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Home My WebLink AboutRatify Emergency Contract - State Theater Roof Repairs Proj No 125-030 - Slatile Roofing ELIZABETH A. MARADIK JOSEPH R. MOLNAR GARY A. GILOT MURRAY L. MILLER BREANA N. MICOU 1316 COUNTY-CITY BUILDING 227 W. JEFFERSON BOULEVARD SOUTH BEND, INDIANA 46601-1830 PHONE 574/ 235-9251 FAX 574/ 235-9171 CITY OF SOUTH BEND JAMES MUELLER, MAYOR BOARD OF PUBLIC WORKS May 8, 2025 Mr. Ken Hoy Jr. Slatile Roofing and Restoration, Inc. 1703 South Ironwood Drive South Bend, IN 46613 ken.hoy@slatile.com RE: Ratify Emergency Contract – Roof Repairs – State Theater - Project No. 125-030 Dear Mr. Hoy: At its May 8, 2025 meeting, the Board of Public Works approved the above referenced contract for the emergency roof repairs for the State Theater in the amount of $196,812. Enclosed please find the original of the contract for your signature. Please sign and return the contract to hhorvath@southbendin.gov. Please retain a copy for your records. If you have any further questions, please call this office at (574) 235-9251. Sincerely, /s/ Theresa Heffner Theresa Heffner, Clerk Enclosures TH/hh BOARD OF PUBLIC WORKS CITY OF SOUTH BEND, INDIANA PUBLIC WORKS CONTRACT This Agreement is made and entered into this 13th Day of May, 2025, by and between Slatile Roofing and Restoration, Inc., (the “Contractor”), and the Board of Public Works (the "Board”). The Contractor covenants and agrees to make the following improvement, as fully set out in the Request for Quotations, Standard Specifications, Special Provisions, Plans, and Bid Proposals, all of which are set forth as a part of this Contract, for: PROJECT NO. 125-030 DESCRIPTION: EMERGENCY ROOF REPAIRS – STATE THEATER COMPLETION DATE: SEE SPECIFICATIONS AMOUNT: $196,812 FUNDING: PR-00040904 The unit prices for this improvement were those prices as received and accepted by the Board on the 13th Day of May, 2025. The Contractor further agrees to notify the assigned Engineer when this improvement is completed. This notification shall be in the form of a Project Completion Affidavit, signed by the Contractor. Upon final acceptance of the improvement by the Engineer, the Contractor’s final estimate will be presented to the Board for final Payment with one (1) copy of the Project Completion Affidavit and one (1) copy of a Waiver of Lien. Each of the Parties, by signing below, represents and warrants to the other Party that he/she/it has the authority to bind the named person or entity to this Agreement. BOARD OF PUBLIC WORKS SLATILE ROOFING AND RESTORATION, INC. President Member Printed Name Member Member Signature Member Attest: Clerk May 8, 2025 Page 1 of 1 INTER-OFFICE MEMORANDUM DEPARTMENT OF PUBLIC WORKS DIVISION OF ENGINEERING TO: Theresa Heffner, Clerk Board of Public Works FROM: Zach Hurst, PE, Sr. Project Engineer SUBJECT: Ratify Emergency Contract - Project No. 125-030 Emergency Roof Repairs – State Theater DATE: 05/07/2025 On May 1, 2025, the Redevelopment Commission closed on the purchase of the State Theater building located at 212-216 Michigan Street. During the due diligence period for the building purchase, it was discovered that large holes in the roof have allowed significant infiltration of water, causing extensive damage throughout the building. The attached memorandum from Community Investment outlines the issues and the immediate corrective actions required to prevent further deterioration of the building. This emergency work is meant to stabilize the building while a separate project to mothball and preserve the building is planned. In accordance with Indiana Code 36-1-12-9 bids were solicited from Slatile Roofing and Restoration and Dudeck Roofing and Sheet Metal. Vendors were given 72 hours to formulate their prices. Results are as follows: •Slatile Roofing and Restoration:$196,812 •Dudeck Roofing and Sheet Metal: No Bid I recommend award of the Emergency Roof Repairs for State Theater to Slatile Roofing and Restoration, in the amount of $196,812. Funding is available through PR-00040904. May 8, 2025 Established 1924 ROOFING – MASONARY RESTORATION – SHEET METAL 5/6/2025 ATTN: Zach Hurst RE: State Theater Critical Needs Assessment Repairs Proposal Install personal fall protection for all of the following work to be performed. Repair large hole in roof deck at Northeast corner: Square the existing opening. Fabricate and install 16ga galvanized Z supports and 22ga metal B deck. Open existing scuppers. Fabricate new metal scupper sleeves to connect to external downspouts for main water drainage. Rework and repair existing external downspouts. Remove loose coping metal and EPDM membrane at Southeast wall. Install 10’ wide .060 EPDM membrane along North and South walls. Utilize weather resistant sand bags for temporary ballast where the membrane cannot be adhered or fastened. Seal and adhere to existing membrane, extend over parapet walls, and secure with termination bar to exterior brick face. Seal top of new EPDM at existing termination bar where the wall changes to terra cotta stone. Remove three large metal vents, cap, and seal existing openings. Inspect the entire roof surface for holes or splits, repair as needed. Remove all loose debris from the roof surface. Total Cost $196,812.00 Thank you for the opportunity to quote this project. If you have any questions or concerns, please feel free to contact me. Cell 574-440-5926 or email, ken.hoy@slatile.com Sincerely, Ken Hoy Jr. Project Manager Memorandum DATE: May 5, 2025 TO: Members of the Board of Public Works Michael Schmidt, Assistant City Attorney Theresa Heffner, Clerk to the Board of Public Works FROM: Caleb Bauer, DCI Executive Director SUBJECT: State Theater Emergency Roof Repair The South Bend Redevelopment Commission closed on the purchase of the historic State Theater building on May 1st. Prior to the purchase, City staff observed during due diligence damage that occurred this winter to the roof that is allowing significant amounts of moisture to enter the building that could rapidly degrade the structural integrity of the load-bearing walls of the building. Attached to this memorandum are updated citations in the existing Unsafe Building Law case that had been initiated when the property was under private ownership. A number of the violations would be considered “critical” violations and require immediate action to resolve. I have also attached a report from March prepared by Kil Architecture that highlights the urgency in repairing the roof. City staff have solicited two quotes from emergency temporary repairs to the roof to prevent additional moisture from infiltrating into the building and causing damage that could endanger the structural soundness of the building. We request approval at your May 8th Agenda Review meeting to allow work to begin immediately to make the emergency repairs. South Bend Redevelopment Commission 227 W Jefferson Blvd # 1400S South Bend, IN 46601 May 05, 2025 COMMUNITY INVESTMENT Neighborhoods NEIGHBORHOOD SERVICES AND ENFORCEMENT Structure(s): Commercial Building A document signed between the neighborhood inspector and homeowner to determine the best path to complete repairs in a timely manner. What is a Repair Agreement? NEXT STEP: Contact your neighborhood inspector within 10 days to discuss your repairs or sign a Repair Agreement. If you leave a voicemail, be sure to give your name, phone number, property address, and email (if you have one). Dear Property Owner: A recent inspection revealed that your property is in disrepair or may be a public safety hazard. In a continued effort to improve the quality of life in our community, we ask that you complete the necessary repair(s) by May 15, 2025. Please contact your neighborhood inspector, Kenisha W., within 10 days to discuss the requested repair(s) and the option to enter into a Repair Agreement. Refer to the attached list of property maintenance violations for information on the necessary repair(s) for the structure(s) below: RE: NEIGHBORHOOD SERVICES AND ENFORCEMENT PROPERTY VIOLATION RECORD ID: HSG-18-00252 PROPERTY ADDRESS: 212 S MICHIGAN ST, SOUTH BEND, IN 46601 Violation Details Review case online at: http://southbendin.gov/violations. Your neighborhood inspector will re-inspect your property in 10 days to assess the progress of repairs. If you have not corrected the violation(s) or entered into a Repair Agreement, then it may be necessary for Neighborhood Services and Enforcement to issue a ticket for failure to repair. The Department may also submit an order to repair which: (1) establishes a date for completion of repairs and (2) orders you to attend a hearing to explain to the Hearing Officer why you have not corrected the violations. Please notify our office in writing if there are other parties who have a substantial interest in the property, such as a land contract buyer or a mortgage company. If you are in the process of transferring the property, please let us know so we can communicate with them. A building permit may be required before you make the necessary repairs to your property. Permits are obtained in the Building Department office at 125 S. Lafayette Blvd., Suite 100, South Bend, Indiana, 46601. To determine the type of permit(s) required for the repairs to be made to your building, please visit the Building Department or call 311. We thank you in advance for your cooperation and continued support in making South Bend a city that thrives. RSVP Program The new Rental Safety Verification Program requires that all residential rental properties in the City be routinely inspected to ensure that minimum standards are being met. To learn more about RSVP visit: http://southbendin.gov/rsvp Neighborhood Inspector: Kenisha W. Office Phone:574-235-9327 EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Inspection Date: May 05, 2025 Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Structure(s): Commercial Building 212 S MICHIGAN ST, SOUTH BEND, IN 46601 Email: kwells@southbendin.gov CRITICAL REPAIRS NEEDED The north and east walls on this commercial building show significant deteriorating, missing, crumbling and falling brick. There is water seeping through the brick on the south and north walls, they are saturated. There are piles of brick debris along the bottom of the walls. Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. CRITICAL REPAIRS NEEDED Collapse of the gypsum roof decking opening a large approximately 10’x10’ hole in the portion of the roof along the parapet allowing the elements into the building. This damage has caused extensive plaster damage, and flooding in all the areas below it. Roof decking at each drain and downspout location is compromised and will need to be replaced. The external downspouts around the building are in dis-repair Section 303.7 Roof and Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 2 of 2 South Bend Redevelopment Commission 227 W Jefferson Blvd # 1400S South Bend, IN 46601 May 05, 2025 COMMUNITY INVESTMENT Neighborhoods NEIGHBORHOOD SERVICES AND ENFORCEMENT Violation Details Review case online at: http://southbendin.gov/violations Your neighborhood inspector will re-inspect your property in 30 days to assess the progress of repairs. If you have not corrected the violation(s) or entered into a Repair Agreement, then it may be necessary for Neighborhood Services and Enforcement to issue a ticket for failure to repair. The Department may also submit an order to repair which: (1) establishes a date for completion of repairs and (2) orders you to attend a hearing to explain to the Hearing Officer why you have not corrected the violations. Please notify our office in writing if there are other parties who have a substantial interest in the property, such as a land contract buyer or a mortgage company. If you are in the process of transferring the property, please let us know so we can communicate with them. A building permit may be required before you make the necessary repairs to your property. Permits are obtained in the Building Department office at 125 S. Lafayette Blvd., Suite 100, South Bend, Indiana, 46601. To determine the type of permit(s) required for the repairs to be made to your building, please visit the Building Department or call 311. We thank you in advance for your cooperation and continued support in making South Bend a city that thrives. Sincerely, RSVP Program The Rental Safety Verification Program requires that all residential rental properties in the City be routinely inspected to ensure that minimum standards are being met. To learn more about RSVP visit: http://southbendin.gov/rsvp Landlord Registration Reminder If you own a rental property in the City of South Bend you must register with Neighborhood Services and Enforcement. The registration deadline is September 1st. For more information see: https://southbendin.gov/ initiative/landlord- Structure(s): Commercial Building NEXT STEP: Contact your neighborhood inspector within 30 days to discuss your repairs or sign a Repair Agreement. If you leave a voicemail, be sure to give your name, phone number, property address, and email (if you have one). What is a Repair Agreement? A document signed between the neighborhood inspector and homeowner to determine the best path to complete repairs in a timely manner. Dear Property Owner: A recent inspection revealed that your property is in disrepair or may be a public safety hazard. In a continued effort to improve the quality of life in our community, we ask that you complete the necessary repair(s) by June 04, 2025. Please contact your neighborhood inspector, Kenisha W within 30 days to discuss the requested repair(s) and the option to enter into a Repair Agreement. Refer to the attached list of property maintenance violations for information on the necessary repair(s) for the structure(s) below: RE: NEIGHBORHOOD SERVICES AND ENFORCEMENT PROPERTY VIOLATION RECORD ID: HSG-18-00252 PROPERTY ADDRESS: 212 S MICHIGAN ST, SOUTH BEND, IN 46601 Neighborhood Inspector: Kenisha W Office Phone:574-235-9327 Email: kwells@southbendin.gov EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Inspection Date: May 05, 2025 Structure(s): Commercial Building 212 S MICHIGAN ST, SOUTH BEND, IN 46601 The roof has pockets of standing water and vegetation growing on the roofing materials. The roof also appears to have bags of debris sitting on top of the rubber membrane. REPAIRS NEEDED Section 303.7 Roof and Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. Open junction box above north wall. Exposed and deteriorating plywood in back of the building. REPAIRS NEEDED Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. Fire escape ladder is rusted and does not appear to be stable. REPAIRS NEEDED Section 303.9 Overhang Extensions: All overhang extensions including, but not limited to canopies, marquees, signs, metal awnings, fire escapes, standpipes, and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment. Rusted window frames on the north wall. Broken windows on the rear north side of the building. REPAIRS NEEDED Section 303.13 Window, Skylight, and Door Frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. Materials would benefit from cleaning and routine maintenance level repairs, and a more in-depth repair or restoration of the first-floor cornice. There are several cracked panels at the base of the west façade. At the southwest corner there is a missing terracotta pane. Spalled brick on the north facade. REPAIRS NEEDED Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. Multiple windows and exterior doors are in a state of disrepair. REPAIRS NEEDED Section 303.13 Window, Skylight, and Door Frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. The interior spaces of the building have deteriorated locally due to the ongoing water leaks and compromised roof. REPAIRS NEEDED Section 304.3 Interior Surfaces: All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking, or abraded paint shall be repaired, removed, or covered. Cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 2 of 3 Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Inspection Date: May 05, 2025 Structure(s): Commercial Building 212 S MICHIGAN ST, SOUTH BEND, IN 46601 Removal of all loose debris from the building, including the auditorium, basements, storefronts, and upper levels. REPAIRS NEEDED Section 305.1 Accumulation of Rubbish or Garbage: All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 3 of 3 South Bend Redevelopment Commission 227 W Jefferson Blvd # 1400S South Bend, IN 46601 May 05, 2025 COMMUNITY INVESTMENT Neighborhoods NEIGHBORHOOD SERVICES AND ENFORCEMENT Structure(s): Commercial Building A document signed between the neighborhood inspector and homeowner to determine the best path to complete repairs in a timely manner. What is a Repair Agreement? NEXT STEP: Contact your neighborhood inspector within 10 days to discuss your repairs or sign a Repair Agreement. If you leave a voicemail, be sure to give your name, phone number, property address, and email (if you have one). Dear Property Owner: A recent inspection revealed that your property is in disrepair or may be a public safety hazard. In a continued effort to improve the quality of life in our community, we ask that you complete the necessary repair(s) by May 15, 2025. Please contact your neighborhood inspector, Kenisha W., within 10 days to discuss the requested repair(s) and the option to enter into a Repair Agreement. Refer to the attached list of property maintenance violations for information on the necessary repair(s) for the structure(s) below: RE: NEIGHBORHOOD SERVICES AND ENFORCEMENT PROPERTY VIOLATION RECORD ID: HSG-18-00251 PROPERTY ADDRESS: 216 S MICHIGAN ST, SOUTH BEND, IN 46601 Violation Details Review case online at: http://southbendin.gov/violations. Your neighborhood inspector will re-inspect your property in 10 days to assess the progress of repairs. If you have not corrected the violation(s) or entered into a Repair Agreement, then it may be necessary for Neighborhood Services and Enforcement to issue a ticket for failure to repair. The Department may also submit an order to repair which: (1) establishes a date for