building is eligible under Criterion C as a representation of the Queen Anne style of architecture in Manitou Springs and is one of the best-restored examples of this style in the survey area. Visible in many early photographs of the area, the house represents one of the first constructed on land that was platted for residential development. It displays a high degree of historic integrity in its distinctive use of decorative wood shingles and Manitou red sandstone for principal building materials. The spindlework detailing is unsurpassed on any house in the survey area and includes delicate turned porch columns, beaded porch brackets, and gable ornaments. William A. Davis, proprietor of the Soda Springs Pavilion & Jewelry Store located in the original Soda Spring Pavilion, built this house and lived there from 1888 until 1894.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 34
HAPC
HAPC HAPC
Davis Castle #2 / Whitetower (5EP4101), 201 Spencer Avenue, 1889. Like Davis Castle #1, the house was one of the first buildings constructed on land platted for residential development near the Cliff House and is visible in many early photographs of the area. It is eligible under Criterion C as a representation of the Queen Anne style of architecture in Manitou Springs and is another of the best-preserved examples of this style in the survey area. It displays a high degree of historic integrity in its distinctive use of decorative wood shingles and trim in combination with Manitou sandstone for principal building materials. The spindlework detailing includes delicate turned porch columns, balusters, and spandrels as well as a gable ornament at the front gable. The stone tower of Manitou white sandstone rests on a foundation of red sandstone and features a cornice with stone dentils and a crenelated parapet. William A. Davis, proprietor of the Soda Springs Pavilion & Jewelry Store located in the original Soda Spring Pavilion, built this house and lived there from approximately 1894 until 1912.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 35 Conclusion
The results of the 2001-2002 Historic Buildings Survey and Inventory project for the City of Manitou Springs match the expected results in the Research Design, which include the following:
• The majority of the survey area consists primarily of residential properties. • The majority of the residential structures are single-family dwelling units, but some are multi-family dwelling units due to economic conditions and Manitou’s history as a resort community. • The resources which were selected to receive updated architectural inventory forms were commercial in nature, including the Cliff House, the U.S. Post Office, the Wheeler House Motel, and the Wheeler Spring.
Other significant conclusions that can be made based upon the survey follow:
• Of the 135 resources surveyed and inventoried, approximately 32% could be classified as possessing a particular architectural style. The remaining buildings were vernacular structures, many of which were built originally as summer cottages and have subsequently been renovated for year-round use. • Because many of the structures were constructed for use as cottages and rental units, it was often difficult to research the resource. Directory listings were typically available for year-round residences only. • Much of the research could not have been accomplished without the ability to cross-reference former addresses with current addresses. • A number of historic photographs of individual resources in the survey area were available because of their proximity to the Cliff House and Soda Spring Pavilion, popular subjects for photographers. • Most of the significant resources are those which were first constructed in the survey area and can clearly be associated with a specific architectural style. • Manitou Springs has a rich history that is clearly reflected in the development of the Spencer / Cave neighborhood.
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 36
VIII. USGS MAP SEGMENT
Manitou Springs Quadrangle / Section 5, T14S, R67W, Sixth Principal Meridian, Colorado Shaded area represents survey area boundaries
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 38 IX. BIBLIOGRAPHY
Baker, James H., editor, History of Colorado. Volume I. Denver, Colorado: Liderman Co., Inc., 1927
Bromwell, Henrietta E., Colorado Portrait and Bibliography Index. Vol. 1 through 4, 1928-1932
Carter, Harrey L., editor, The Pikes Peak Region. Colorado Springs, Colorado: The Historical Society of the Pikes Peak region, 1956
Cave of the Winds Internet website. www.caveofthewinds.com/cave2000/late1800.htm. History of the Cave of the Winds.
Colorado Historical Society, Office of Archaeology and Historic Preservation. Denver, Colorado: File search of Manitou, El Paso County. January 2, 2002
Colorado Graphic
Colorado Springs Gazette
Colorado Springs Gazette Telegraph
Cunningham, Sharon A., Manitou, Saratoga of the West. Colorado Springs, Colorado: Gowdy-Printcraft Press, 1980
Daniels, Bettie Marie and Virginia McConnell, The Springs of Manitou. Manitou Springs, Colorado, Century One Press, Third printing, 1982
Denver Public Library / Western History Department – The Photograph Collection
Denver Republican
El Paso County Assessor’s Office. Colorado Springs, Colorado. Real Estate Appraisal Records and Photographs.
