CPI 2010 Como Presentation

8/14/2019 CPI 2010 Como Presentation

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THE JOY OFTHE JOY OF

PRESERVATIONPRESERVATION(COOKING UP A GREAT(COOKING UP A GREAT

PROJECT IN COMO) PROJECT IN COMO)

WORTHY STRUCTURES +WORTHY STRUCTURES +

DEDICATED PEOPLEDEDICATED PEOPLE

CPI 2010


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Introductions and Brief Session Overviewby Patrice Berglund, Session Manager

Speakers: Richard S. Beardmore, PE A-E Design Associates, PCJane Daniels Colorado Preservation, Inc.Moya Cleaver and David Tomkins OwnersMike Perschbacher Older Than Dirt Construction

Bob Schoppe Denver, South Park and PacificHistorical SocietyLinda Balough Director of the Park County

Preservation Office, and Executive Director ofthe South Park National Heritage Area

Session Purpose: To demonstrate how the right mix of visionaryand dedicated people can make a worthy projectpossible, and with a little bit of luck, an entireregion can benefit; and to offer the advantage ofour experience to those with similar projects


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Philosophies and Practicesby Richard S. Beardmore, PE

Preservation Engineer

BSCE, MSCE - University of Cincinnati

As a registered professional engineer and principal of A-E DesignAssociates, Ft. Collins, Colorado, Beardmore brings 40 years of

engineering, construction and preservation experience to bear onprojects in Colorado. A strong civil, structural, and architectural

engineering background underpins Beardmores sympatheticrestoration of historic buildings and their archaic building systems and

assemblies. The more than one hundred preservation projects

completed by Beardmores firm have benefited from their minimalisticand holistic approach. A-E Designs philosophy is that the building isthe client.


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Partners, Programs, Philosophy and PracticesPartners, Programs, Philosophy and Practices

Fitting the Parts and People TogetherFitting the Parts and People Together


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PhilosophyPhilosop

hy The building is the clientThe building is the client The building has already been designed THIS IS NOT A DESIGNThe building has already been designed THIS IS NOT A DESIGN

OPPORTUNITY!OPPORTUNITY!

This isThis is not newnot new construction, so many of those practices do not apply*construction, so many of those practices do not apply*

*Preservation construction equates to S. O. I. Standards compliant*Preservation construction equates to S. O. I. Standards compliant


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Working with the buildingWorking

with the building Minimalism; least intrusive design/engineering solutionsMinimalism; least intrusive design/engineering solutions Approaches and systems that are appropriate and compatibleApproaches and systems that are appropriate and compatible

Use that fits the building, rather than attempting to make theUse that fits the building, rather than attempting to make thebuilding fit an unsuitable use, thus requiring a heavy handbuilding fit an unsuitable use, thus requiring a heavy hand Past performance history, in-kind repairs, code enhancementsPast performance history, in-kind repairs, code enhancements


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PracticesPractices Collaboration open book where everyone contributesCollaboration open book where everyone contributes Early involvement of all partiesEarly involvement of all parties Risk sharing versus risk shedding to minimize riskRisk sharing versus risk shedding to minimize risk Discovery, discovery, discovery!Discovery, discovery, discovery! Reverse budgeting, mandated transparencyReverse budgeting, mandated transparency Prequalification competitive performance based selectionPrequalification competitive performance based selection Advocate for traditional craftsAdvocate for traditional crafts Advocate for the buildingAdvocate for the building

Influe

nce

Ability to Influence

ProjectCos

t

Cost Impact

Time


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CPIs PartnershipJane Daniels, Preservation Projects Coordinator

Jane Daniels is the Preservation Projects Manager at ColoradoJane Daniels is the Preservation Projects Manager at Colorado

Preservation, Inc. Janes main role is: to direct, advise and assist aPreservation, Inc. Janes main role is: to direct, advise and assist a

wide variety of historic preservation projects in the state; serve aswide variety of historic preservation projects in the state; serve as

preservation advocate, expert and project manager; and manage andpreservation advocate, expert and project manager; and manage and

administer grants for preservation projects. She has worked on severaladminister grants for preservation projects. She has worked on severalprojects including Hangar 61 (Denver), Temple Aaron (Trinidad),projects including Hangar 61 (Denver), Temple Aaron (Trinidad),

Murdock Building (Eads), and Glen Isle Lodge (Bailey) since her arrivalMurdock Building (Eads), and Glen Isle Lodge (Bailey) since her arrival

at CPI in 2008. As project manager, Jane values using a collaborativeat CPI in 2008. As project manager, Jane values using a collaborative

approach in stakeholder involvement and brings with her a strongapproach in stakeholder involvement and brings with her a strong

background in downtown revitalization, historic preservation, urbanbackground in downtown revitalization, historic preservation, urban

planning, natural and cultural resource management and grant writingplanning, natural and cultural resource management and grant writingand administration .and administration .