completion of repairs and (2) orders you to attend a hearing to explain to the Hearing Officer why you have not corrected the violations. Please notify our office in writing if there are other parties who have a substantial interest in the property, such as a land contract buyer or a mortgage company. If you are in the process of transferring the property, please let us know so we can communicate with them. A building permit may be required before you make the necessary repairs to your property. Permits are obtained in the Building Department office at 125 S. Lafayette Blvd., Suite 100, South Bend, Indiana, 46601. To determine the type of permit(s) required for the repairs to be made to your building, please visit the Building Department or call 311. We thank you in advance for your cooperation and continued support in making South Bend a city that thrives. RSVP Program The new Rental Safety Verification Program requires that all residential rental properties in the City be routinely inspected to ensure that minimum standards are being met. To learn more about RSVP visit: http://southbendin.gov/rsvp Neighborhood Inspector: Kenisha W. Office Phone:574-235-9327 EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Inspection Date: May 05, 2025 Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Structure(s): Commercial Building 216 S MICHIGAN ST, SOUTH BEND, IN 46601 Email: kwells@southbendin.gov CRITICAL REPAIRS NEEDED Major leaks and plumbing defects were found throughout the building. Standing water was found in the theatre and in the basement/mechanical area. Water is leaking into the same space shared with the electrical panel. Section 504.1 Plumbing Fixtures: All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All plumbing fixtures shall be maintained in a safe, sanitary and functional condition. CRITICAL REPAIRS NEEDED The electrical panel has water leaks in the same space and a tarp is hanging to protect the electrical panel. Section 604.3 and 605.1 Electrical Equipment and Hazards: Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard. All electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner. CRITICAL REPAIRS NEEDED The fire alarm and safety systems need to be brought into compliance. The owner will need to obtain certification of violation corrections from the South Bend Fire Department. Section 701.1 Fire Protection Systems: All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be properly maintained. South Bend Code Ch.9 Section 9-10 Smoke detection equipment shall be installed in all multiple-dwelling units, all family dwelling units operated as rental properly and any family dwelling units constructed or remodeled after the effective date of this article. CRITICAL REPAIRS NEEDED Collapse of the gypsum roof decking opening a large approximately 10’x10’ hole in the portion of the roof along the parapet allowing the elements into the building. This damage has caused extensive plaster damage, and flooding in all the areas below it. Roof decking at each drain and downspout location is compromised and will need to be replaced. The external downspouts around the building are in dis-repair. Section 303.7 Roof and Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 2 of 2 South Bend Redevelopment Commission 227 W Jefferson Blvd # 1400S South Bend, IN 46601 May 05, 2025 COMMUNITY INVESTMENT Neighborhoods NEIGHBORHOOD SERVICES AND ENFORCEMENT Violation Details Review case online at: http://southbendin.gov/violations Your neighborhood inspector will re-inspect your property in 30 days to assess the progress of repairs. If you have not corrected the violation(s) or entered into a Repair Agreement, then it may be necessary for Neighborhood Services and Enforcement to issue a ticket for failure to repair. The Department may also submit an order to repair which: (1) establishes a date for completion of repairs and (2) orders you to attend a hearing to explain to the Hearing Officer why you have not corrected the violations. Please notify our office in writing if there are other parties who have a substantial interest in the property, such as a land contract buyer or a mortgage company. If you are in the process of transferring the property, please let us know so we can communicate with them. A building permit may be required before you make the necessary repairs to your property. Permits are obtained in the Building Department office at 125 S. Lafayette Blvd., Suite 100, South Bend, Indiana, 46601. To determine the type of permit(s) required for the repairs to be made to your building, please visit the Building Department or call 311. We thank you in advance for your cooperation and continued support in making South Bend a city that thrives. Sincerely, RSVP Program The Rental Safety Verification Program requires that all residential rental properties in the City be routinely inspected to ensure that minimum standards are being met. To learn more about RSVP visit: http://southbendin.gov/rsvp Landlord Registration Reminder If you own a rental property in the City of South Bend you must register with Neighborhood Services and Enforcement. The registration deadline is September 1st. For more information see: https://southbendin.gov/ initiative/landlord- Structure(s): Commercial Building NEXT STEP: Contact your neighborhood inspector within 30 days to discuss your repairs or sign a Repair Agreement. If you leave a voicemail, be sure to give your name, phone number, property address, and email (if you have one). What is a Repair Agreement? A document signed between the neighborhood inspector and homeowner to determine the best path to complete repairs in a timely manner. Dear Property Owner: A recent inspection revealed that your property is in disrepair or may be a public safety hazard. In a continued effort to improve the quality of life in our community, we ask that you complete the necessary repair(s) by June 04, 2025. Please contact your neighborhood inspector, Kenisha W within 30 days to discuss the requested repair(s) and the option to enter into a Repair Agreement. Refer to the attached list of property maintenance violations for information on the necessary repair(s) for the structure(s) below: RE: NEIGHBORHOOD SERVICES AND ENFORCEMENT PROPERTY VIOLATION RECORD ID: HSG-18-00251 PROPERTY ADDRESS: 216 S MICHIGAN ST, SOUTH BEND, IN 46601 Neighborhood Inspector: Kenisha W Office Phone:574-235-9327 Email: kwells@southbendin.gov EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Inspection Date: May 05, 2025 Structure(s): Commercial Building 216 S MICHIGAN ST, SOUTH BEND, IN 46601 The roof has pockets of standing water and vegetation growing on the roofing materials. The roof also appears to have bags of debris sitting on top of the rubber membrane. REPAIRS NEEDED Section 303.7 Roof and Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. There is peeling and flaking paint on the structure exterior. REPAIRS NEEDED Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. A roof drain has disconnected from the exterior wall and is resting on the adjacent building. REPAIRS NEEDED Section 303.7 Roof and Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. Water is infiltrating the building from leaking water pipes within the structure, and from a leaking roof on the exterior. As a result of the water infiltration, extensive water damage is present. Peeling paint and deteriorating plaster were found throughout the structure, and decorative accents in the theater area have fallen from the ceiling and sidewalls. REPAIRS NEEDED Section 304.3 Interior Surfaces: All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking, or abraded paint shall be repaired, removed, or covered. Cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected. There are sections of fallen plaster and standing water on stairs inside the theatre. REPAIRS NEEDED Section 304.4 Stairs and Walking Surfaces: Every stair, ramp, landing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair. Bathrooms are in poor condition with fallen plaster, water stains, and water infiltration. REPAIRS NEEDED Section 502.1 Plumbing Facilities and Fixture Requirements in Dwelling Units: Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink which shall be maintained in a sanitary, safe working condition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 2 of 4 Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Inspection Date: May 05, 2025 Structure(s): Commercial Building 216 S MICHIGAN ST, SOUTH BEND, IN 46601 The boiler is inoperable, and water is infiltrating the mechanical area. The air handler has multiple inches of water standing in the unit. REPAIRS NEEDED Mechanical Requirements (Residential) PM 602.1 and 602.3 Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms, occupied spaces, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Appendix D of the International Plumbing Code. Every owner and operator of any building who rents, leases or lets one or more dwelling unit, rooming unit, dormitory or guestroom on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a temperature of not less than 68°F (20°C) in all habitable rooms, occupied spaces, bathrooms, and toilet rooms. Debris on steps create safety hazards for egress. REPAIRS NEEDED Section 702.1 Means of Egress: A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Sidewalk level stonework damaged on unit 218. Open electric junction box above south door. Loose electrical connection on rear wall. REPAIRS NEEDED Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. Flaking and peeling paint on the theater marquee. State theater main entrance has peeling and flaking paint. REPAIRS NEEDED Section 303.9 Overhang Extensions: All overhang extensions including, but not limited to canopies, marquees, signs, metal awnings, fire escapes, standpipes, and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment. Handrail not properly anchored on south side of building. REPAIRS NEEDED Section 303.12 Handrails and Guards: Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. Rusted window frames on south side. Unit 216 front display bay window being supported by a jack. REPAIRS NEEDED Section 303.13 Window, Skylight, and Door Frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. Theater main entrance ground tile is damaged. REPAIRS NEEDED Section 302.3 Sidewalks and Driveways: All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from hazardous conditions. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 3 of 4 Violation Status Inspector Comment Description Property Maintenance Code Violations Neighborhood Services & Enforcement Inspection Report Inspection Date: May 05, 2025 Structure(s): Commercial Building 216 S MICHIGAN ST, SOUTH BEND, IN 46601 Materials would benefit from cleaning and routine maintenance level repairs, and a more in-depth repair or restoration of the first-floor cornice. There are several cracked panels at the base of the west façade. At the southwest corner there is a missing terracotta pane. Spalled brick on the north facade. REPAIRS NEEDED Section 303.6 Exterior Walls: All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. Multiple windows and exterior doors are in a state of disrepair. REPAIRS NEEDED Section 303.13 Window, Skylight, and Door Frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. The interior spaces of the building have deteriorated locally due to the ongoing water leaks and compromised roof. REPAIRS NEEDED Section 304.3 Interior Surfaces: All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking, or abraded paint shall be repaired, removed, or covered. Cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected. Removal of all loose debris from the building, including the auditorium, basements, storefronts, and upper levels. REPAIRS NEEDED Section 305.1 Accumulation of Rubbish or Garbage: All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1300 S County-City Building | 227 W. Jefferson Blvd. | South Bend, IN 46601 | p. 574.235.9486 | www.southbendin.gov Page 4 of 4 K I L P a g e 1 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X March 21, 2025 State Theater South Bend, IN 46601 Re: State Theater Critical Needs Assessment Attn: Joe Molnar Assistant Director of Growth & Opportunity City of South Bend – Department of Community Investment 227 W. Jefferson Blvd, Suite 1400 S. South Bend, IN 46601 Dear Board Members, The following Critical Needs Assessment has been prepared for the State Theater I. General: The building is in downtown South Bend, occupying half of a city block with no adjacent site area beyond public way. The scope of this assessment will include a narrative review of the existing theater building to discuss its critical needs for stabilization and moth balling. The building is a mixed- use structure facing South Michigan Street. The primary west façade includes four storefront spaces, the theater lobby and office space above. Beyond this is the large auditorium, originally seating up to 2,500 patrons, with a stage and wings at the far east end of the structure. The building is built of load bearing brick masonry exterior walls, with a terracotta and brick masonry primary facade. The internal structure is cast in place concrete with steel bowstring roof trusses supporting a cast concrete roof deck. The interior floors and balconies are made of cast concrete and steel columns. This study includes two stages of stabilization outlined in the following sections: Section two will focus on emergency repairs required to get the building in the dry temporarily called Phase I. This temporary repair is intended to get the bulk of the building dry, and to allow more time to conduct a more in-depth investigation of the building’s structural systems, specifically the roof in a safe and dry environment. Section three will outline more specific issues, and the remedies recommended for long- term stabilization and mothballing of the building called Phase II. The goal is to get the building in the dry, stabilized, stop ongoing deterioration, and remove debris from the interior without demolition or intervention beyond stabilization. K I L P a g e 2 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X II. Critical Needs Assessment: State Theater – Emergency and Temporary Protections 1. Moisture Control: The building presently has ongoing detrimental moisture infiltration at the roof, with two major areas of concern, where active leaks have led to extensive interior finish damage and flooding. On the north wall towards the west end where a downspout presumably originally was located, prolonged moisture infiltration has caused a localized collapse of the gypsum roof decking opening a large approximately 10’x10’ hole in the portion of the roof along the parapet allowing the elements into the building. This damage has caused extensive plaster damage, and flooding in all the areas below it . The second area of concern is at the low spot of the roof parapet along the south wall where the auditorium and stage support areas meet. This second area also has active moisture infiltration because of missing parapet coping and damaged roofing membrane in this area. Water is entering the building down the face of the masonry wall and is spreading out from there via floors, and interior horizontal surfaces leading to extensive plaster and interior finish damage and flooring of the auditorium floor. Other moisture related issues relate to high levels of humidity due to the building’s high moisture content and lack of HVAC and climate controls, as well as minor leaks at window and door openings. The basements appear to have solid foundations, which would otherwise be reasonably dry if not for the flooding from the previous NORTH SIDE CEILING AT HOLE IN ROOF NORTH SIDE BELOW HOLE IN ROOF NORTH WALL, BALCONY, AND AUDITORIUM WATER & ICE ON SOUTH BALCONY K I L P a g e 3 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X At the roof we recommend the following temporary measures for getting the building in the dry to allow for further assessment of the roof structure and to curb the current rate of infiltration. These recommendations are based on discussions with roofers experienced with membrane roofing who have reviewed the drone footage and are familiar with the existing conditions and have visited the building with the Architect. The overall strategy is to line, with a new membrane, the areas where runoff will be channeled to the low points of the roof at the existing drain locations, and to retrofit existing drains and downspouts to manage the runoff. See Temporary Roof Membrane Diagram below. Per the following diagram, the areas at the north and south ends of section three and the south side of section 1 are to receive a new EPDM membrane to loosely overlay the existing membrane and attached at the existing roof using se am tape, while the other side will be draped over the parapet and mechanically fastened with a term bar into the masonry wall beyond. This new membrane will then need to have a cut out to allow water to be directed to the exterior scuppers and downspouts. The new membrane will need to be ballasted at the low points to ensure it does not move or pull away from the existing membrane. The external downspouts are recommended to be scoped and confirmed clearly where they go underground prior to diverting the roof runoff through them. At the south and west sides of section one where the terracotta coping exists, the temporary membrane should be adhered to the existing term bar and sealed watertight, with all holes in the terracotta to be sealed with sealant to keep water out of the terracotta blocks until they can be restored appropriately. These areas are recommended to also be ballasted to reduce the likely hood of the existing membrane pulling away from the terracotta. Section four is recommended to simply be ballasted to keep the membrane from pulling away further. At the north side of section 1 where there is a hole in the roof deck, we recommend first installing a temporary wood roof deck at the area where the existing gypsum deck has collapsed and then installing a section of EPDM membrane directly over the existing