El Paso County Clerk and Recorder’s Office. Colorado Springs, Colorado. Plat and Subdivision Maps.
Englert, Kenneth E., Bits of History of Manitou Springs, 1885. Paper delivered to the Historical Society of the Pikes Peak Region, Oct.17, 1961
Finley, Judith Reed, Time Capsule 1900 – Colorado Springs A Century Ago. Colorado Springs, Colorado, Pastwords Publications, 1998
______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 39
Hall, Frank, History of the State of Colorado, Volume III. Chicago, Illinois: The Blakely Printing Company, 1891
Howbert, Irving, Memories of a Lifetime in the Pike’s Peak Region. New York, New York, G. P. Putnam’s Sons, 1925
Manitou Springs Directories: 1879, 1882, 1886, 1888, 1890, 1894, 1900
Manitou Springs Historical Society, Manitou Springs, Colorado
McAlester, Virginia & Lee, A Field Guide to American Houses. New York, New York: Alfred A. Knopf, Inc., 1984.
Pearce, Sarah J., A Guide to Colorado Architecture. Denver, Colorado: State Historical Society of Colorado, 1983.
Pearring, John and Joanne, The Walking Tour, An Historical Guide to Manitou Springs. Manitou Springs, Colorado: TextPros, 1983.
Penrose Public Library. Local History Department, Colorado Springs, Colorado. Photographic Collection, City Directories, Pamphlets, Clipping Files, Assessor’s maps.
Pioneer’s Museum Archives. Colorado Springs, Colorado. Photographic and Pamphlet Collections.
Pikes Peak Journal
Pikes Peak Country Internet website. www.pikes-peak.com/manitou_history
R. L. Polk & Company’s Directory for Colorado Springs, Colorado City, and Manitou 1904, 1909, 1910, 1911, 1912, 1914, 1915, 1916, 1917, 1920, 1921, 1925, 1930, 1935, 1940, 1951, 1952.
Rocky Mountain News
Sanborn-Perris Map Company, Ltd. Insurance Maps. “Manitou, Col.” 1886, 1890, 1892, 1895, 1900.
Simpson, Bradford J. and Michael N. Solem, The Flood Hazards of Manitou Springs, CO. Department of Geography, University of Colorado at Colorado Springs 2002, Internet website www.colorado.edu/geography/COGA/geogweb/manitousprings/scenario/page3
Sprague, Marshall, Newport in the Rockies. Athens, Ohio: The Ohio University Press, Fourth revised edition 1987. ______2001-2002 Manitou Springs Historic Buildings Survey and Inventory 40
Stone, History of Colorado, Volume IV, S.J. Clarke Publishing Company, 1918.
Tutt Library, Special Collections, Colorado College, Colorado Springs, Colorado. Photographic Collections, Brochure, Pamphlet, and Clipping Files, Papers of William A. Bell.
Ubbelohde, Carl, Maxine Benson and Duane A. Smith, A Colorado History. Boulder, Colorado: Pruett Publishing Company, 1982, Fifth Edition.
