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HomeMy WebLinkAbout1. 2257 Portage Avenuet_COA 2026-0803 PACKETHISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: August 7, 2026 Application Number: 2026-0807 Property Location: 2257 Portage Avenue/Highland Mausoleum Architectural Style/Date/Architect or Builder: Neoclassical / 1930 / Lovell & Lovell Property Owner: Everstory Partners Landmark or District Designation: Local Landmark, Ordinance #9151-00 Rating: Contributing DESCRIPTION OF STRUCTURE/SITE: The Highland Memorial Mausoleum os a cross plan building built of stone, with walls and floors of marble and windows of imported art glass. Low gable roof with copper roofing. Stone eaves with crockets at the roof flanking wings have low copper gables, roofs, gutters/downspouts. Main entrance is a classical columnar portico, with 4 stone Doric columns. Openings feature Bronze doors with divided lights and transom with fishcale grillework. Small vertical stained glass-windows set in stone frames; one on either side of the entrance and three in each of the flanking wings. Among other building materials used were granite, marble, Bedford stone, and bronze to enhance the structures’ beauty and durability. DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1) Repair the copper roof. 2 options have been proposed: a) Remove failed seam and gutter seal and seal with new Ruscoe Nitrile Rubber b) Powerwash, remove failed sealer, reseal seam, and coat entire roof with Gaco Silicone Coating STANDARDS AND GUIDELINES: Commercial Standards: Roofs: 48. SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Based on inspection by a local roofing contractor whereas the majority of roof panels are still in good condition and the seams are failed; it is advisable to pursue the repair option a. Upon failure of a majority of whole panels it would be acceptable to consider a full coating option. Based on all the information available prior to this public hearing, Staff make a FAVORABLE RECOMMENDATION for option a. Prepared by Ross Van Overberghe, Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY MAP OF THE AREA — Google Maps view of the subject area. Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov SATELLITE IMAGERY — Imagery from 2026. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov IMAGES — Center section detail IMAGES — Aerial facing west HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov IMAGES — Detail of failed seams IMAGES — North wing roof detail Friday, August 7, 2026 Application for Certificate of Appropriateness Important Information Regarding this Request REQUIRED DOCUMENTATION AND SITE PLANS The Historic Preservation Commission of South Bend and St. Joseph County cannot process an Application without required documentation. Comprehensive documentation provides a complete understanding of the project. Problems often occur during a project review or during the execution of the project when the property owner, staff or commissioners are unclear as to project specifics. Applications will NOT be processed without required documentation. Photographs may be submitted in digital format or in photographic print. When a project involves blueprints and/or site plans, one (1) set shall be submitted with the Application. Any documentation submitted to this office cannot be returned to the applicant. APPLICATION FEE The application processing fee for any Application for a Certificate Of Appropriateness is $20 Payment must accompany the application at the time of submission. For an electronically submitted application, payment must reach the HPC office within 48 hours following transmission. Payment can be made by credit card by contacting Business License Administrator Michelle Adams at (574) 235-5912; by cash in person in the Department of Community Investment on the 14th floor of the County City Building; or by check made out to City of South Bend. Applications will NOT be processed without the required fee. MEETING ATTENDANCE When an Application has been scheduled for any meeting, the owner, architect or contractor(s) retained for the project shall attend the meeting where their project will be reviewed and a decision rendered. Failure by the owner, architect, or contractor to attend such meetings may result in denial of the Application due to insufficient representation. CERTIFICATE ISSUANCE Certificates of Appropriateness will be filed with the Building Department of South Bend and St. Joseph County. A copy of the Certificate will be emailed directly to the owner and/or contractor(s) listed on the application. INSPECTION AUTHORITY All projects will be inspected during and following execution for compliance with the decision(s) rendered by the Historic Preservation Commission of South Bend and St. Joseph County. 