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Colorados Most Endangered Places ProgramColorados Most Endangered Places Program


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Building PartnershipsBuilding Partnerships


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Interim StabilizationInterim Stabilization


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GrantGrant

RecipientRecipientContact andContact and

AdministrationAdministration


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Owner Vision and CommitmentMoya Cleaver and David Tomkins, Owners

David Tomkins is a native of England. He has worked for 30 years in theDavid Tomkins is a native of England. He has worked for 30 years in the

London Insurance market, dealing with major corporate clients. SinceLondon Insurance market, dealing with major corporate clients. Since

coming to the U. S. five years ago, he has worked for the Durango andcoming to the U. S. five years ago, he has worked for the Durango and

Silverton Railroad and is co-owner of the Como Hotel and Depot.Silverton Railroad and is co-owner of the Como Hotel and Depot.

Moya and her family moved to Colorado 24 years ago. She worked inMoya and her family moved to Colorado 24 years ago. She worked in

Information Technology for 30 years. The last ten years, she led teamsInformation Technology for 30 years. The last ten years, she led teamsto rollout, upgrade and implement new software in the United States andto rollout, upgrade and implement new software in the United States and

in Europe. Over the past 5 years, after receiving her Masters in Libraryin Europe. Over the past 5 years, after receiving her Masters in Library

and Information Science, she became a Public Librarian and worked inand Information Science, she became a Public Librarian and worked in

San Francisco and Durango, updating facilities and services for variousSan Francisco and Durango, updating facilities and services for various

libraries.libraries.

David and Moya met while she was on contract in London in 2000 andDavid and Moya met while she was on contract in London in 2000 and

married five years ago after David immigrated to the United States.married five years ago after David immigrated to the United States.

They began the joint venture of updating and running the Como DepotThey began the joint venture of updating and running the Como Depot

Eating House and Hotel in February 2008, and look forward to continuedEating House and Hotel in February 2008, and look forward to continued

success in this endeavor.success in this endeavor.


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Early History:Early History:

CoalCoal

The name of Como, from Lake Como in Italy, is believed to have beenThe name of Como, from Lake Como in Italy, is believed to have beengiven by Italian Coal Miners who worked in the Colorado minesgiven by Italian Coal Miners who worked in the Colorado mines

and presumably came from that area, although Como, Coloradoand presumably came from that area, although Como, Colorado

looks nothing like Lake Como, Italylooks nothing like Lake Como, Italy

CIRCA 1910CIRCA 1910


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History:History:A Railroad TownA Railroad Town

Summer of 1879 the Denver, South Park and Pacific Railroad arrivesSummer of 1879 the Denver, South Park and Pacific Railroad arrivesand Depot builtand Depot built Como quickly becomes a tent city of 6,000 people, known as UpperComo quickly becomes a tent city of 6,000 people, known as Upper

ComoComo 1880, Gillman Hotel built, and a few years later, hotel enlarged1880, Gillman Hotel built, and a few years later, hotel enlarged Taken over by the Railroad and incorporated into the Union PacificsTaken over by the Railroad and incorporated into the Union Pacifics

hotel division, renamed the Pacific Hotel, a grand Victorianhotel division, renamed the Pacific Hotel, a grand Victorianbuilding with 43 bedrooms and the capacity of seating 100 orbuilding with 43 bedrooms and the capacity of seating 100 or

moremore Como becomes a division point for the Railroad; trains arrived fromComo becomes a division point for the Railroad; trains arrived from

Denver over Kenosha Pass, then carried on to GunnisonDenver over Kenosha Pass, then carried on to Gunnison

throughthrough the Alpine Tunnel, to Leadville over Boreas Pass,the Alpine Tunnel, to Leadville over Boreas Pass, toto

serve theserve the mines at Upper Como to the west and Lower Como,mines at Upper Como to the west and Lower Como,later renamedlater renamed King, to the eastKing, to the east Como housed the largest facilities outside of DenverComo housed the largest facilities outside of Denver In 1896 the Pacific Hotel burned to the ground, but somehow theIn 1896 the Pacific Hotel burned to the ground, but somehow the

adjoining Depot was sparedadjoining Depot was spared


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More HistoryMore History 1897, local newspaper announces planned construction of a new,1897, local newspaper announces planned construction of a new,

pressed brick building, which was completed in a single shortpressed brick building, which was completed in a single short

