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Side Streets ~ Neighborhood people and issues

Archive for the 'Peregrine' Tag

HOW ABOUT “NEIGHBORS CAN GET ALONG PARK”

July 20th, 2011, 1:11 pm by

It’s called the Margery Reed Memorial Park in honor of a long-dead heiress and ex-nursing student whose mother gave large sums to the predecessor of Penrose Hospital.  

The park is a symbol of efforts by the hospital’s owners, Penrose-St. Francis Health Services, to get along with the Old North End Neighborhood.  

Wildflowers are a highlight of the Margery Reed Memorial Park, built by Penrose Health Systems on the corner of Cascade Avenue and Jackson Street for its patients, staff, visitors and the neighborhood to use.

Personally, I’d call it “Amity Park” as a tribute to the positive relationship it represents.  

It sits at the corner of Cascade Avenue and Jackson Street.  

 The park isn’t huge. It’s a “pocket” park, actually. But it’s a nice little oasis amid the east and west towers, the parking structure and asphalt lots of the Penrose Hospital campus.  

It is seeded with wildflowers and landscaped with trees and shrubs and lined with walkways that function beyond aesthetics.  

Jamie Smith, chief operating officer of Penrose-St. Francis, tells me they were designed in a variety of surfaces — concrete, brick, wood, gravel — for use in therapy by rehabilitation patients.  

  

Penrose Hospital has restored and put on display a tuberculosis hut at Margery Reed Memorial Park. It is furnished to the period at the turn of the 20th century when Colorado Springs was a center for treatment of the lung disease. Penrose traces its roots to 1890 when the Glockner Tuberculosis Sanatorium opened.

I really like the restored tuberculosis hut on the corner of the park, which is furnished with a bed, dresser, trunk, nightstand and chair from the period in the early 20th century when Colorado Springs was a center for treatment of tuberculosis.  

The interior of the tuberculosis hut contains historically accurate furnishings. The huts were common in Colorado Springs in the earlh 20th century.

Tuberculosis patients lived in the one-room huts which lined the lawns of the Modern Woodmen of America sanatorium grounds from 1909 to 1947.

 The TB huts were lined up by the dozens outside the Modern Woodmen of America sanatorium north of town deep in the Woodmen Valley.

Today we know the area as Peregrine!

 

The Modern Woodmen is a fraternal organization and insurance company and it provided free treatment to its members at the sanatorium. The huts are visible around Colorado Springs in backyards, as businesses, country lane bus stops and other uses. 

The park and TB hut are just one of many efforts by Penrose to be a good neighbor. It has tried to soften the appearance of its buildings by heavily landscaping around its borders. 

It has adopted historic street lamps to blend with those installed in the neighborhood. 

It even reached out to the neighborhood in 2010 and conducted a health wellness program over 10 months. 

Penrose Hospital is located in the Old North End Neighborhood and residents give the hospital credit for working hard to address neighbors' concerns on issues such as appearance, traffic, noise and smooking.

 When neighbors saw the drawings for its east tower, built in 2005, they asked the hospital to enhance the appearance with curves and other design touches. Voila’ the building became more graceful!  

The East Tower of Penrose Hospital, built in 2005, is an example of the cooperation between the hospital and the Old North End Neighborhood. The building was redesigned, at the neighborhood's request, to give it a curved appearance and other design touches to better blend with nearby residences.

A painting of Margery Reed.

As for the park’s namesake, Margery Reed, I found some interesting history from Penrose spokesman Chris Valentine. 

Margery was the daughter of Mary and Verner Reed who moved to Colorado Springs in 1893. Verner made his fortune in mining, banking, ranching and irrigation. Margery was born in 1894. They also had two sons. 

Verner died in 1919, leaving Mary a fortune which she used in charitable and philanthropic projects. 

Margery, meanwhile, studied nursing student at Glockner before ultimately graduating from the University of Denver in 1919 with a degree in English and took a position as an assistant professor of English. That’s where she met her future husband, Paul Mayo, who also taught English. 

A painting of Mary Reed, Colorado Springs philanthropist.

In 1924 Paul and Margery traveled to Peru, where he joined the diplomatic service. Margery became ill in Peru and returned to the U.S., where she died at age 30. 