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APPENDIX A 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STREET ADDRESS ORDER
Street AddressState ID Contributing Individual Eligibility Number to N.R.H.D? N.R. State Local 1 306 Canon Ave. 5EP192 Y X 2 307 Canon Ave. 5EP530.71 Y X 3 310 Canon Ave. 5EP3983 Y X 4 312 Canon Ave. 5EP3984 Y X 5 404 Canon Ave. 5EP3985 N 6 406 Canon Ave. 5EP3986 N 7 408 Canon Ave. 5EP530.2 Y X 8 410 Canon Ave. 5EP3988 Y X 9 412 Canon Ave. 5EP3989 Y X 10 502 Canon Ave. 5EP3990 Y X 11 502D Canon Ave. 5EP3991 Y X 12 502E Canon Ave. 5EP3992 Y X 13 505 Canon Ave. 5EP3993 Y X 14 507 Canon Ave. 5EP3994 Y X 15 509 Canon Ave. 5EP3995 N 16 511 Canon Ave. 5EP3996 Y X 17 512 Canon Ave. 5EP3997 N 18 513 Canon Ave. 5EP3998 N 19 516 Canon Ave. 5EP3999 Y X 20 516A Canon Ave. 5EP4000 N 21 516B Canon Ave. 5EP4001 N 22 517A Canon Ave. 5EP4002 Y X 23 517B Canon Ave. 5EP4003 N 24 518 Canon Ave. 5EP4004 Y X 25 518B Canon Ave. 5EP4005 N 26 519 Canon Ave. 5EP4006 Y X 27 521 Canon Ave. 5EP4007 Y X 28 523 Canon Ave. 5EP4008 N 29 525 Canon Ave. 5EP4009 N 30 526 Canon Ave. 5EP4010 N 31 527 Canon Ave. 5EP4011 N 32 528 Canon Ave. 5EP4012 Y X 33 529 Canon Ave. 5EP4013 N 34 530 Canon Ave. 5EP4014 Y X 35 531 Canon Ave. 5EP4015 Y X
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 42 APPENDIX A 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STREET ADDRESS ORDER
State ID Contributing Individual Eligibility Street Address Number to N.R.H.D.? N.R. State Local 36 533 Canon Ave. 5EP4016 Y X 37 535 Canon Ave. 5EP530.327 Y X 38 601 Canon Ave. 5EP4018 N 39 603 Canon Ave. 5EP4019 N 40 605 Canon Ave. 5EP4020 N 41 607 Canon Ave. 5EP4021 N 42 609 Canon Ave. 5EP4022 Y X 43 611 Canon Ave. 5EP4023 N 44 611½ Canon Ave. 5EP4024 N 45 626 Canon Ave. 5EP4025 Y X 46 628 Canon Ave. 5EP4026 Y X 47 101 Cave Ave. 5EP4027 Y X 48 103 Cave Ave. 5EP530.7 Y X 49 105 Cave Ave. 5EP4029 Y X 50 109 Cave Ave. 5EP530.8 Y X 51 111 Cave Ave. 5EP4031 Y X 52 112 Cave Ave. 5EP4032 Y X 53 114 Cave Ave. 5EP4033 Y X 54 113/115 Cave Ave. 5EP4034 Y X 55 120 Cave Ave. 5EP4035 Y X 56 121 Cave Ave. 5EP530.9 Y X 57 121½ Cave Ave. 5EP4037 N 58 124 Cave Ave. 5EP4038 Y X 59 125 Cave Ave. 5EP530.10 Y X 60 128 Cave Ave. 5EP4040 Y X 61 129 Cave Ave. 5EP4041 Y X 62 133 Cave Ave. 5EP4042 Y X 63 136 Cave Ave. 5EP4043 N 64 140 Cave Ave. 5EP4044 Y X 65 10 Cliff Rd. 5EP4102 Y X 66 3 Dudley Rd. 5EP4045 Y X 67 5 Dudley Rd. 5EP4046 Y X 68 8 Dudley Rd. 5EP4047 Y X 69 9 Dudley Rd. 5EP4048 Y X 70 10 Dudley Rd. 5EP4049 Y X
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 43 APPENDIX A 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STREET ADDRESS ORDER