Como summer construction seasonComo summer construction season In its heyday, the Hotel and Depot operated 24 hours a dayIn its heyday, the Hotel and Depot operated 24 hours a day Mining declines and costs of operation increase, closing line in 1937Mining declines and costs of operation increase, closing line in 1937 Track pulled up in 1938Track pulled up in 1938 1940s, Hotel and Depot used by dredging company, dredging gold on1940s, Hotel and Depot used by dredging company, dredging gold on

the Tarryall, for office and staff, with roundhouse used as repairthe Tarryall, for office and staff, with roundhouse used as repair

shopshop 1950s, hotelier from Denver bought it as a summer retreat and nuclear1950s, hotelier from Denver bought it as a summer retreat and nuclear

fallout shelter, adding concrete slab over root cellar, which hadfallout shelter, adding concrete slab over root cellar, which had

stored supplies and a hand dug, brick lined well (still existing)stored supplies and a hand dug, brick lined well (still existing) 1970s, Hotel purchased by Hodges, who reopened the Hotel, but left1970s, Hotel purchased by Hodges, who reopened the Hotel, but left

the Depot to rot, initially using it as a garage, then for storagethe Depot to rot, initially using it as a garage, then for storage


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Fast Forward to 2008Fast Forward to 2008 Moya Cleaver and David Tomkins visit, interested in railroad andMoya Cleaver and David Tomkins visit, interested in railroad and

South ParkSouth Park

Discover that Depot and Eating House are for sale asking $700,000Discover that Depot and Eating House are for sale asking $700,000 Negotiated for six months and purchased in February 2008 forNegotiated for six months and purchased in February 2008 for

$440,000, in grandfathered (as is) condition$440,000, in grandfathered (as is) condition

Our Mission StatementOur Mission StatementTo provide South Park visitors and residents with the bestTo provide South Park visitors and residents with the best

Central Colorado dining and Bed and Breakfast experience,Central Colorado dining and Bed and Breakfast experience,

providing a welcoming and comfortable backdrop as all enjoyproviding a welcoming and comfortable backdrop as all enjoy

Park Countys Historical Treasures and RecreationalPark Countys Historical Treasures and Recreational

Opportunities. This will be accomplished by offeringOpportunities. This will be accomplished by offering

outstanding services and facilities, provided in our Nationallyoutstanding services and facilities, provided in our NationallyHistoric Registered Buildings of the Hotel and Depot, currentHistoric Registered Buildings of the Hotel and Depot, current

being restored and rehabilitated according to the United Statesbeing restored and rehabilitated according to the United States

Secretary of the Interiors Standards.Secretary of the Interiors Standards.


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Auspicious BeginningAuspicious Beginning Eating House (restaurant) road sign on Highway 285Eating House (restaurant) road sign on Highway 285 Building is in condition to open for business in MayBuilding is in condition to open for business in May

Health department is our friendHealth department is our friend Begin meeting with collaborators CPI, DSPPHS, South ParkBegin meeting with collaborators CPI, DSPPHS, South Park

Historical Department, CHS/SHF, and tourism advocatesHistorical Department, CHS/SHF, and tourism advocates

Early ChallengesEarly Challenges Kitchen not up to codeKitchen not up to code Entirely new septic system requiredEntirely new septic system required Various plumbing and electrical issuesVarious plumbing and electrical issues Working around the weatherWorking around the weather

Lesson LearnedLesson Learned It is always darkest before the dawnIt is always darkest before the dawn We had nowhere to go but up!We had nowhere to go but up!


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Major 2008 AccomplishmentsMajor 2008 Accomplishments Two CHS/SHF grants submitted and approvedTwo CHS/SHF grants submitted and approved

- Hotel grant sponsored by Park County- Hotel grant sponsored by Park County

- Depot grant sponsored by CPI- Depot grant sponsored by CPI Depot stabilized through CPI weekend work parties until grant beginsDepot stabilized through CPI weekend work parties until grant begins We became Restaurateurs and InnkeepersWe became Restaurateurs and Innkeepers We learned a tremendous amount about the area and ourselvesWe learned a tremendous amount about the area and ourselves Our support had grown from the folks at our first meeting to ourOur support had grown from the folks at our first meeting to our

customer base and beyond never doubt how that support andcustomer base and beyond never doubt how that support and

kindness keeps you going!kindness keeps you going!