membrane hole. Following this we then recommend a second layer of EPDM to match the detail used in the other areas, and to have ballast added. At the south of section 2, the membrane is ok, and still fastened securely, no alteration is recommended. The north of section 2 has begun to pull at the parapet cap and term bar significantly, so we recommend slicing along the length of the parapet to relieve tension (otherwise t his pull will start to tear the membrane away from the parapet as it has done on the south at section 3). Once sliced, then apply a new membrane as done at section 3 with ballast added. Additionally, we recommend the three large ventilators be removed and a metal lid be formed to keep the elements out. The current ventilator tops have deteriorated to a point beyond repair with large holes in the tops. TEMPORARY ROOF MEMBRANE DIAGRAM ROOF DIVISION DIAGRAM K I L P a g e 4 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X HOLE AT NORTHWEST CORNER OF ROOF – NORTH SECTION 1 DETERIORATED ROOF VENTILATOR RECOMMENDED FOR REMOVAL SOUTHWEST ROOF DRAIN AND TERRACOTTA PARAPET CONDITION COLLAPSED ROOF DECK, OSB AT ROOF SURFACE AND FIBROUS INSULATION AT TOP RIGHT K I L P a g e 5 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X PARAPET COPING DAMAGE – SOUTH SECTION 3 NORTHEAST ROOF DRAIN – NORTH SECTION 3 NORTH PARAPET AT MEMBRANE PULLING FROM GUTTER TROUGH – NORTH SECTIONS 2&3 K I L P a g e 6 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X At the masonry walls and roof deck we recommend the following temporary measures for getting the building in the dry to allow for further assessment of the roof structure and to curb the current rate of infiltration. These recommendations are based on discussions with roofers, masons, and roof decking experts experienced with membrane roofing and historic masonry are familiar with the drone photos and conditions of the roof, and have visited the site with the Architect. To start with, the masonry walls have been observed to be in stable condition, there is repointing and limited replacement and rebuilding needed, but regarding this initial phase of getting the building dry, there are not any pressing masonry related concerns, which are needing attention immediately. This masonry work shall be conducted in the mothballing (Phase II) of the project. The roof deck will require some shoring as part of getting the building dry. In addition to the prescription from the preceding paragraphs on the roof membrane, the deck will need to be shored up where the hole has opened. This can be a temporary wood framed deck simply to support the new membrane and ballast above, this will ensure the building is able to dry out during Phase I. During Phase I we recommend a more in depth and investigative assessment of the roof trusses and deck from below in addition to moisture scanning of the concrete deck and possibly an x-ray of the deck to understand the reinforcement. PARAPET DAMAGE AT EAST END OF SOUTH WALL. SPALLED BRICK AT SOUTH WALL AROUND SOUTHEAST DOWNSPOUT EFFLORESCENCE AT NORTH WALL AROUND NORTHEAST DOWNSPOUT K I L P a g e 7 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X III. Critical Needs Assessment: State Theater – Stabilization and Mothballing 2. Roof, Flashings, Penetrations: It is not clear when the roof was last replaced, however it appears to be intact for 80 to 90% of the high roof, where ethe seams are largely stable and suggest the current roof is between fifteen and twenty years old. The material is a black EPDM membrane roof over a fibrous sub layer about ¾” thick laid over a cast in place gypsum roofing deck supported by longspan steel trusses and smaller steel framing members. At the low points adjacent to the roof drains, the underlayment is OSB. The existing roofing system appears to be compromised completely in two locations, with additional smaller holes elsewhere. The first location is at the northwest corner where a roof drain was originally located. This area has developed a large hole in the membrane exposing the gypsum deck and steel structure beneath to extreme amounts of water to the point that the gypsum decking has collapsed in a roughly ten by ten square foot area. This location is open to the elements and is responsible for extensive damage to the interiors in this area. The second area is near the southeast corner of the building, also adjacent to a roof drain, where the aluminum parapet cap has failed and is completely removed from the masonry parapet, allowing the membrane to loosely flap in the wind, and allowing the eleme nts to penetrate the masonry wall, gypsum roof deck, and enter the interior of the building. This moisture has led to extensive damage to the south wing of the stage and south balcony, where plaster has been documented as fallen within the past six to eight months. It is our recommendation to remove the roof membrane, flashing, and underlayment’s entirely down to the gypsum roof deck. Per the structural assessment we recommend at a minimum, replacement of the gypsum roof deck around the entire perimeter of the building from the exterior wall to the first roof purlin (approximately 8’ from the perimeter wall.) where water has been trapped by clogged drains and overflow scuppers. To get the building dry, the deck will need to be repaired/replaced as required, with a new white TPO membrane installed over the top, with new flashings and parapet caps all around. We recommend considering adding rigid insulation to the roof during this repair work. K I L P a g e 8 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X HOLE AT NORTH WALL – WEST IS AT LEFT, NORTH TO TOP. PARAPET CAP AT SOUTH WALL – LOOKING SOUTHEAST K I L P a g e 9 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTHEAST CORNER ROOF DECK NORTHWEST CORNER ROOF DECK SOUTHEAST CORNER ROOF DECK SOUTHWEST CORNER ROOF DECK K I L P a g e 10 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 3. Roof Drainage: The roof drainage is managed by a series of internal drains and external overflow scuppers and downspouts which act independently of each other. There are four internal drains and four external downspouts for the main body of the theater building. Each of the four external downspouts includes overflow scuppers at the head as well. The stage and flyspace are covered by a separate low slope roof structure, which is drained via two large scuppers onto the main building roof and directed towards the adjacent roof drains. We expect the roof decking at each drain and downspout location is compromised and will need to be replaced. The internal drains are likely clogged, as they all have moisture present around them, the source of this moisture cannot be confirmed to be from damaged drain lines or the roof around them. The external downspouts around the building are in dis-repair, the southwest is missing, the southeast is replaced with PVC, the northeast is mostly original, with some replaced sections, an d the northwest has been removed and replaced with a larger scupper to dump onto the neighboring property’s roof low slope roof. All the original copper scupper overflows appear to be intact around the building. There is additional damage where existing rooftop ventilators have been large holes in the rain guards over their tops. We recommend a comprehensive replacement of all internal drains from the roof to the basement and scoping the underground drains to verify they are in serviceable condition before connecting new drains to them. We also recommend the replacement of all external downspouts with new, also paired with scoping to ensure proper drainage. Additionally, we recommend considering adding two additional internal downspouts at the low slope flyspace roof and eliminating the large scuppers between the two roof areas. SOUTHEAST EXTERNAL DOWNSPOUT NORTHEAST EXTERNAL DOWNSPOUT K I L P a g e 11 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTHEAST ROOF DRAINS SOUTH WALL EXTERNAL DRAINS AND SCUPPERS – VIEW LOOKING NORTHEAST K I L P a g e 12 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTHEAST ROOF DRAIN AT BASEMENT SOUTH CENTRAL VENTILATOR MOISTURE DAMAGED FROM ROOF VENTILATOR SOUTHWEST ROOF DRAIN AT MEZZANINE LEVEL NORTHWEST ROOF DRAIN WHERE ROOF HAS COLLAPSED K I L P a g e 13 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 4. Masonry The building’s masonry can be divided into two categories. The primary façade facing west is made of a light yellow colored brick with white terracotta details and ornamentation, along with red brick and plaster accents. These materials compose the entire west façade and the first 35’ +/- of the south façade returning down the side alleyway. The north elevation does no t have this finished masonry as there is an adjacent building. The rest of the building is made of a yellow/orange common brick with no ornamentation, or articulation. There are several metal fire escapes attached to the masonry of the building as well. The west façade brick and terracotta is in very good condition. There is limited damage and pointing necessary