HISTORIC PRESERVATION COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Receive the staff report to consider a variance and Certificate of Appropriateness (COA) for the property located at 32 S Columbia St. - HPC-0003-2025 and DEV-0001-2026 (Item 1 of 3)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
BOARD/COMMISSION REVIEW:
Submitted for Historic Preservation Commission (HPC) review.
BACKGROUND:
The Subject Property is an approximately 11,250 square foot parcel generally located at the northeast corner of the Van Buren Ave. and Columbia St. intersection, with a common street address of 32 S Columbia Street. The property is zoned R2 (Single-family and Low Density Multiple-Family Residence District) and is currently improved with a 2.5-story Queen Anne style residence, constructed in 1915 and a detached garage.
The Historic Building Design and Resource Manual (HBDRM) provides the typical attributes of a Queen Anne style residence on pages 23 and 24 of the manual. The principal structure is listed as “significant” to the Local Historic District and in “good” condition in the 2008 Architectural and Historical Survey (attached); this survey also includes details regarding prior alterations and significant features of the structure.
Prior COA Approvals
• None
DISCUSSION:
The applicant and property owners, Mark and Melisa Urda, seek HPC approval of a Certificate of Appropriateness (COA) to allow for a one and two-story addition visible from both Columbia St. and Van Buren Ave., a new covered porch on the north secondary façade, and a new gable roof on the west front porch. In addition, the petitioner is proposing minor work to the windows; while these improvements do not require HPC approval, additional information is provided below under “Minor Work” for informational purposes.
Work Requiring COA Approval
Addition:
- The north portion of the proposed addition is set back approximately 55 feet 2 inches from the front property line along Columbia St. and 36 feet 3 1/2 inches from the front wall of the home.
- The south portion of the addition is set back approximately 14 feet 1 3/4 inches, encroaching 10 1/4 inches into the required 15-foot corner side yard setback in the R2 zoning district. A variance is required (see Petition for Zoning Variance in the attachments).
- The architectural features of the addition will match the existing principal structure, including an asphalt shingle roof, cedar siding, and concrete block foundation.
- The windows on the addition are 1/1 aluminum clad wood with the head, casing and sill details to match the existing windows.
- The addition has two covered porches with features to match the existing home and existing front porch and porch components, including the historic front door.
- Pages 62-63 of the HBDRM provide guidance regarding additions and generally note that the placement of additions should have minimal impact on the building’s overall character and be designed in the same architectural style and proportions of the overall building.
Porch:
- The existing front porch on the west façade is proposed to be modified with a new gable roof to replicate the original front porch (see Historic Home Brochure attachment).
- A new front porch is proposed to project from the north secondary façade. The porch components and materials will match the existing west porch.
- Pages 52-55 provide guidance regarding porches and porch components and generally note that it is encouraged to replace original porch features based upon photographic or physical evidence. A new porch should use acceptable materials, match the new porch components to the original, and be appropriate to the style and period of the home in overall design and scale.
Additional Minor Work Proposed
- In-kind replacement of all windows with 1/1 aluminum clad wood windows.
Variance
The construction of the addition will require a variance to the required corner side yard setback in the R2 zoning district. The applicant’s variance submission is attached. Per Section 6-6C-7:1 (R2: Yard Requirements) of the Municipal Code, the principal structure must comply with the setback requirements of the underlying zoning district. The proposed addition encroaches 10 1/4 inches into the required 15-foot corner side yard setback resulting in a setback of 14 feet 1 3/4 inches.
The variance allows the south wall of the addition to be aligned with the exterior wall of the current residence, maintaining consistent wall and roof forms. The home is non-conforming, currently encroaching approximately 8 1/2 inches into the required corner side yard setback. The applicant noted that the non-conformity has not negatively affected surrounding properties. Staff supports a recommendation of approval of the proposed variance.
As the subject property is located within the Historic District, the HPC will:
1. Provide a recommendation on the requested setback variance. The HPC’s recommendation will be forwarded to the PZC for review. After review by the PZC, the request will be forwarded to the City Council for final determination per the requirements in Section 6-3-6 (Variances) of the Naperville Municipal Code.
2. Approve/Deny the requested COA for the proposed modification to the exterior primary façades with the proposed addition, new porch, and porch modification. The HPC’s decision on the COA is final; however, if the HPC denies the COA, the petitioner may appeal this denial to the City Council for a final vote as provided in the Code.
Factors for Consideration of a Certificate 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 owner has detailed their justification of the factors considered which is included in the attachments for review by the HPC.
Key Takeaways
• The applicant is requesting approval of HPC-0003-2025 (COA) to construct an addition, modify the existing front porch, and construct a new porch on the secondary façade visible from the street.
• The applicant is requesting a recommendation of approval on the corner side yard setback variance for DEV-0001-2026 (Variance) for the property located at 32 S Columbia St.
Related Files
• Provide a recommendation on the corner side yard setback variance for the property located at 32 S Columbia St - DEV-0001-2026 (Item 2 of 3)
• Consider the Certificate of Appropriateness (COA) for 32 S Columbia St. - HPC-0003-2026 (Item 3 of 3)