Street Address State ID Contributing Individual Eligibility Number to N.R.H.D.? N.R. State Local 71 19 Dudley Rd. 5EP4050 Y X 72 25 Dudley Rd. 5EP4051 Y X 73 33 Dudley Rd. 5EP4052 Y X 74 2 Grand Ave. 5EP530.21 Y X 75 8 Grand Ave. 5EP4054 Y X 76 10 Grand Ave. 5EP4055 N 77 20 Grand Ave. 5EP530.325 Y-Assoc Bldg. X 78 26 Grand Ave. 5EP530.22 Y X 79 32 Grand Ave. 5EP530.23 Y X 80 40 Grand Ave. 5EP4059 Y X 81 41 Grand Ave. 5EP530.24 Y X 82 42 Grand Ave. 5EP530.25 Y X 83 46 Grand Ave. 5EP4062 Y X 84 47 Grand Ave. 5EP530.326 Y X 85 50 Grand Ave. 5EP4064 Y X 86 54 Grand Ave. 5EP4065 N 87 53/55/57 Grand Ave. 5EP4066 N 88 61 Grand Ave. 5EP4067 N 89 62 Grand Ave. 5EP4068 Y X 90 64 Grand Ave. 5EP4069 Y X 91 18 Manitou Ter. 5EP4074 N 92 20 Manitou Ter. 5EP4075 N 93 115 Manitou Ter. 5EP4076 N 94 2 Narrows Rd. 5EP4077 N 95 3 Narrows Rd. 5EP4078 N 96 4 Narrows Rd. 5EP4079 N 97 5 Narrows Rd. 5EP4080 N 98 6 Narrows Rd. 5EP4081 N 99 7 Narrows Rd. 5EP4082 N 100 8 Narrows Rd. 5EP4083 N 101 10 Narrows Rd. 5EP4084 N 102 11 Narrows Rd. 5EP4085 N 103 12 Narrows Rd. 5EP4086 N 104 14 Narrows Rd. 5EP4087 N 105 15 Narrows Rd. 5EP4088 N
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 44 APPENDIX A 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STREET ADDRESS ORDER
Street Address State ID Contributing Individual Eligibility Number to N.R.H.D.? N.R. State Local 106 17 Narrows Rd. 5EP4089 N 107 8 Park Avenue 5EP530.186 Y X 108 36 Park Avenue 5EP530.187 Y X 109 2 Spencer Ave. 5EP4090 Y X 110 6 Spencer Ave. 5EP4091 Y X 111 10 Spencer Ave. 5EP4092 Y X 112 11 Spencer Ave. 5EP4093 Y-Assoc Bldg. X 113 14 Spencer Ave. 5EP4094 Y X 114 106 Spencer Ave. 5EP530.57 Y X 115 108 Spencer Ave. 5EP4096 N 116 114 Spencer Ave. 5EP4097 Y X 117 116 Spencer Ave. 5EP4098 Y X 118 118 Spencer Ave. 5EP4099 N 119 128 Spencer Ave. 5EP530.328 Y X 120 141 Spencer Ave. 5EP4070 N 121 141 Spencer Ave. #7 5EP4071 N 122 141 Spencer Ave. #5-6 5EP4072 Y X 123 141 Spencer Ave. #1-4 5EP4073 Y X 124 201 Spencer Ave. 5EP530.58 Y X 125 WPA Wall 5EP4103 Y X
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 45 APPENDIX B 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STATE IDENTIFICATION NUMBER ORDER
Street AddressState ID Contributing Individual Eligibility Number to N.H.R.D? N.R. State Local 1 306 Canon Ave. 5EP192 Y X 2 408 Canon Ave. 5EP530.2 Y X 3 103 Cave Ave. 5EP530.7 Y X 4 109 Cave Ave. 5EP.530.8 Y X 5 121 Cave Ave. 5EP530.9 Y X 6 125 Cave Ave. 5EP530.10 Y X 7 2 Grand Ave. 5EP530.21 Y X 8 26 Grand Ave. 5EP530.22 Y X 9 32 Grand Ave. 5EP530.23 Y X 10 41 Grand Ave. 5EP530.24 Y X 11 42 Grand Ave. 5EP530.25 Y X 12 106 Spencer Ave. 5EP530.57 Y X 13 201 Spencer Ave. 5EP530.58 Y X 14 307 Canon Ave. 5EP530.71 Y X 15 8 Park Avenue 5EP530.186 Y X 16 36 Park Avenue 5EP530.187 Y X 17 20 Grand Ave. 5EP530.325 Y-Assoc