currently. The surface is dirty, and there is a small amount of graffiti. The most notable damage is at the first-floor cornice where the crown molding is a series of recessed panels with consistent round holes which have been filled, these were likely exposed bulb light fixture, which have since been removed and infilled. The terracotta units with these holes are consistently fractured and cracked, but not spalling at this time. Within the open loggia of the third level, there is a red brick and yellow brick lattice detail, in good condition, which is surmounted by plaster bas reliefs, which have been protected from the elements are also in good condition overall. The base of the west façade is a black terracotta panel, generally in serviceable condition, there are several cracked panels, and at the southwest corner there is a missing terracotta panel, which has exposed structural steel to the elements and sidewalk salt – the steel does not look delaminated yet but is rusted. For mothballing, we recommend not changing or altering these facades. Upon development, these materials would benefit from cleaning and routine maintenance level repairs, and a more in-depth repair or restoration of the first-floor cornice. At the base, we recommend all open cavities exposing the structural steel to the elements be covered and protected from further exposure. For the rest of the building the masonry is generally unadorned and is in good condition from the exterior, where it is exposed on the interior it does not appear to be failing dramatically at this time, through it has been thoroughgoingly saturated in some areas, which may lead to extensive spalling if not addressed immediately. Around the building the localized areas where exterior spalling and mortar loss is apparent occurs consistently where downspouts are located in small recesses in the masonry wall. At present this damage appears to be concentrated on the surface, there is not extensive evidence of fissures or large cracks in these walls allowing water into the internal masonry structure, causing further internal damage to the bricks. This observation carries true at the exposed areas of the interior as well, however, due to the amount of water, regularly entering the building, the condition of the masonry will begin to degrade rapidly, particularly through prolonged freeze thaw cycles. There is also e fflorescence associated with the areas of damage. The base of these walls is the cast in place concrete basement walls and foundation, which is generally in good condition. For mothballing we recommend anticipating some masonry rebuilding and re-pointing at the roof level, where the roof is compromised, and storm water is pouring into the building and running down the walls. Most of the masonry needed can be done as part of a later phase, since there are not any major cracks areas where the masonry is disin tegrated into large swaths. The key is to get the walls dry from above. A large -scale re-pointing and replacement of damaged masonry units should be planned for within the next five years as either an intermediate phase between stabilization and development, or as a part of a larger redevelopment of the building. The fire escapes around the building all appear to be in serviceable condition and should be retained where possible as they may be needed for future development egress. These do not pose a hazard presently. K I L P a g e 14 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X WEST FACADE SOUTH FACADE SOUTH FACADE K I L P a g e 15 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X SOUTH FACADE SOUTH FACADE K I L P a g e 16 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X EAST FACADE EAST FACADE NORTH FAÇADE – SPALLED BRICK AT BASE OF WALL K I L P a g e 17 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTH FACADE NORTH FAÇADE WITH SPALLED BRICK AND EFFLORESCENCE K I L P a g e 18 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTH WALL INTERIOR SOUTH WALL INTERIOR SOUTHWEST CORNER FACADE SOUTHWEST CORNER FACADE K I L P a g e 19 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 5. Foundation and Basement Walls: The building’s foundation and basements are all formed of cast in place concrete with concrete floors, columns, beams, floor decking, etc. This concrete is also used in the upper levels and floor decking and possibly is integrated as columns within the masonry – presently unknown, there is evidence of steel columns in strategic locations, for example at the southwest corner where the base of one is exposed. Where the basement wall is exposed, the concrete looks to be in good condition, though there are areas where plaster or paint applied to the concrete have flaked or worn off the concrete substrate. Generally, the concrete walls and basement structures do not appear to have deep or large cracks, fractures, or signs of fatigue at present. There are areas where the concrete is in standing water, where there is clear moisture in the wall correlating with the locations where moisture is actively entering the bu ilding, however the material does not show significant signs of failure. The concrete foundation walls will be subject to spalling and cracking in a similar way to the masonry walls if the moisture is left unabated and allowed to continue through prolonged freeze thaw cycles. For mothballing, we recommend getting the building dry, and doing some selective demolition to confirm the assumptions outlined above that the concrete foundations are in good and repairable condition. The moisture in the basement larg ely is coming from the active leaks in the roof, there are few minor areas of ground water infiltration, which is typical and very limited for a building of this age and condition. Additionally, the basements are not flooded as might be expected due to the amount of water regularly entering the structure. While damp, with clear water on the floor, the basements do not have standing water anywhere beyond the northwest corner where ethe biggest active leak is located, this standing water is only about one to two inches deep. EAST (STAGE) BSMT. EAST NORTHEAST BSMT. COLUMNS K I L P a g e 20 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTHEAST BSMT. NORTHEAST BSMT. NORTH WALL WEST BSMT. SOUTH ROOM WEST BSMT. CENTER ROOM K I L P a g e 21 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 6. Windows: The building has a variety of window types in various states of condition. The west facing primary façade has four storefronts at ground level, with several levels of double hung wood windows into a variety of spaces. Along the side and back of the building in sporadic locations there are several metal double hung windows with wire and pressed glass panes. The storefronts are all from different eras of the building’s history, each with its own design. All of these glazing systems are old but are in a serviceable condition for mothballing the building. There are several large glass panes which are broken and boarded over. We recommend these systems be retained for mothballing, but be planned for replacement and upgrading upon development of the property for new uses. The wood windows of the primary façade are a combination of 1:1 and 3:3 double hung windows. The 1:1 windows are at the second floor level and are in excellent condition, all things considered. The wood is solid with minimal damage, the glass is intact in all of these windows presently, and the current paint is stabile enough to protect the wood for another year or two. The third level includes two windows which open to the back side of the exterior loggia. The window at the south end is intac t and in good condition. The north end window jamb is in place and appears to b e in good condition, however the sashes have been removed and are on the floor within the space with broken glass. For mothballing, we recommend ensuring that all windows are locked and unable to be opened from the exterior, and if necessary be boarded up from the exterior. Once development is begun, these windows should be restored – stabilized, glazed, painted, re-roped, etc. as they are not presently deteriorated beyond repair. The metal framed windows at the east end of the building serving the backstage and dressing rooms are 2:2 double hung units in stable condition overall. These do exhibit limited rust damage, and there are many broken panes of glass, The units which are closest to the active water leaks are in the worst condition with extensive rust damage, to the sills and bottom sashes. For mothballing we recommend ensuring that all these windows are locked and unable to be opened from the outside. Additionally, where the glass is broken out, we recommend boarding these up, with special attention to WEST BSMT. NORTH CENTRAL ROOM WEST BSMT. NORTHWEST ROOM K I L P a g e 22 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X attaching the boards to the masonry wall through mortar joints, as the metal window jambs will be more difficult to repair later. Upon development, many of these units are not deteriorated beyond repair