1 Owner acknowledges that while the Historic Preservation Commission only considers Certificates of Appropriateness for exterior features, under certain circumstances it may be necessary for the Commission Staff to have access to the interior of the building in order to accurately assess the condition of the exterior feature and that the lack of access to the interior may prevent the Commission Staff from making a favorable recommendation. Any work performed on a historic landmark or in an historic district which does not conform to the Certificate of Appropriateness certificate shall be immediately halted by the Historic Preservation Commission and the Building Department of South Bend and St. Joseph County. Fines may be levied for projects not in compliance. I read and understand the information above:Yes, Continue Date Friday, August 7, 2026 2 Proper ty Information Property Address for Proposed Work:2257 Portage Avenue Property City South Bend Property Zip Code 46616 Property Owner Information:Timothy Harkness Owner Email Thark1@everstorypartners.com Owner Phone Number (971) 301-0447 Owner Address 18N598 Carriage Way Ln, Huntley IL 60142 Proposed Work and Project Information All projects must comply with applicable building and zoning codes. South Bend Zoning Ordinance St. Joseph County Zoning Ordinance Does your project involve any of the following? (Check all that apply):Roofs Contractor Information Midland Engineering Company Roof system Gregory Seiss Contractor Phone Number (574) 272-0200 Contractor Email gseiss@midlandengineering.com Description of Proposed Work: Repair of the copper mausoleum roof system File Upload Site Plans, Aerial Views, and/or Blueprints: One (1) set shall be submitted with the Application. Uploaded documentation must show existing property lines, buildings, structures, and proposed project location(s). Hand Drawn Plans/Elevations are ok Photographs to include: each area affected by project, close up detail of project areas. Windows, Siding, and/or Door projects must include photographs of each window/door/siding affected by the project and detailed close up of condition Applications will not be processed if the required photographs and/or documentation are not included. Any documentation submitted to this office cannot be returned to the applicant. Project Type - List:Roofs 3 Overhead View of Proposed Project Location(s): 695.47 KB Quote/Evaluation(s) by Repair Professional (Optional): PDF Midland Engineering repair propos….pdf Photographs: 345.76 KB 568.26 KB 4 607.19 KB 445.74 KB Payment Invoice ID # INV-000271 Payment Method Pay via Card or PayPal 5 VISIONS CONSTRUCTION & ROOFING PROPOSAL Visions Construction & Roofing, LLC is an Illinois Licensed Roofing Contractor and Gaco Firestone Certified Installer agrees to supply all material, labor and supervision to perform the work specified below: ESTIMATE FOR RESTORATION OF METAL ROOFS APPRX. 7,000 SQ. FT. A physical inspection was conducted by Alphonse Mitria VCR on June 24.2026. The purpose of this inspection was to assess the condition of the existing systems on the subject roofs pursuant to development of a proposal for restoration, repair and/or replacement of roofs sections. Typical of such inspections is the identification and documentation of the presence of the anomalies such as those that are associated with damage, defective building materials, construction or weather related. Observation and inspection findings revealed the following information. The condition of the existing metal roof needs to be cleaned and sealed with Gaco S4200 Silicone System. This condition requires immediate attention to eliminate an expensive tear off and replacement To restore the damaged roof and create a monolithic seal the recommendation is to install the Gaco Silicone Roof System. This system will prove to be a long-term solution along with long term warranties Gaco- Firestone will issue factory direct 20 Yr. Material Warranty along with 5Yr. VCR Workmanship Warranty which are transferable in the event of a sale. 1 OF 4 Scope of Work: Highland Cemetery 2257 Portage Ave South Bend, Ind. 46616 Attention: Tim Harkness Thark1@everstorypartners.com 971-301-0447 June 29,2026 Visions