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Home My WebLink About1. 511 West Colfax Avenue_COA 2025-0916 PacketHISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: October 07, 2025 Application Number: 2025-0916 Property Location: 511 West Colfax Avenue Architectural Style/Date/Architect or Builder: Tudor Revival/1898/Birdsell House/Wilson Parker, Archt. Property Owner: Steve Mihaljevic/Anisah Michael Landmark or District Designation: Local Landmark, Ordinance #8609-1995/West Washington National Register District Rating: Outstanding DESCRIPTION OF STRUCTURE/SITE: The wood frame house has field stone veneer facade on the first floor, second floor is brick veneer, gable ends of house are Tudor -style half timbers. The foundation is concrete and stone and the half-timbering in the gables. Wood windows are diamond patterned along with a variety of other configurations including some leaded and stained glass. Veranda is supported with stone columns with ornate capi- tals. The porte cochere has a hipped roof. DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1. Repair front, rear, and porte cochere steps with “Limestone Cement” Type IL by capping existing Limestone where damaged. STANDARDS AND GUIDELINES: Porch: 17-18; Site Projects: 22-24. SITE VISIT REPORT: On multiple occasions Administrator Ross Van Overberghe met with the owner to dis- cuss the condition and repair of the steps at the various entrances of the structure. Administrator Van Overberghe observed the construction of the steps and how the individual steps are inserted into the stone veneer of the walls making replacement difficult without deconstructing majors sections of walls. STAFF RECOMMENDATION: Existing original limestone steps at the front rear and porte cochere entrances of the structure have had various forms of wear and damage. Replacement of steps would require the deconstruc- tion of walls and stone veneer to insert new limestone pieces. Repairing in places only the areas of damage and wear with a suitable limestone based material to best match color ans texture is the most appropriate solution at this time. Based on the information provided prior to this public hearing, Staff make an FAVORABLE RECOM- MENDATION. Prepared by Ross Van Overberghe, Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov MAP OF THE AREA — Google Maps view of the subject area. SATELLITE IMAGERY — Imagery from 2021SATELLITE IMAGERY — Imagery from 2025. Tuesday, September 16, 2025 Application for Cer tificate 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. 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 1 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 Tuesday, September 16, 2025 2 Property Information Property Address for Proposed Work:511 W Colfax Property City South Bend Property Zip Code 46601 Property Owner Information:Anisah Michael mihaljevic/steve Mihaljevic Owner Email 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):New Construction, Additions Contractor Information Steve D Mihaljevic Contractor Phone Number ( Description of Proposed Work: Concrete step repair 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:New Construction, Additions 3 Site Plan or Aerial View of Proposed Project Location(s): 368.85 KB 419.7 KB 4 306.75 KB 2.76 MB 5 2.7 MB Structural Drawings/Architectural Drawings: 368.85 KB 6 306.75 KB 441 KB 419.7 KB 7 2.76 MB 2.7 MB 8 Photographs: 368.85 KB 306.75 KB 441 KB 419.7 KB 9 2.7 MB 2.76 MB Payment Invoice ID # INV-000189 Payment Method Pay in Person 10 Statement of Proposed Repair Work Property Address: 511 West Colfax Avenue, South Bend, IN 46601 Owner/Applicant: Steve Mihaljevic Date: October 6, 2025 Scope of Work We will be performing restorative repairs to the existing limestone steps located at the front, side, and rear entrances of the property. The current steps have suffered deterioration, cracking, and material loss over time. Our intent is to restore these areas using historically appropriate methods and materials that preserve the architectural integrity of the structure. Proposed Repair Method Front Steps: - The front steps will be thoroughly power washed to remove all loose debris, dust, and weakened material. - A wire mesh reinforcement will be installed to provide structural integrity and proper bonding support for the new limestone cement. - A bonding agent will be applied to ensure strong adhesion between the existing limestone surface and the new overlay. - A Portland “Limestone Cement” Type IL will be used for the pour-over capping, which is designed to adhere effectively to like-kind limestone materials. - This process will result in a uniform, durable, and historically consistent finish across the entire front stairway. Side and Rear Steps: - The side and rear steps will be selectively repaired only in small damaged areas where cracks or material loss are present. - Since the majority of these steps remain structurally sound, only minor patching and surface restoration will be completed using Portland “Limestone Cement” Type IL, matching the texture, color, and composition of the original limestone. Materials and Cost All materials used will be Portland “Limestone Cement” Type IL, compatible with existing limestone structures and approved for historic restoration use. The total estimated cost of the work is $4,500, which includes labor, materials, and cleanup. Purpose The purpose of this project is to preserve the historic character of the property while ensuring the safety and functionality of all entryways. This restoration will stabilize the existing steps, prevent further deterioration, and maintain the architectural integrity of this historic structure. We respectfully submit this proposal for review and approval of a Certificate of Appropriateness by the Historic Preservation Commission of South Bend, Indiana. Submitted by: Steve Mihaljevic Mag Mile Properties LLC Email: Photo Documentation of Areas to be Repaired