and can be restored. There are several in the basement level which are deteriorated beyond repair, which shall be replaced or infilled with masonry as many of these sills are flush or below the alleyway paving. Additionally, there will be a need to provide adequate ventilation to the building to alleviate the high humidity levels. This will need to be carefully considered to ensure security of the building, while also keeping storm water out. WEST STOREFRONTS WEST SECOND FLOOR WINDOWS K I L P a g e 23 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X PROJECTOR ROOM WINDOW EAST END METALWINDOWS WEST FAÇADE WINDOWS K I L P a g e 24 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X WEST SECOND FLOOR WINDOWS WEST SECOND FLOOR WINDOWS WEST SECOND FLOOR WINDOWS WEST SECOND FLOOR WINDOWS K I L P a g e 25 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 7. Exterior Doors: There are several sets of doors on all sides of the building. The west fade has doors incorporated into the storefronts of the west side, along with two banks of five doors each at the theater entrance. Around the rest of the building there are numerous egress doors, along the south and north elevations, along with one loading dock door at the east side. Most of the doors are in serviceable condition, with the best kept at the primary façade of the build ing. The various egress doors are mostly modern doors in varying states of repair. The east side dock doors are original and are repairable. For mothballing we recommend boarding over all of the south and north doorways to protect against unauthorized entry. The east doors are already barricaded sufficiently. The north doors of the theater are in good condition and may remain as they are, whereas the storefront doors may need added protection or boarding as they relate to the adjacent storefronts. At the north end of the west façade there is an historic wood door, in repairable condition, leading to second floor office space, which s hould be boarded up to protect form further damage. WEST THEATER ENTRANCE DOORS WEST STOREFRONT DOOR SOUTH EMERGENCY EXIT NORTH EMERGENCY EXIT K I L P a g e 26 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 8. Interiors: The interior spaces of the building have deteriorated locally due to the ongoing water leaks and compromised roof. The auditorium decorative plaster is extensively deteriorated, with many areas where the plaster has delaminated from substrates and/or completely fallen off. The Central portion of the ceiling, and the stage proscenium remain in moderate to good condition. The stage remains dry, while the wings at either side are wet with plaster beginning to breakdown and flake. The roof deck in these areas shows significant signs of moisture presence. The auditorium and stage are largely void of major collections of debris and furniture, but there are pi les of old radiators and other scrap metal, and some mechanical units and furnishings spread throughout the space. At the west end of the building, the storefronts have been mostly gutted of their interior finishes and demising walls. The debris from these storefront areas has been piled in the theater lobby at the center of the west bank of spaces. The second- floor offices are believed to remain intact, through likely have at least some moisture damage. The projector room, above these areas, is in stable condition, with limited moisture infiltration. The basements are wet, mostly as a result of the open roof, and cluttered with debris, old mechanical equipment, and limited flooding at the northwest corner. As part of the mothballing we recommend removal of all loose debris from the building, including the auditorium, basements, storefronts, and upper levels. This will help the building dry out faster, and make it easier begin planning for and initiate long-term maintenance and planning for future development. Additionally, removal of loose debris will make it easier to conduct further more invasive assessments of the structures condition after it is dry. Interior demolition of fixed items and infrastructure requiring a demolition permit are advised to be held until a future development plan is in the works. PROCENIUM K I L P a g e 27 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X SOUTH STAGE WING SOUTH BALCONY NORTH BALCONY NORTH STATE WING K I L P a g e 28 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X AUDITORIUM LOOKING WEST AUDITORIUM LOOKING EAST K I L P a g e 29 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X DRIPPING WATER AT S. WALL S. BALCONY NORTHWEST CORNER OF AT HOLE IN ROOF NORTH WALL ATTIC AT HOLE IN ROOF NORTH WALL HOLE AT ROOF K I L P a g e 30 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X SOUTH STOREFRONT LOOKING WEST AUDITORIUM ENTRANCE WITH STOREFRONT DEBRIS K I L P a g e 31 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X SOUTHEAST DRESSING ROOM PROJECTOR ANTE-ROOM NORTHWEST NORTHEAST DRESSING BATH PROJECTOR ROOM LOOKING SOUTH K I L P a g e 32 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X PROSCENIUM 2017 PROSCENIUM 2025 NORTH BALCONY 2017 NORTH BALCONY 2025 K I L P a g e 33 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X NORTHWEST CORNER 2017 NORTHWEST CORNER 2025 SOUTH BALCONY 2017 SOUTH BALCONY 2025 K I L P a g e 34 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X Please let us know if you have any questions regarding this report and its contents. We appreciate the opportunity to help develop this assessment. EXHIBITS: Exhibit A: Structural Engineering Assessment – Magnus Engineering Exhibit B: Phase I Estimate of Probable Construction Cost Exhibit C: Phase II Estimate of Probable Construction Cost Exhibit D: Matterport Scan of Interior – Link sent by e-mail. Sincerely, Eric Stalheim, NCARB, AIA Director of Historic Preservation March 20, 2025 Kil Architecture / Planning Attn: Eric Stalheim, AIA 1126 Lincolnway East South Bend, Indiana 46601 Re: State Theater Structural Review Mr. Stalheim, At your request, Magnus Engineering (MAGNUS) has reviewed the structural condition of the State Theater building located at 214 South Michigan Street in South Bend, IN (Figure 1). MAGNUS personnel visited the site initially on February 26, 2025, and then made a follow-up visit on March 5, 2025. Additionally, aerial photos taken on March 10 by Kil Architecture / Planning (KAP) were provided for review of the condition of the top side of the roof. Original construction documents as well as the report from a structural assessment performed by Keller Engineering, Inc. in 2012 were also provided by KAP for review. The intended purpose of this review is to identify potential areas of the structure in which there are structural concerns and present general concepts for potential solutions to any concerns identified. The subject structure is a multi-story theater building consisting of load-bearing brick perimeter walls, cast-in- place concrete structure forming the main riser system for the theater seating and elevated floors and a roof system consisting of long-span steel trusses and purlins supporting a 3-1/2” APM gypsum roof deck. The roof purlins are spaced at 8 -ft with the gypsum roof deck reinforced with 3/8” diameter bars spaced at 2 -ft. The roof structure is generally pitched to direct water to the four perimeter walls of the building. Side balconies in the theater space consist of cast-in-place concrete floors supported by structural steel frame supports. The foundation system of the building consists of cast-in-place concrete foundation / basement walls and footings with multiple, unconnected, basement areas throughout the building. The structure composition summary described above is based on a combination of visual observations and review of the original construction plans. Observations In general, the structural concerns observed while on site stem from large amounts of water infiltration through the roof structure. There are multiple areas of severe water damage/leaking, including a large hole in the roof deck at the northwest corner of the building (Figure 2) and a significant portion of the parapet cap being dislodged along the south wall of the building (Figure 3). Both areas currently allow massive amounts of water into the building during rain and snow-melt events. Other areas around the perimeter of the roof either have active leaks that are smaller in magnitude or are exhibiting signs of water penetration on the underside of the roof deck. Despite the large amounts of water being introduced to the interior space of the building, the superstructure below the roof is currently exhibiting relatively small amounts of deterioration based upon our visual inspection. State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 2 In general, the cast-in-place concrete floor and balcony structures do not currently show signs of spalling, leaching or cracking. The foundation system appears to be performing adequately with no observed signs of settlement or foundation cracking. The masonry walls exhibit signs of spalling and delamination, generally around