Construction & Roofing, LLC. 510 Sycamore Ave Roselle, Il.60172 708-580-4700 Alphonse Mitria Tony Navarro –VP Marketing tony@vcril.com www.vcril.com VISIONS CONSTRUCTION & ROOFING PROPOSAL 1) Power wash and remove any or all debris 2) Scrap loose paint and existing caulk 3) Apply Gaco Primer- E5320 4) Seal- apply Gaco SF-4200 Seam Sealer to all seams, drains, protrusions 4) Coat- apply Gaco S-4200 Silicone Coating – 20 Yr. Spec--Custom Color Green 5) Remove any and all debris that is job related. Gaco-Firestone provides manufactures direct 20 Yr. Material Warranty. VCR will issue a 5yr Workmanship Warranty We hereby propose to furnish material and labor, in accordance with above specifications for the sum of: $41,300.00 50% upon acceptance $20,650.00 50% upon completion of project $20,650.00 The above price does not include the cost of any permits and or bonds required, cost is sole responsibility of the owner. Balance is due upon completion of work described herein, irrespective of other work performed by this contractor as set forth in separate proposal. This customer, by acceptance of the work performed described herein, agrees to a charge of 1.5% per month add to account over 30 days. Any collection fees and/or court costs expended in pursuit of this invoice are payable be the debtor. All work is to be completed in a workmanlike manner according to standard practices. Any alteration or deviation from specifications involving extra cost will be executed upon written orders, and will become an extra charge over and above the estimate as per attached two-page terms and conditions. Owner is required to have property insurance. Visions Construction & Roofing, LLC is insured and will produce a certificate of insurance upon request. Visions Construction & Roofing, LLC. Authorized Electronic Signature Note: This proposal may be withdrawn by us if not accepted within 30 days. Acceptance of Proposal - the above prices, specifications and conditions are satisfactory and are hereby accepted. You are authorized to do so as specified. Payment will be made as outlined above. Signature: _________________________________________ Date___________________ 2 OF 2 TERMS AND CONDITIONS VISIONS CONSTRUCTION & ROOFING PROPOSAL 1. This document states the entire agreement between the Buyer and Visions construction & Roofing LLC (VCR). VCR HAS MADE NO REPRESENTATIONS, PROMISES, OR WARRANTIES, EXPRESS OR IMPLIED, TO THE BUYER, EXCEPT THOSE, WHICH ARE STATED IN THIS AGREEMENT. 2. Should the Buyer, lender, construction lender, or any public body or inspector direst any modification or addition to the work covered by this contract, the contract price shall be adjusted accordingly. Modification or addition to the work shall be executed only when both the Buyer and VCR has signed a contract Change Order. The change in the contract price caused by such contract Change Order shall be as agreed to in writing, or if the parties are not in agreement as to the change in contract price, the VCR’s actual cost of all labor, equipment, subcontracts and materials, plus a VCR’s fee of 15% shall be the change in contract price. The Change Order may also increase the time within which the contract is to be completed. No Extra or Change Order work shall be required to be performed without prior written authorization of the person contracting for the construction of the property improvement. Any Change Order forms for changes or Extra Work shall be incorporated in and become a part of the contract. 3. Buyer understands that VCR reserves the right to cancel this Contract upon discovery of the following: VCR won’t be able to secure the specified product ordered by the property-Buyer. 4. If this Contract is canceled for any reason beyond 3 business days from the date of the agreement becoming a Binding Contract, Buyer must pay the VCR fifteen percent (15%) of the contract’s total amount as Reparations for liquidated damages. This considered reasonable and acceptable compensation for labor and Actions exhausted on the Buyer’s behalf. This agreement becomes a binding contract upon the signature of Buyer to the attached VCR proposal which includes project amount and payment requirements Any attempt to cancel this contract must be submitted in writing and signed by Buyer. Any other form of communication in an attempt to cancel will NOT be considered acceptable. Once work has commenced, this Contract cannot be canceled for any reason unless both, Buyer and VCR submit a written agreement to do so. 5. Buyer(s) and VCR agree that any disputes or claims between the parties, whether arising from tort, the contract or in any way related to this transaction, including but not limited to claims arising under the Consumer Sales Practice Act, shall be settled by Binding Arbitration under the direction and procedures established by the American Arbitration Association, “Commercial Arbitration Rules.” One (1) Arbitrator shall submit any disputes or claim between the parties for determination. The decision of the Arbitrator shall be final and binding upon the parties. The judgment upon the award rendered by the arbitrator may be entered in any Court having jurisdiction thereof. Each Party shall bear the fees and expenses of Counsel and any other costs incurred for the benefit of Such Party. The Parties will share the Arbitrator’s fee equally. All Arbitration Proceedings shall be in Lake County, IL. 6. Hazardous Material: Buyer shall disclose any knowledge of hazardous materials (as defined by law) known or suspected. Should hazardous materials be disclosed or discovered after this agreement is signed, then VCR may, at its sole option, terminate this agreement and Buyer agrees to pay for all labor or materials expended or required emergency measures, plus 30% overhead and profit. 7. Buyer represents he owns property on which structure is located. Buyer is solely responsible for structure conforming to codes and being constructed within boundary lines. Any work included in this contract assumes that the structure and use of the building is within the present code standards. 8. VCR is not responsible for delay or inability to perform caused by acts of God, strikes, war, riots, shortages, weather conditions, public authorities or other causes or casualty beyond its control or due to Buyer’s conduct. Buyer is to carry fire, tornado and other necessary insurance upon the above work. If the work is stopped for 7 days or more by a public authority through no fault of the VCR or through act of neglect of Buyer, then VCR may stop work or terminate this Contract, recover from Buyer payment for all work done as set forth in paragraph 8. 9. Buyer acknowledges that this Contract may involve ordering of specially made materials, which cannot be, used other than on Buyer’s premises. If Buyer terminates this Contract before VCR has ordered the specially made materials (except in accordance with Buyer’s right to rescind pursuant to law) he shall pay VCR 10% of the Cash Price as liquidated damages and not as a penalty. If buyer terminates this Contract VISIONS CONSTRUCTION & ROOFING PROPOSAL after the specially made materials have been ordered but before installation has commenced Buyer shall pay the cost of the specially made materials plus 20% of said cost to VCR as liquidated damages and not as a penalty. Buyer may not terminate this contract once installation has commenced. 10. If VCR is unable to complete the work for any reason, it may assign its obligations hereunder to a properly licensed and qualified subcontractor of its own choice. 11. All rights, remedies and privileges of VCR hereunder inure to the benefit of and are enforceable by any assignee of this Contract. Buyer and each co-signer hereby waive as against any assignee of VCR’s rights under this contract, all claims and defenses, weather now or hereafter existing of Buyer against VCR, except claims and defenses existing during the term of any warranties hereunder. 12. The occurrence of any of the following events shall constitute a Default (as such term is used herein): (A) nonpayment, when due, of any amount payable by Buyer hereunder of Buyer’s breach of ant agreement, warranty or obligation contained herein; (B) any statement, representation or warranty of Buyer herein or in any application or other writing at any time furnished by or on behalf of Buyer or VCR in connection with the transaction evidence by this Contract is untrue in any material respect;;(C) Buyer becomes insolvent or unable to pay debts as they mature or makes an assignment for the benefit of creditors or any proceedings are instituted by or against Buyer alleging that Buyer is insolvent or unable to pay debts as they mature; (D) VCR for any other reason whatsoever has reasonable cause to deem itself insecure. Subject to any restrictions imposed by applicable law, whenever a Default shall be existing, all obligations of Buyer hereunder may not withstand any other provisions of this contract, at the option of VCR and without demand or notice of any kind, be declared and thereupon immediately shall be due and payable and VCR at its option may stop work. VCR shall have and may exercise from time to time the rights and remedies provided in this Contract or which may be available to VCR under applicable law. 13. Buyer shall pay to VCR interest at the rate of 1-1 /2 % per month (18% per year) on the unpaid balance of any amounts past due under this Contract. If Buyer is in default hereunder and VCR or his assignee commences legal proceedings to enforce payment of any sum hereunder, Buyer agrees to pay all court costs actually incurred and reasonable attorneys’ fees. 14. The execution or failure to execute a completion certificate shall in no way effect the rights of the VCR hereunder. 15. Buyer is responsible to protect or remove all windows and doors screens, pictures or any other breakable items and positions vulnerable to damage due to the scheduled interior or exterior remodeling project. VCR will not reimburse the Buyer for the damaged items caused by the labor involved in completing the project. Solar panels, satellite dishes, antennas or other utility not related to the replacement or repair of the materials in this contract are the responsibility of the Buyer to have them detached and reset by an appropriate provider. VCR is not responsible for disconnecting or reconnecting security systems and HVAC units. 16. VCR is not responsible for construction issues such as: cracks in drywall, nail pops, infiltrated windows seals, interior cracking of plaster or paint from installation of windows, siding, roofing, gutters, mold or any other interior problems. Issues of this nature must be reported to management immediately and a proposal to correct the problem will be issued to Buyer on a time and material basis. 17. VCR will clean up all job-related debris to best of its ability and haul away. 18. Upon completion of work and VCR receipt of final payment, Gaco -Firestone will issue appropriate warranty approximately 60 days thereafter to the property ownership. 4 OF 4 WHY DOES ADHESION MATTER? The GacoFlex S42 Series of silicone coatings has been engineered for improved adhesion when compared to the previous generation Gaco silicone coatings. GacoFlex S42 silicone coatings may be applied directly to most substrates* with one coat application, contributing to faster installation. * Always perform an adhesion test to ensure compatibility. 800 456 4226gaco.com S42 Series The high adhesion alternative to replacing your weathered roof. GacoFlex S42 Series is a 100% silicone roof coating solution for renewing your weathered roof. This high adhesion coating can be installed over virtually any existing roof substrate* creating a durable, seamless membrane that helps protect the roof from permanent ponding water, ultraviolet light and severe weather. GacoFlex S42 Series covers more surface area with less material than many other competitive silicones, exhibits outstanding peak hide coverage on granulated surfaces, and with its strong adhesion to multiple types of surfaces, it eliminates the need for an epoxy primer in many cases, allowing for faster installation. Guaranteed? It qualifi es for a GacoFlex System Warranty when installed by a Gaco Qualifi ed Applicator. GacoFlex S42 Series carries a 50 year limited material warranty and is available in white, tan, gray and dark gray. For more information and warranty requirements, visit www.gaco.com. AFTER BEFORE ASTM D6694 PHYSICAL PROPERTIES ASTM Test Result Requirement Tensile Strength @ 73°F D2370 275 psi 150 min Elongation at Break @ 73°F D2370 196% 100 min Tensile Strength @ 0°F D2370 176 psi 150 min Elongation at Break @ 0°F D2370 113% 100 min Tear Resistance (Die C) D624 24 lbf/inch 20 min Permeance – 20 mils DFT @ 73°F / 50% RH E96 – B 6.4 Perms 2.5 min Wet Adhesion Spray Polyurethane Foam C794 / D903 Pass 2.0 min A4271 Acrylic BleedTrap Base Coat C794 / D903 Pass 2.0min EPDM C794 / D903 Pass 2.0min PVC C794 / D903 Pass 2.0min CRRC Rapid SOLAR PERFORMANCE ASTM Test Initial Rating (Lab-Aged) Solar Reflectance C1549 0.87 0.81 Thermal Emittance C1371 0.89 0.88 CEMENTS AND COATINGS FOR ROOFING SYSTEMS CLASSIFIED BY UNDERWRITERS LABORATORIES INC. AS TO AN EXTERNAL FIRE EXPOSURE ONLY 60PO DESCRIPTION GacoFlex S42 Series coatings are high adhesion, solvent-free, single-component waterproof elastomeric moisture-curing silicone coatings. USAGE GacoFlex S42 Series may be used as a maintenance coating system over pre-existing