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2009 Challenges2009 Challenges More building improvements required, including replacing frozenMore building improvements required, including replacing frozen

water pipeswater pipes Had to find new chefHad to find new chef Personal losses of mother and brotherPersonal losses of mother and brother Improvements and repairs not completed in time, leading to late startImprovements and repairs not completed in time, leading to late start Economy falls into the toiletEconomy falls into the toilet Strain on ourselves grewStrain on ourselves grew

2009 Accomplishments2009 Accomplishments Found amazing, dynamic chefFound amazing, dynamic chef Repairs and upgrades completedRepairs and upgrades completed Bed and breakfast improvements result in slightly higher occupancyBed and breakfast improvements result in slightly higher occupancy Improved efficiencies help offset 10% decline in restaurant businessImproved efficiencies help offset 10% decline in restaurant business We survived while many other local restaurants closedWe survived while many other local restaurants closed Built incredible staff (most will be returning)Built incredible staff (most will be returning) Depot structural stabilization grant completedDepot structural stabilization grant completed Depot Phase Two grant submitted and awardedDepot Phase Two grant submitted and awarded Analysis, design and plans for Hotel grant moving forward toAnalysis, design and plans for Hotel grant moving forward to

completion in 2010completion in 2010


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Eating House Grant to be Completed in 2010Eating House Grant to be Completed in 2010 Electrical upgradesElectrical upgrades Exterior masonry repairs and masonry paint removal pilot projectExterior masonry repairs and masonry paint removal pilot project

Energy efficiency retrofits, including insulation and storm sashEnergy efficiency retrofits, including insulation and storm sash Solar heated domestic hot water systemSolar heated domestic hot water system Biomass (wood fired) heating systemBiomass (wood fired) heating system CHS/SHF grantCHS/SHF grant Other grants being pursued GEO, USDA, CDOT/ISTEAOther grants being pursued GEO, USDA, CDOT/ISTEA

Depot ProjectDepot Project First Phase stabilization and restoration completed in 2009 partiallyFirst Phase stabilization and restoration completed in 2009 partially

funded through CHS/SHF grantfunded through CHS/SHF grant Second Phase CHS/SHF grant awardedSecond Phase CHS/SHF grant awarded Depot planned to be Railroad MuseumDepot planned to be Railroad Museum Ongoing fundraising to provide cash matchOngoing fundraising to provide cash match Project to be divided in several small phases because of limited fundsProject to be divided in several small phases because of limited funds Future phases to include windows, doors, siding, interior finishes andFuture phases to include windows, doors, siding, interior finishes and

to rebuild platform/boardwalk linking Eating House, Depot andto rebuild platform/boardwalk linking Eating House, Depot and

perhaps even Roundhouse (different owner); also Switchmansperhaps even Roundhouse (different owner); also Switchmans

HutHut


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GoalsGoals Return structures and site to approximate c. 1900 appearanceReturn structures and site to approximate c. 1900 appearance Maintain historic interior finishes and feel while addressing modernMaintain historic interior finishes and feel while addressing modern

usage, requirements, efficiencies and ecological stewardshipusage, requirements, efficiencies and ecological stewardship

Encourage others to save historic structures and reinvigorate theEncourage others to save historic structures and reinvigorate thecommunitycommunity

Planned Future PhasesPlanned Future Phases RoofingRoofing Brick masonry paint removalBrick masonry paint removal Replace non-historic concrete slab from roof of root cellar and rebuildReplace non-historic concrete slab from roof of root cellar and rebuild

as wood framed roof/deckas wood framed roof/deck Excavate debris accumulated in north tower basementExcavate debris accumulated in north tower basement Remove non-historic garage additionRemove non-historic garage addition Reestablish historic site gradesReestablish historic site grades Reconstruct fence between Hotel and DepotReconstruct fence between Hotel and Depot Reconstruct wood platformReconstruct wood platform Collaborate with owner of Roundhouse to integrate both his site andCollaborate with owner of Roundhouse to integrate both his site and

ours, including an interpretive trail, extension of wood platform,ours, including an interpretive trail, extension of wood platform,

and perhaps even a section of trackand perhaps even a section of track Continue ongoing research and search for photographs to aid inContinue ongoing research and search for photographs to aid in

accuracy of preservation activitiesaccuracy of preservation activities


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ProcessProcess Assemble a team of specialists in dealing with historic propertiesAssemble a team of specialists in dealing with historic properties Remember that securing grant funds requires lots of time, effort,Remember that securing grant funds requires lots of time, effort,

expertise and tenacityexpertise and tenacity Educate yourself, ask lots of questions and remain flexibleEducate yourself, ask lots of questions and remain flexible Maintain and expand your support networkMaintain and expand your support network

More InformationMore InformationOur website:Our website: www.comodepot.netwww.comodepot.net