roof drain piping that has been severed or otherwise damaged (Figure 4) or areas or massive water intrusion through the roof (Figure 5). Local corrosion is visible in select areas of the structural steel in the roof structure (Figure 6). More severe corrosion and delamination were observed in the structural steel support at the low end of the side balconies in the theater space, specifically the south balcony, which is an area of high moisture exposure (Figure 7). Recommendations Roof Deck / Water Intrusion The immediate step for slowing the continued deterioration of the structure is addressing the large failures of the roof deck structure and roof drainage system. Gypsum roof decking is highly susceptible to deterioration when exposed to moisture which is addressable only through replacement. Aerial photos provided by KAP reveal several areas of the roof in which the roof membrane is not adhered to the structure and multiple areas where there is evidence of water ponding (Figure 8). Areas of water ponding generally occur near roof drains that are either currently blocked or have previously been blocked for a sustained period of time, or at areas where the roof membrane is not adhered to the roof and has bunched up, thereby not providing a uniform drainage plane for water to travel. Keller’s 2012 assessment noted several areas in which signs of water penetration through the roof deck were present, including the area on the north wall where the large hole in the roof deck has developed (Figure 9). Several other areas of the roof deck, particularly around the perimeter of the building (note, the underside of the roof deck at the interior of the building was inaccessible for this assessment) are exhibiting very similar signs of deterioration (Figure 10). While it is generally believed that the roof deck away from the low points around the perimeter of the building is in better condition in terms of deterioration due to moisture intrusion, it is very likely that local areas of roof deck around roof penetrations will need to be replaced in a similar fashion. Deterioration of plaster ceiling construction in the vicinity of roof vents and damage to roof vents evident in aerial photos (Figure 11) are indications that water is getting into the structure at these points as well and similar roof deterioration to that observed around the perimeter of the building should be anticipated. Further, the lifespan of a gypsum roof deck is approximately 50 years if the system is well-maintained and kept free of moisture. Given the apparent neglect of the building as a whole and the age of the structure being over 100 years, we recommend a thorough inspection of the complete roof deck to identify local areas of weakness and that testing be done to confirm the roof deck possesses adequate fastener pullout capacity for the roofing material applied, which may be a root cause of some of the roof membrane adherence issues currently present. At a minimum, we recommend replacement of the gypsum roof deck around the entire perimeter of the building from the exterior wall to the first roof purlin (approximately 8 -ft from the perimeter wall). One possible approach to this replacement that would best maintain continuity in the roof system would be a gypsum roof deck that would consist of steel bulb tees spanning from the exterior wall to the first roof purlin and spaced approximately at 24 -in to 32 -in with a gypsum form board laid between the bulb tees that would support a 3” layer of poured gypsum reinforced with a welded wire mesh. Another option for roof deck replacement around the perimeter would be to use a more modernly conventional corrugated metal roof deck spanning from the exterior walls to the first roof purlin, similar to the bulb tees previously described (Figure 12). State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 3 Structural Steel The structural steel of the roof truss / purlin system needs to be thoroughly inspected as well, especially around the perimeter of the building. While an arm’s length inspection was not a part of the current scope, nor is safe access attainable for such a review at this time, areas of local corrosion in the perimeter steel could be observed at a distance. The full extent of remedial action for corroded steel, if any is needed at all, will not be able to be determined until a means of safe access to these members can be attained and a full structural assessment performed. Bearing Walls and Interior Structures Below the roof structure, remedial action required based on observations during this review to restore the structure is limited to local tuckpointing of masonry walls and/or replacement of spalled/delaminated bricks, mainly around areas of direct water intrusion. If the side balconies are planned for continued use, replacement in kind of the eastern-most balcony support frames, at a minimum, will likely be required. As with the roof steel, the full extent of balcony support frame replacement necessary cannot be determined until each of the frames has been exposed to view for inspection as most are currently covered with a decorative plaster construction. Conclusion While the structure below the roof remains in relatively good condition, it is imperative that the water intrusion at the roof be corrected as soon as possible. The interior space is currently being exposed to massive amounts of water which migrates down through the building to the basement level. Minimal amounts of standing water were observed in portions of the basements, so it is clear that the water is finding a way out of the building. If this amount of water is being introduced into the soil around the foundations, foundation settlements will potentially develop which will in turn lead to rapid deterioration of the structure as a whole. Thank you for the opportunity to provide consulting services for you on this project. If you have any questions or concerns, please do not hesitate to contact us. Regards, Jacob Yoder, PE Troy Madlem, PE, MLSE Director of Engineer Principal State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 4 Figure 1: Front Façade View of Subject Structure Figure 2: Hole in Roof Deck at Northwest Corner of Building State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 5 Figure 3: Parapet Cap Along South Wall Figure 4: Brick Deterioration at Roof Drain (South Wall) State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 6 Figure 5: Brick Deterioration Under Hole in Roof Deck (North Wall) Figure 6: Steel Corrosion in Roof Framing State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 7 Figure 7: Steel Corrosion and Delamination in Balcony Support Framing Figure 8: Aerial of Roof State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 8 Figure 9: Roof Deck at North Wall (Left – 2012; Right - 2025) Figure 10: Signs of Water Intrusion in Roof Deck Roof deck at South Wall (Southwest Roof Drain) Roof Deck at Backstage Area (Northeast Corner) State Theater Structural Review March 20, 2025 WWW.MAGNUSENG.COM Page | 9 Figure 11: Signs of Water Intrusion Around Roof Penetrations Figure 12: Example of Metal Deck Infill in Gypsum Roof Deck JOB:State Theater 21-Mar-25 Critical Needs Assessment - Construction Cost Estimate Description Cost Per Unit Unit Quantity Total Cost 1 TPO Adhered Membrane Roofing $20.00 Per SF 3,000 $60,000.00 2 Termination bars $20.00 per LF 260 $5,200.00 3 Scuppers & External Downspouts $1,600.00 per unit 4 $6,400.00 4 Temporary - Wood Deck & Staging $250.00 per SF 200 $50,000.00 Subtotal $121,600.00 Add Contingency @ 20%$24,320.00 Total Estimated Construction Cost $145,920.00 Roof, Flashings, Penetrations, Gutters, & Downspouts: BOARD OF PUBLIC WORKS AGENDA ITEM REVIEW REQUEST FORM Date 05/06/2025 Name Zach Hurst Department DPW BPW Date 05/08/2025 Phone Extension 3057 Review and Approval Required Prior to Submittal to Board Diversity Compliance and Inclusion Officer Officer Name BPW Attorney Attorney Name Dept. Attorney Attorney Name Purchasing Check the Appropriate Item Type – Required for All Submissions Professional Services Agreement Contract Proposal Open Market Contract Amendment/Addendum Special Purchase, QPA Bid Opening Bid Award Req. to Advertise Title Sheet Quote Opening Quote Award Reject Bids/Quotes Proposal Opening C/O & PCA No. PCA Chg. Order, No. Traffic Control Resolution Other: Ratify Emergency Contract Ease./Encroach Required Information Company or Vendor Name Slatile Roofing and Restoration New Vendor Yes If Yes, Approved by Purchasing No MBE/WBE Contractor MBE WBE Completed E-Verify Form Attached Yes No Project Name Emergency Roof Repairs – State Theater Project Number 125-030 Funding Source River West DA TIF Account No. PR-00040904 Amount $196,812 Terms of Contract Lump Sum Purpose/Description Request to ratify emergency contract to patch large holes in State Theater roof. For Change Orders Only Amount of Increase Decrease $ ($ ) Previous Amount $ Current Percent of Change: Increase Decrease % ( %) New Amount $ Total Percent of Change: Increase Decrease % ( %) Time Extension Amount: