HISTORIC PRESERVATION COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Consider the Certificate of Appropriateness (COA) for 235-239 S Washington St - HPC-0004-2026.
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Isaac Marlott, Assistant Planner
BOARD/COMMISSION REVIEW:
Submitted for Historic Preservation Commission (HPC) review.
BACKGROUND:
The Subject Property is an approximately 6,500 square foot parcel generally located at the northwest corner of the Washington Street and Jackson Avenue intersection. The property is zoned B4 (Downtown Core District) and is currently improved with a three-story commercial building fronting both Washington St and Jackson Av and a two-story historic workshop along the north side of the Jackson Avenue right-of-way. The collection of buildings is commonly referred to as “The Beidelman Buildings” referencing the historic use for the fabrication and sale of Beidelman’s Furniture. The Beidelman Buildings are listed as “contributing” to the Local Historic District and in “good condition” in the 2025 Architectural and Historical Survey (attached).
In 2024, the Naperville City Council approved Ordinance 24-085 designating the Beidelman Buildings as a Historic Landmark under the Naperville Municipal Code. The case to landmark the Beidelman Buildings received a 7-0 vote of support from the Historic Preservation Commission and an eventual unanimous vote of approval at City Council. The Beidelman Buildings were determined as eligible for landmark designation under Section 6-11-3:5 given the date of construction exceeds 50 years, and criteria 5.1.1, 5.1.2, 5.1.3 and 5.1.4 were satisfied. See Landmarking Ordinance (attached).
The Beidelman Buildings were purchased by 235 Washington, LLC in 2026; the buildings are partially vacant today. While a new tenant has not yet been identified, the owner is seeking approval for exterior renovations at this time. Staff met with the applicant following initial submittal of their proposed elevations. The applicant was very responsive to staff’s recommended changes and has included those changes in the plans submitted for HPC review.
Prior COA Approvals
• None
DISCUSSION:
The applicant, Torch Architecture, and owner, 235 Washington, LLC, seek HPC approval of a Certificate of Appropriateness to allow for the reintroduction of historic window openings, modifications to the existing storefront and the proposed introduction of new roofline details. In addition, the petitioner is proposing minor work to restore the existing windows and doors at the historic two-story workshop along Jackson Avenue. While these improvements do not require HPC approval, additional information is provided below under “Minor Work.”
In the landmark nomination, the architectural style of the Beidelman Buildings was noted as “Collegiate Gothic”. The City’s HBDRM, which largely provides residential guidelines, does not include specifics for the Collegiate Gothic style or commercial renovations. Accordingly, in the analysis below, the HBDRM general guidelines pertaining to windows, doors, etc. have been referenced.
Furthermore, for ease of reference, the Beidelman Buildings are split into three components for the discussion below. The “Workshop” refers to the two-story structure along Jackson Avenue, the “Commercial Block” refers to the three-story brick building fronting Jackson Avenue and Washington Street, and the “Funeral Chapel” refers to the northernmost section of the 3-story brick building including the gothic chapel windows.
Work Requiring COA Approval
Commercial Block
Windows
- The proposal reintroduces the second and third story window openings along the Jackson Av and Washington St frontages. These openings are currently covered by brick, however, both historic imagery and the original blueprints show their original location and style. The proposal reintroduces new aluminum clad windows in an original opening rather than adding any new openings.
- The original windows consisted of three components; a 7-light pane running the length of the opening along the top with two double-hung, three over one (3/1) style windows directly below.
- The applicant originally proposed a nine-pane window (3x3) configuration, but after working with Staff, modified the proposal to use muntins to mimic the historic windowpane division.
- Pages 38-39 of the HBDRM provide guidance regarding windows noting that new or replacement windows should use wood or aluminum clad wood materials and match the original in size, proportion, type, and design. The HBDRM notes that modern windows may not have true divided lights but can duplicate the original appearance using muntins that are attached to the sash and exterior and interior of the glass.
Storefront/Doors
- The proposal includes retaining the two existing entrances to the commercial building, one along Jackson Av, and one along Washington St. The entrances will remain recessed with aluminum framing similar in style to the storefront windows proposed.
- New steel canopies are proposed above the existing entrances complementing the Collegiate Gothic style in a manner complimentary to the original arched entry shown in the 1927 blueprints.
- The proposed storefront modifications include removing the metal paneling and replacing the existing windows. The proposed design extends the height of the existing storefront while utilizing a decorative transom and muntins to recreate the style demonstrated in historic documents.
- The HBDRM does not provide explicit guidance on commercial storefronts, however the manual does encourage that window and door replacements match historic style and be limited to existing openings.
Funeral Chapel
Windows
- The proposal includes replacing the second and third story glass blocks currently installed in the historic arched gothic windows with new aluminum clad windows with historically appropriate pane division.
- The proposal replaces non-historic glass blocks with a more appropriate aluminum clad window within the existing window openings. No new openings are proposed.
- The applicant has also proposed removing the ground floor storefront and reintroducing “new windows inspired by original design.” The windows proposed are similar in style to the rest of the ground level storefront, however, do not match the historic imagery and previous gothic style utilized for the funeral chapel portion of the building.
- Pages 38-39 of the HBDRM provide guidance regarding windows noting that new or replacement windows should use wood or aluminum clad wood materials and match the original in size, proportion, type, and design.
Storefront/Doors
- The existing non-historic entrance is proposed to be removed and replaced with new windows consistent with the storefront design incorporated on the Commercial Block portion of the structure.
- The HBDRM does not provide explicit guidance on commercial storefronts, however the manual does encourage that window and door replacements match historic style and be limited to existing openings.
Roof
- The original 1927 blueprints show a highly ornamental stone parapet treatment that was never constructed as drawn. Historic imagery shows a scaled back version of this ornamental parapet including stone caps, arches, and some vertical articulation.
- The applicant has proposed removing the damaged stone caps, the only remaining feature of the historic roof, and replacing the roofline with a new stone-look cornice feature.
- After receiving Staff feedback, the applicant also added a parapet feature to match the historic roofline of the Funeral Chapel portion of the building.
- Page 45 of the HBDRM provides guidance regarding roofs noting that it is encouraged to maintain the original shape, pitch and features of existing roofs
Additional Minor Work Proposed
- The applicant has proposed rehabilitating the existing conditions for the two-story Workshop located along Jackson Avenue. The applicant notes, “Where existing cannot be rehabilitated they will be replaced with aluminum clad windows of the same style and configuration.”
- Additional rehabilitation work will include new paint finishes on upper decorative brick banding and re-finishing existing doors with current color palette.
- The applicant intends to assess the condition of the existing brick and hopes to expose the original brick if possible.
- The existing entrance along Jackson is not intended to be used and will serve only as an ornamental feature.
- Pages 38-39 of the HBDRM provide guidance regarding windows noting that new or replacement windows should use wood or aluminum clad wood materials and match the original in size, proportion, type, and design.
Factors for Consideration of a Certification of Appropriateness Application: Review of COA applications are conducted based on the compatibility with the Factors for Consideration of a Certificate of Appropriateness Application (Section 6-11-8:5; Certificate of Appropriateness Required). The applicant has detailed their justification of the factors considered which is included in the attachments for review by the HPC.