Renovation blog:Renovation blog:

www.comodepot.blogspot.comwww.comodepot.blogspot.com

Our old blog:Our old blog: www.comodepot.wordpress.comwww.comodepot.wordpress.com

And, of course, we are on Facebook and Twitter!And, of course, we are on Facebook and Twitter!
http://www.comodepot.net/http://www.comodepot.net/http://www.comodepot.blogspot.com/http://www.comodepot.blogspot.com/http://www.comodepot.wordpress.com/http://www.comodepot.wordpress.com/http://www.comodepot.wordpress.com/http://www.comodepot.blogspot.com/http://www.comodepot.net/


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Doing It RightMike Perschbacher, Contractor/Craftsman

Older Than Dirt Construction

After owning and operating a highly successful construction company,After owning and operating a highly successful construction company,

6 years ago Mike Perschbacher decided to use his talent and skill to do6 years ago Mike Perschbacher decided to use his talent and skill to do

what he is most passionate about - historic restoration. State Historicalwhat he is most passionate about - historic restoration. State Historical

Funded projects include Como Depot (structural rehabilitation) BuenaFunded projects include Como Depot (structural rehabilitation) Buena

Vista Depot (exterior and interior restoration), Eureka Masonic LodgeVista Depot (exterior and interior restoration), Eureka Masonic Lodge

#66 (window restoration), Hutchinson Homestead (structural and#66 (window restoration), Hutchinson Homestead (structural and

exterior rehabilitation of main house and 10 log outbuildings), Taborexterior rehabilitation of main house and 10 log outbuildings), Tabor

Home (structural and exterior rehabilitation), St. Elmo SchoolhouseHome (structural and exterior rehabilitation), St. Elmo Schoolhouse

(structural and exterior rehabilitation), Turner Farm (structural, exterior(structural and exterior rehabilitation), Turner Farm (structural, exterior

and interior rehabilitation of main house and 4 outbuildings, and theand interior rehabilitation of main house and 4 outbuildings, and the

Presbyterian Church (structural discovery).Presbyterian Church (structural discovery).


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Thinking Hands

Appreciating the work first doneby others

Employee and subcontractorenthusiasm


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Historic Systems

Durability and Sustainability Older Than Dirts Philosophy

*Knowledge of the Secretary of the

Interiors Standards for historicstructures

*Understanding the buildingshistoric system

*Assessing current conditions


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Making It Like It Was

Same structural and physical elements

Creative construction methods


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Beneficial PartnershipsBob Schoppe, Vice-President

Denver, South Park and Pacific HistoricalSociety

The Denver, South Park and Pacific Historical Society was establishedThe Denver, South Park and Pacific Historical Society was established

in 1998 to promote the preservation of the history and artifacts of all thein 1998 to promote the preservation of the history and artifacts of all the

predecessor lines that became the narrow gauge portion of thepredecessor lines that became the narrow gauge portion of theColorado & Southern Railway. The Society encourages artifact andColorado & Southern Railway. The Society encourages artifact and

equipment acquisitions, as well as dissemination of knowledge aboutequipment acquisitions, as well as dissemination of knowledge about

these railroads and their effect on the history of Colorado and thethese railroads and their effect on the history of Colorado and the

nation.nation.

Bob is currently a pilot with Frontier Airlines and enjoysBob is currently a pilot with Frontier Airlines and enjoys

researching and writing articles for the society's quarterly magazine.researching and writing articles for the society's quarterly magazine.


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The railroad historians perspective

What does this project mean to localsand railfans

Comos significance/widespreadinterest

Partnering/lessons learned

Future use housing the AndersonCollection

*Not just nostalgia, but alsocommerce and education


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Andy and GertrudeAndy and Gertrude

in Comoin Como

Circa 1927Circa 1927


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Andy and GertrudeAndy and Gertrude

in Comoin Como

20082008


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Como LocalComo Local

256-3256-3


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Delia and Pat GibbonyDelia and Pat Gibbony


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The Big PictureLinda Balough, Director

Director, Park County Office of Preservationand Executive Director, South Park National

Heritage Area

Linda Balough has held the position of Director of Park Countys Officeof Historic Preservation for five years, and was recently detailed toserve as the Executive Director of the South Park National HeritageArea. She brings a unique background to the discipline of historic

preservation, having experience and/or training in construction, travelwriting, local history textbook production, real estate, grant writing, and

public relations. She has directed the focus of the historic preservationprogram in Park County to put as much emphasis on establishingeconomic viability for historic properties as on preservation and

rehabilitation.


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CPI 2010 Como Presentation

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