elastomeric roof coatings, metal roofs, APP*, SBS*, BUR*, and weathered single ply membranes (EPDM, PVC, Hypalon®, and TPO/CPA) on a roofing substrate where the membrane surface is in sound condition, but requires a renewal of the membrane surface due to the normal effect of aging and use. A roof coated with GacoFlex S42 Series is ideal for use as part of a rainwater catchment system (NSF certification in process). GacoFlex S42 Series Coatings are suitable liquid applied silicone coatings used in sprayed-in-place polyurethane foam roofing systems. GacoFlex S42 Series Coatings may also be used over concrete and other coatings. GacoFlex S42 may also be used over some asphaltic substrates, such as modified bitumen, when properly applied over an approved base coat, such as with GacoFlex A4271 BleedTrap™ Base Coat; please contact Firestone Building Products for specific recommendations. When properly applied, the coating system helps provide a seamless weather-tight seal that protects the substrate from degradation caused by ultraviolet light, water and other normal weathering hazards. * Please note that a base coat of BleedTrap is required for SBS substrates and recommended for APP and BUR prior to coating with GacoFlex S42. Not to be used over gravel surfaced BUR’s. COLORS S4200 White, S4222 Gray**, S4248 Tan**; S4229 Dark Gray** (custom colors available as special orders only). **colors not to be used over asphalt systems. APPLIED PRODUCT DATA WEATHERABILITY Excellent durability, color stability and chalk resistance. TOXICITY Not for use in contact with edible substances or for long-term storage of potable water. CHEMICAL RESISTANCE Excellent solvent and chemical resistance. PACKAGED PRODUCT DATA THEORETICAL COVERAGE 1.25 gallons per 100 sq. ft. to yield approximately 18 dry mils. On granulated and other rough surfaces, apply one coat at the rate of 1.75 gallons per 100 square feet. NOTE: Application rate is job specific and losses due to overspray, surface profile, and wind may occur. Additional material may be required to achieve dry film thickness. SOLIDS Weight: 96% (ASTM D1644) / Volume: 95% (ASTMD2697) VOC <50 g/l (<0.417 lb/gal) FLASH POINT ASTM D3278 178°F (81°C) STORAGE STABILITY Two years from date of manufacture when stored in sealed containers between 0°F - 80°F (-17°C - 26°C). APPLICATION MIXING Mix before application to ensure uniform color and consistency. THINNING Thinning is not recommended under normal conditions. ASPHALT ROOFING SEALER To help inhibit bleed-through on asphaltic and bitumen-containing substrates, first apply 1 coat of GacoFlex A4271 BleedTrap Base Coat for Asphalt Roofing at a rate of 100 sq. ft. per gallon to yield 6 dry mils. PRIMER When GacoFlex E5320 2-Part Epoxy Primer/Filler is necessary, such as on some single ply membranes, priming should be done in accordance with label directions. An anti-corrosive metal primer may be used on ferrous metal roofs to help prevent corrosion. APPLICATION Apply by brush or ¾” nap woven roller as received. For spray application, use as received; consult Gaco Western’s Silicone Spray Guide SG-Silicone for more information. For cold weather application, keep material stored above 65°F (18°C). Do not apply if rain is expected within 1 hour. For application in temperatures below freezing or above 120°F (49°C), contact Firestone Building Products. On smooth surfaces, apply one coat at the rate of 1.25 gallons per 100 square feet to achieve approximately 18 dry mils. On granulated and other rough surfaces, apply one coat at the rate of 1.75 gallons per 100 square feet. Coat all surfaces including expansion joint covers and flashings. Extra material is required at all edges and penetrations. NOTE: Application rate is job-specific and losses due to overspray, surface profile and wind may occur. Additional material may be required to achieve 18 dry mils. DRY TIME Final coat should be allowed to cure 24 to 48 hours, depending on temperature and humidity, before suitable for light foot traffic. MKGF0 818 © 2018 Firestone Building Products Company, LLC GacoFlex S42 Series gaco.com | 800 456 4226Gaco is a Firestone Building Products brand. CLEAN UP Clean application tools and equipment with GacoFlex™ Silicone Solvent. Recirculate through lines and gun until residual coating is removed. DO NOT USE WATER OR RECLAIMED SOLVENTS. For specific Safety and Health information please refer to Safety Data Sheet. High Adhesion 100% Silicone Coating Solar Reflectance Index (SRI) E1980 110 101