To honor her daughter,  She died young and her family donated $100,000 toward construction of Margery Reed Mayo Hall at DU, which opened in 1929. 

Then Mary Reed presented DU with $350,000 in cash and an additional $180,000 trust fund income to erect a new library that would bear her name. 

In April 1941, Glockner celebrated the opening of a new $250,000 addition to its nurses’ home. It was named the Margery Reed building and was a gift from Mary Reed. 

Old photos of Margery Reed Hall at the University of Denver

Within the Margery Reed Nurses Home was placed some of her most cherished possessions. In the wood-paneled library was a large oil portrait of Margery and her entire library of 1,000 volumes. 

Margery Reed’s ashes also remain at Penrose Hospital in two urns. 

Here’s a link to a good story written in 2007 by my colleague, Scott Rappold, about Colorado Springs’ history as a tuberculosis treatment center. 

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EVEN DEATH DOESN’T END SOME NEIGHBORHOOD DISPUTES

July 25th, 2010, 12:00 pm by

In 2004, I met Jean Raubolt. In 1982, she bought a new house on Silent Rain Drive in a neighborhood sandwiched between Mountain Shadows and what is now Peregrine on the city’s northwest edge.

She was unhappy with the condition of the neighborhood. She believed it was deteriorating and hurting her property values.

She wanted to form a neighborhood association to police the area and enforce covenants and city codes for appearance, noise and overall quality of life.

Raubolt was unable to rally neighbors to join her. So she became a one-woman army dedicated to reporting and filing complaints for every code violation she could find.

She was known to walk the neighborhood, pen and pad in hand, writing down violations she then reported to Colorado Springs Police, or the Code Enforcement agency, or the Humane Society of the Pikes Peak Region.

Neighbors told me they hid from Raubolt, avoiding using their front yards or porches to avoid her wrath. Some told me they moved to escape her harassment.

Then came Bridget Weyer, who moved in next door in February 2007.

Soon, she was the subject of complaints about her dog, her daughter’s drumming, right in a 2008 photo, and music at a barbecue she hosted.

Here’s a link to a previous column and a blog I wrote about the conflict.

Weyer ended up in court three times over Raubolt’s complaints. Two were dismissed but the third stuck and she was fined $70. Weyer considered moving until the complaints suddenly stopped.

Raubolt died last August. Weyer said it’s sad, but the neighborhood is all “peace and tranquility” ever since.

It’s a different story on North Foote Avenue where neighbors have been dealing with a condemned house since 1998.

They had grown hopeful, recently, that the house was finally going to be repaired and occupied. The work started after a column I wrote in April. The owner, Ruth “Fire” Hendricks had come to me, begging me to write about how the city had wrongly condemned the place. Alternately angry and tearful, she told me how her hateful neighbors wouldn’t help.

Of course, the city and neighbors told a much different story. City Code Enforcement Administrator Ken Lewis said Hendricks as refusing to cooperate with his officers. He said they had tried for years to help her.

In fact, Lewis said his officers had volunteers and materials lined up to start work on the place, if she would only cooperate.

Hendricks was enraged by my column. But in a short time a contractor began work on the house and the roof was replaced. A large trash container was brought to the house and some of the moldy junk inside was pitched until Hendricks intervened.

Then everything stopped. Hendricks died May 15, leaving the house in limbo. (One of her daughters, Julia Groves, angrily claimed the stress from my column killed her.)

Neighbors are glad its collapsing roof has been repaired and broken windows fixed. But they fear it could sit even longer as probate court sorts out Hendricks’ estate. Here’s a link to my earlier blog on the house.

Lewis said the city will stay on the case and, if necessary, will make any urgent repairs and mow weeds, bill the estate and even lien the property if necessary.

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LIKE A ROLLING STONE! Life below Pikeview Quarry

September 23rd, 2009, 4:14 pm by

pikeviewscar1

  Most people look out their back windows and, beyond the fence, can see into their neighbor’s kitchen or family room or bedrooms.

 Not true for folks in Oak Valley Ranch, a neighborhood tucked in the foothills between Mountain Shadows and Peregrine on Colorado Springs‘ northwest edge.

 Especially for families living on Front Royal, Coldwater and Hollandale drives.

 They back up to Castle Concrete Co.’s  Pikeview Quarry. Above is a 2001 photo of the quarry from The Gazette’s archives.