Bldg. X 18 47 Grand Ave. 5EP530.326 Y X 19 535 Canon Ave. 5EP530.327 Y X 20 128 Spencer Ave. 5EP530.328 Y X 21 310 Canon Ave. 5EP3983 Y X 22 312 Canon Ave. 5EP3984 Y X 23 404 Canon Ave. 5EP3985 N 24 406 Canon Ave. 5EP3986 N 25 410 Canon Ave. 5EP3988 Y X 26 412 Canon Ave. 5EP3989 Y X 27 502 Canon Ave. 5EP3990 Y X 28 502D Canon Ave. 5EP3991 Y X 29 502E Canon Ave. 5EP3992 Y X 30 505 Canon Ave. 5EP3993 Y X 31 507 Canon Ave. 5EP3994 Y X 32 509 Canon Ave. 5EP3995 33 511 Canon Ave. 5EP3996 Y X 34 512 Canon Ave. 5EP3997 N 35 513 Canon Ave. 5EP3998 N
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 46 APPENDIX B 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STATE IDENTIFICATION NUMBER ORDER
State ID Contributing Individual Eligibility Street Address Number to N.H.R.D? N.R. State Local 36 516 Canon Ave. 5EP3999 Y X 37 516A Canon Ave. 5EP4000 N 38 516B Canon Ave. 5EP4001 N 39 517A Canon Ave. 5EP4002 Y X 40 517B Canon Ave. 5EP4003 N 41 518 Canon Ave. 5EP4004 Y X 42 518B Canon Ave. 5EP4005 N 43 519 Canon Ave. 5EP4006 Y X 44 521 Canon Ave. 5EP4007 Y X 45 523 Canon Ave. 5EP4008 N 46 525 Canon Ave. 5EP4009 N 47 526 Canon Ave. 5EP4010 N 48 527 Canon Ave. 5EP4011 N 49 528 Canon Ave. 5EP4012 Y X 50 529 Canon Ave. 5EP4013 N 51 530 Canon Ave. 5EP4014 Y X 52 531 Canon Ave. 5EP4015 Y X 53 533 Canon Ave. 5EP4016 Y X 54 601 Canon Ave. 5EP4018 N 55 603 Canon Ave. 5EP4019 N 56 605 Canon Ave. 5EP4020 N 57 607 Canon Ave. 5EP4021 N 58 609 Canon Ave. 5EP4022 Y X 59 611 Canon Ave. 5EP4023 N 60 611½ Canon Ave. 5EP4024 N 61 626 Canon Ave. 5EP4025 Y X 62 628 Canon Ave. 5EP4026 Y X 63 101 Cave Ave. 5EP4027 Y X 64 105 Cave Ave. 5EP4029 Y X 65 111 Cave Ave. 5EP4031 Y X 66 112 Cave Ave. 5EP4032 Y X 67 114 Cave Ave. 5EP4033 Y X 68 113/115 Cave Ave. 5EP4034 Y X 69 120 Cave Ave. 5EP4035 Y X 70 121½ Cave Ave. 5EP4037 N
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 47 APPENDIX B 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STATE IDENTIFICATION NUMBER ORDER
Street Address State ID Contributing Individual Eligibility Number to N.H.R.D? N.R. State Local 71 124 Cave Ave. 5EP4038 Y X 72 128 Cave Ave. 5EP4040 Y X 73 129 Cave Ave. 5EP4041 Y X 74 133 Cave Ave. 5EP4042 Y X 75 136 Cave Ave. 5EP4043 N 76 140 Cave Ave. 5EP4044 Y X 77 3 Dudley Rd. 5EP4045 Y X 78 5 Dudley Rd. 5EP4046 Y X 79 8 Dudley Rd. 5EP4047 Y X 80 9 Dudley Rd. 5EP4048 Y X 81 10 Dudley Rd. 5EP4049 Y X 82 19 Dudley Rd. 5EP4050 Y X 83 25 Dudley Rd. 5EP4051 Y X 84 33 Dudley Rd. 5EP4052 Y X 85 8 Grand Ave. 5EP4054 Y X 86 10 Grand Ave. 5EP4055 Y X 87 40 Grand Ave. 5EP4059 Y 88 46 Grand Ave. 5EP4062 Y X 89 50 Grand Ave. 5EP4064 Y X 90 54 Grand Ave. 5EP4065 N 91 53/55/57 Grand Ave. 5EP4066 N 92 61 Grand Ave. 5EP4067 N 93 62 Grand Ave. 5EP4068 Y X 94 64 Grand Ave. 5EP4069 Y X 95 141 Spencer Ave. (1) 5EP4070 N 96 141 Spencer Ave. (2) 5EP4071 N 97 141 Spencer Ave. (3) 5EP4072 Y X 98 141 Spencer Ave. (4) 5EP4073 Y X 99 18 Manitou Ter. 5EP4074 N 100 20 Manitou Ter. 5EP4075 N 101 115 Manitou Ter. 5EP4076 N 102 2 Narrows Rd. 5EP4077 N 103 3 Narrows Rd. 5EP4078 N 104 4 Narrows Rd. 5EP4079 N 105 5 Narrows Rd. 5EP4080 N
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 48 APPENDIX B 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY SURVEY LOG - SORTED IN STATE IDENTIFICATION NUMBER ORDER
Street Address State ID Contributing Individual Eligibility Number to N.H.R.D? N.R. State Local 106 6 Narrows Rd. 5EP4081 N 107 7 Narrows Rd. 5EP4082 N 108 8 Narrows Rd. 5EP4083 N 109 10 Narrows Rd. 5EP4084 N 110 11 Narrows Rd. 5EP4085 N 111 12 Narrows Rd. 5EP4086 N 112 14 Narrows Rd. 5EP4087 N 113 15 Narrows Rd. 5EP4088 N 114 17 Narrows Rd. 5EP4089 N 115 2 Spencer Ave. 5EP4090 Y X 116 6 Spencer Ave. 5EP4091 Y X 117 10 Spencer Ave. 5EP4092 Y X 118 11 Spencer Ave. 5EP4093 Y-Assoc Bldg. X 119 14 Spencer Ave. 5EP4094 Y X 120 108 Spencer Ave. 5EP4096 N 121 114 Spencer Ave. 5EP4097 Y X 122 116 Spencer Ave. 5EP4098 Y X 123 118 Spencer Ave. 5EP4099 N 124 10 Cliff Rd. 5EP4102 Y X 125 WPA Wall 5EP4103 Y X
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 49 APPENDIX C 2001-2001 MANITOU SPRINGS HISTORIC BUILDINGS SURVEY & INVENTORY STREET ADDRESS CHANGES
Pre-1952 Street Address Current Street Address 200 Canon Avenue 410 Canon Avenue 213 Canon Avenue 507 Canon Avenue 225 Canon Avenue 509 Canon Avenue 232 Canon Avenue 516 Canon Avenue 242 Canon Avenue 522 Canon Avenue 254 Canon Avenue 528 Canon Avenue 270 Canon Avenue 608 Canon Avenue 301 Canon Avenue 615 Canon Avenue 303 Canon Avenue 617 Canon Avenue Corner Cave Avenue 103 Cave Avenue 124 Cave Avenue 114 Cave Avenue 126 Cave Avenue 124 Cave Avenue 128 Cave Avenue 128 Cave Avenue 129 Cave Avenue 133 Cave Avenue 130 Cave Avenue 136 Cave Avenue 136 Cave Avenue 140 Cave Avenue 100 Dudley Road 3 Dudley Road 106 Dudley Road 5 Dudley Road 114 Dudley Road 19 Dudley Road 116 Dudley Road 25 Dudley Road 120 Dudley Road 33 Dudley Road 102 Grand Avenue 2 Grand Avenue 120 Grand Avenue 20 Grand Avenue 132 Grand Avenue 26 Grand Avenue 136 Grand Avenue 32 Grand Avenue 140 Grand Avenue 40 Grand Avenue 141 Grand Avenue 41 Grand Avenue 146 Grand Avenue 46 Grand Avenue 147 Grand Avenue 47 Grand Avenue 150 Grand Avenue 50 Grand Avenue 152 Grand Avenue 54 Grand Avenue 300 Manitou Terrace 115 Manitou Terrace 104 Spencer Avenue 6 Spencer Avenue 126 Spencer Avenue 114 Spencer Avenue 130 Spencer Avenue 118 Spencer Avenue 136 Spencer Avenue 128 Spencer Avenue
2001-2002 Manitou Springs Historic Buildings Survey & Inventory 50