By William J. Dagendesh
A request to demolish three structures at 183 Crystal Park Road, the former Cheyenne Village, dominated the Oct. 18 Manitou Springs City Council meeting.
Council voted 7-0 to uphold a recommendation to demolish the buildings, finding it economically impractical to rehabilitate or relocate the structures. Also, council voted 7-0 to approve the major development plan in accordance with the City Planning Commission and staff recommendations, with the following conditions:
- A Public Facilities and Service Impact Report shall be submitted and reviewed in conjunction with a Major Subdivision application;
- The required future Major Subdivision application shall be raised to the review authority of the City Planning Commission (making a recommendation) and City Council (decision authority); and
- A continuous sidewalk will be added on the east side of Crystal Park Road adjacent to the property.
Councilors and meeting attendees heard comments from the planning director, applicant and residents. The applicant, Manitou Cabins LLC, wants to remove the structures located in the Keithley Log Cabin historic sub-district.
Structures there have been neglected for decades and require major repair. The developer wants to add housing to the western part of the property and renovate the remaining original buildings for housing. One way to do this is to restore and revitalize the buildings built before 1953 near Crystal Park Road.
According to Planning Director Hannah Van Nimwegen-McGuire, the Historic Preservation Commission last month reviewed and approved the material change of appearance certification request, which seeks approval to demolish a maintenance shop built in 1975 and two duplexes built in 1967.
“The maintenance shop is on the northeastern portion of the site, closest to Sutherland Road, and the two duplexes (are) interior to the property, but more on the eastern portion, a little east of the proposed cul-de-sac,” the planning director said.
A study was conducted to determine the validity of removing a portion of this property from the historic district. According to the study, the three structures don’t embody what is considered to be a historic or unique log cabin district.
“Through that study, we determined the structures did not meet (historic) criteria and the HPC agreed with those findings,” she said.
Slides revealed severe structural deterioration. The applicant states the maintenance shop and two duplexes are not economically feasible to rehabilitate due to their location specifically, causing obstacles for the major development plan.
“The major development plan is required to help offset the cost to rehabilitate the existing structures west of the creek. In order to rehabilitate those structures, private lots need to be sub-divided and sold to help fund some of those costs,” Van Nimwegen-McGuire said.
“In order to subdivide new lots, there has to be an access road, shown on the development plan, right through the maintenance shop. The HPC found there was an economic hardship to this particular project.”
William Guman from William Guman & Associates Ltd. spoke on behalf of Manitou Cabins. Guman provided a copy of the public notification that went out to 149 residents informing them of the pending application. About 92 neighbors toured the cabins and asked questions about their history and costs to renovate.
“We went from 10 to nine lots on the development plan for the eastside of Sutherland Creek. We presented a plan to our neighbors two years ago that started with about 19 lots. We realized from the input we got that 19 lots was something the community was not going to accept on that small of a site. Through negotiating and presenting our amended plans, we’re down to the nine lots you see on the development plan,” Guman said.
Resident Kathleen Nims asked to have a sidewalk and row of parallel parking installed next to the cabins. And resident Karl Stang added, “This new development, with its associated vehicle traffic, will be a major impact for the neighborhood.”
Resident Matt Ferguson said lots 1-7 are not viable for development.
“On one side, you’ve got an unstable hillside and slope from 30 to 50-plus degrees. That’s why the east side of the property has never been developed. We ask that City Council require a Tier III study be completed before approving the major development plan application,” Ferguson said.
That means that the building plans are drawn to provide a superior protection, and the physical construction of the building ensures the plans became a reality.
Manitou Cabins co-owner Nancy Johnson said she understands neighbors’ concerns.
“This property has been vacant for a long time, and nobody has done anything to it. They feel this is an extension of their property,” Johnson said.
Resident Mark Zapel resides near the northwest boundary of lot 6 in the proposed development. He said the development will negatively impact him and surrounding homeowners.
“If that hillside is compromised, that affects our foundation and homes. I think lots 1-7 should have a slope-stability analysis done at this stage,” Zapel said.
Resident Laura Steinbach said the property is being developed in a way that preserves the cabins.
“I think the owners have done a beautiful job and have a genuine interest in maintaining the cabins,” Steinbach said.
Manitou Cabins owner Dale Stamp said he sought to enhance the property for the community.
“When Cheyenne Village owned this property, they abandoned the maintenance and upkeep. We were fortunate to get the opportunity to work on this project. We’ve done everything possible and put together a great team,” Stamp said.
Resident Jamie Kaufman said, “I think it’s reasonable for neighbors to ask for a level of detail that helps us feel more comfortable. I don’t believe there are any guarantees when you purchase a property. … I don’t believe there are any victims in regards to the process because people have some objections.”
The applicant offered to provide a continuous sidewalk along busy Crystal Park Road, which resonated favorably with residents and council.
Councilor Julie Wolfe said, “I am not a fan of having a section with no sidewalk so cars can pull in to their property. This is a family neighborhood.”
Councilor Natalie Johnson said, “This project is going to be successful. I am comfortable with where we are.”
Councilor Judith Chandler added, “Overall, I think the pros outweigh the cons.”
Councilor Nancy Fortuin said she believes adequate protections have been put in place. “I want them (residents) to feel like we’re supporting them,” Fortuin said.
The next step is to enter the subdivision process and conduct Tier III work before lots can be sold.
The next City Council work session is scheduled for 6 p.m. Tuesday, Oct. 25.