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 We’re not talking Fred Flintstone here, either. This is the real thing, visible for miles along Interstate 25, just south of the Air Force Academy.

Lately, Oak Valley Ranch residents have had front-row seats for dramatic landslides that have sent upwards of 2 million tons of limestone cascading down the mountainside.

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 The first slide occured Dec. 2, 2008, and dumped and estimated 1.5 million tons of limestone into the pit at the base of the cliff. The slide is obvious in the photo, above, taken the same day by The Gazette’s Carol Lawrence.

 But the mountain wasn’t done rockin’ and rollin’ yet. It let loose again Sept. 13 with a blast that sounded like thunder to neighbors who ran from their homes and ate dinner on their patios, watching as boulders the size of locomotives plunged down the cliff, dropping another 250,000 tons before it was done. 

Here’s a look at the two slides.

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 Reader Chris Dorry posted on YouTube video of the slide that you can watch it on this link. At about the two minute mark, you’ll actually see landslide activity as rock breaks off and rolls. My friends at KOAA TV NewsFirst 5 also got some nice footage you can view here.

Here’s another cool video clip  that gives a great view of the landslide.

Here’s a photo of the action captured by neighbor Rob Hellem, who heard what he described as “rolling thunder” during dinner around 6 p.m. and looked out to see all heck breaking loose.

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Experts say they expect further movement in the quarry.

M.L. “Mac” Shafer is vice president of Transit Mix Aggregates, which owns Castle Concrete and the Pikeview Quarry - a complex of about 100-mineable acres on a 190-acre tract.

 Transit Mix owned the Queens Quarry above the Garden of the Gods, which operated from about 1955 to 1989 and now has been reclaimed. The company also operates the Black Canyon Quarry behind Cedar Heights. And it has a sand mine along South Academy Boulevard.

Castle Concrete bought the Pikeview in 1969. It was operated for years by Peter Kiewit and Sons, Shafer said. It’s now known as Kiewit Western Corp.

Shafer said geologists agree that more landslides will occur. He said the limestone on the surface of the mountain sits on a layer of clay attached to the decomposed granite base that makes up Pikes Peak and much of the Front Range.

A year of steady snow and rain has saturated the limestone, coupled with the freeze-thaw cycle, caused it to slide, Shafer said.

On Feb. 12, federal Mine Safety and Health Administration officials issued five citations to Transit Mix and fined the company $2,564 for safety violations in connection with the slide. Shafer said the officials accused the company of mining too much of the base of the mountain, causing it to become unstable.

Since then, the company has been limited to removing its stockpiles of crushed limestone. The mine became more of a classroom for geologists and other scientists from around the world who have come to study the landslide.

After the Sept. 13 landslide, the mine has been shut down. Most of the stockpiles are exhausted. The conveyors of the rock crushers are sunning beds for bobcats. Deer and other wildlife are the only thing moving about in the mine.

Sophisticated laser sensors watch the mountainside, measuring it every few hours for any movement. Shafer said the company is developing a plan it hopes to present next June for possibly reopening the mine and finishing reclamation efforts.

Neighbors, meanwhile, are wondering if there’s any danger in rocks rolling into their backyards. Look at these bad boys hanging from the top of the latest slide. Shafer estimates the larger boulder on the right weighs at 20,000 tons! Like a locomotive perched on the mountainside.

pikeviewboulder

Shafer said such a disaster is not likely. Below is a look at the mine, prior to the landslides, from GoogleEarth. It shows the pit.

pikeviewgoogle2

For now, things are calm again. But, eventually, experts expect the mine to break loose again. They are especially watching a fault at the apex of the mine above the most recent slide. On a recent hike with a geologist, Shafer said he was able to actually look into the fault and see the spot where the limestone, clay and granite meet.

For now, the landslide have not destroyed all the reclamation efforts done over the past decade on the southern rim of the mine. More than 2,000 trees have been planted on the ledges of the mine by volunteers with the Colorado Mountain Reclamation Foundation.

pikeviewwide

LET’S START A CLUB!!

June 7th, 2009, 11:31 pm by

Mike Slattery bought 70 acres in the foothills south of Peregrine in 2002 and thought about building luxury log homes on big lots.

Eventually he abandoned the idea> He sold five acres which are being subdivided into five homesites. But he decided it would be better to preserve the remaining 65 acres as mostly open space with maybe one house, an equestrian center and some trails.

He conceived the Blodgett Ranch Club and is inviting neighbors to let him know if they’d be interested in joining him.

blodgettscreen

 It would be a private club. He might build a pool. Have horses for club members. A dog park. Mountain biking. Hiking trails.

Or he might have to sell the land and watch it become a private estate. Here’s a look at a map of the area.

blodgettmap

 The property is spectacular and abuts Colorado Springs’ 167-acre Blodgett Open Space.

 Here’s a link to the master plan for the Blodgett Open Space.

Here is a map Slattery created of his property.

blodgettmap2

Below is a photo he took of his land.

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To take a pulse of the neighborhood and generate interest, Slattery went old-school. He put up a sign. Here it is.

blodgettsign1

 Here’s how Slattery explains his idea:

The 65 acre agriculture-zoned Blodgett Ranch property is privately owned, but preserved in a land trust agreement with El Paso County Parks.  They inspect the entire property every year to confirm there has been no development on the property other than what was agreed years ago in the Deeds of Conservation Easement.  

The lower elevation along Centennial Blvd (currently the small horse barn, round pen and flat area immediately above) was stripped of sub-division development rights (would have been 5 luxury homes or 20+ patio homes)  This 11 acre Phase 1 parcel can only now have a commercial Equestrian Center for riding lessons, boarding and trail rides (no residential development), and includes the new City Parks trail easement donated in order to move hikers coming up from the Woodmen Valley/St Francis corridor, up through Blodgett Ranch, and into the south side of the City’s 187-acre Blodgett Peak Open Space.

 The middle Phase 2 parcel is approx 23 acres and is located on the main mesa beyond the current  antenna barn. This is where up to 18 upscale Peregrine style homes was envisioned by City Planning.  These development rights were stripped and now retains a restricted 3-acre building envelope for a future single family residence, meeting facility and pool.  This area is also where I envision a members Dog Park and outdoor concert pavilion to compliment a the social meeting facility and pool.

 The final Phase 3 is a 30 acre parcel on the Pike National Forest with over 2 miles of groomed trails for member hiking, mountain biking, horseback riding, tours, etc.  This parcel will also have up to (8) authentic Indian Tipis in small clusters around the 30 acres for club members to use for family and pet overnights.

 The overall concept is for a community Conservation Club, made up of private members who own shares in the entire facility and amenities, like the Foothills swim club.  Therefore it would be good to find out what local neighbors feel is important to see in their outdoor club before decisions are made.  I don’t see building expensive infrastructure that is not needed for our Colorado outdoor lifestyle activities.  The idea is to enjoy limited amenities at a reasonable family membership cost.

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NEIGHBORHOOD ACTIVISTS 2, Developers 0

May 20th, 2009, 6:16 pm by

In 2007, residents of the Woodmen Valley near Peregrine along the southern boundary of the Air Force Academy found themselves battling to preserve their neighborhood on two fronts.

Here’s a look at the valley from www.FlashEarth.com

 woodmenmap1

 

First, a developer revealed plans to convert the old Woodmen-Roberts Elementary School since 1990 known as the Woodmen Center, not a strip mall with a liquor store, dry cleaner and coffee shop.

woodmencenter2

Then another developer asked the city to annex 40 acres of land and eight homes where he planned to build a subdivision with 80 homes.

cedaravalleymap

 

hefley3 The project included a 5-acre parcel that for years was the home of  retired Congressman Joel Hefley.

 

 

 

Here’s a look at the project:

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Neighbors formed the “Woodmen Valley Preservation Association” and opposed both projects. They insisted on so many restrictions on the Woodmen Center property that the developer dropped plans for a strip mall.

Today, a new owner is preparing to move in: Nursing and Therapy Services of Colorado.

The other project, to get Colorado Springs to annex the 40 acres including Hefley’s house and build an 80-home subdivision failed when activists discovered that several of the property owners signed away their right to subdivide years ago when they accepted city water.

Now, the old Hefley spread, with its house and 5.37 acres,  is on the market for $725,000. Here’s a look at it:

hefley1

 

 

 

 

 

 

 

 

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