CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance designating the Beidelman Buildings located at 235-239 South Washington Street as a historic landmark under the Naperville Municipal Code - HPC 24-2535
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
BOARD/COMMISSION REVIEW:
On July 25, 2024, the Historic Preservation Commission (hereinafter “HPC”) conducted a public hearing regarding application HPC 24-2535 (hereinafter “Application”) seeking to designate the structures at 235-239 S. Washington Street (hereinafter “Beidelman Buildings”) as a landmark in accordance with Section 6-11-3 (Designation of Landmarks) of the Naperville Municipal Code. At the conclusion of the public hearing and the HPC’s deliberation, the HPC passed a motion recommending approval of the Application (approved, 7-0).
BACKGROUND:
The Application to designate the Beidelman Buildings, located at 235-239 S. Washington Street (“Subject Property”), as a local historic landmark, (see attachment 1), was submitted by representatives of Dutch Enterprises, L.L.C., the owner of the Subject Property. The Application was prepared with assistance from Naperville Preservation, Inc. and includes the furniture store constructed in 1928 and the attached workshop constructed in the 1860s. Dutch Enterprises, L.L.C. has submitted a corporate resolution to the City approving the landmark Application.
The property is generally located at the northwest corner of the Washington Street and Jackson Avenue intersection and is zoned B4 (Downtown Core District). It is approximately .15 acres consisting of the Beidelman Furniture Store and an attached workshop building to the west (“Beidelman Buildings”).
If approved by City Council, the requested landmark designation would provide local historic preservation protections to the structures on the Subject Property and would require issuance of a Certificate of Appropriateness (“COA”) prior to certain exterior building modifications and for demolition (see Attachment 2). It should be emphasized that the landmark designation only provides protection for the exterior façade as visible from the right-of-way.
Landmark Application Timeline - All timelines required by the City Code for processing the Application to landmark and submission of a recommendation by the HPC to the City Council with respect to that Application have been followed as further described below.
Application
On June 21, 2024, the Petitioner submitted an application to the City of Naperville to designate the Beidelman Buildings located at 235-239 S. Washington St. as a local landmark. In accordance with the Naperville Municipal Code the following steps were completed during the processing of the landmark application:
• June 26, 2024: The City deemed Dutch Enterprises, LLC.’s application seeking to designate the Beidelman Buildings located at 235-239 S. Washington St. as a local landmark complete.
• July 2, 2024: The completed application was transmitted to the HPC. Per Code, the HPC is required to hold a public hearing regarding the application within 30 days after the completed application has been transmitted to the HPC; in accordance with this Section, the HPC meeting was scheduled for July 25, 2024.
• July 25, 2024: The Historic Preservation Commission (hereinafter “HPC”) conducted a public hearing regarding application HPC 24-2535. Per Code, the landmark application, together with the Commission's findings of fact and recommendation, was required be forwarded to the City Council within thirty (30) calendar days following issuance of the findings of facts and recommendation.
Survey Information Regarding the Beidelman Buildings
Johnson Laskey Windshield Survey (2007)
In 2007, the City, in cooperation with Naper Settlement/Naperville Heritage Society, hired Johnson Lasky Architects to conduct a reconnaissance survey of the downtown businesses and certain residential areas; this survey is often referred to as a “Windshield Survey.” The purpose of the Johnson Laskey Windshield Survey was to obtain objective information on the City’s historic and architectural resources to serve as a guide for City planning needs and create a foundation upon which reviews for future development proposals in this sector of the City may be assessed.
The Johnson Laskey Windshield Survey report noted the following with respect to the Beidelman Buildings (see survey excerpt in Attachment 4):
• “Nearly the entire block bounded by Jefferson on the north, Jackson on the south, Washington and Main (Block J on the map) retains its original buildings and provides the visual precedent for most of the new development [retains its original character]”
• “It is essential that this so-called “historic core” be maintained and preserved.”
• Downtown Area:
a. “An effort must be made to retain is left of the original historic character of commercial Downtown Naperville from the River northward to Van Buren; flanking Washington St.; and east of Washington along Jefferson. This may mean creating incentives for developers to re-use rather than replace existing buildings.”
b. “Because commercial Downtown Naperville is expanding, the immediately surrounding residential neighborhoods are in danger of encroachment. Alternatives should be explored which would involve creating incentives for building owners to retain existing buildings while incorporating vibrant businesses in the existing residential structures.”
Downtown Survey 2010
In October 2010, the City hired Granacki Historic Consultants to survey 53 buildings in the City’s Downtown commercial area in accordance with recommendations made in the Naperville Downtown2030 plan and the 2007 Windshield Survey. The buildings surveyed were selected with assistance from the Naperville Heritage Society.
The Downtown Survey noted the following with respect to the Beidelman Buildings:
• “The building was constructed in 1928 and is classified as two-part commercial block in the Gothic Revival architectural style” (attachment 5 - pages 166-169 from Downtown survey). The building has three stories and the following significant features remain:
o 2nd and 3rd stories feature window bays with very little ornament and simple stone lintels and sills; large, pointed arch openings at north section of building where chapel previously existed; “workshop’s” original wood doors and limestone step.
• The following alterations have been made:
o Upper windows filled with brick (original windows remain behind brick); blade signage dates from 1950’s/60’s; original cornice removed; pointed arch windows at east elevation filled with glass block; large ornate pediment above Gothic Style windows removed; parapets removed; original pointed arch opening to funeral home and chapel replaced with flush storefront with south end entry; replacement display windows with upper section of storefront covered in aluminum; cloth over awning entry; brick infill at base of display windows along Jackson Ave.
Federal Historic District (1977; updated 2012)
The Beidelman Buildings are not included within the boundaries of a federal historic district designated in the National Register of Historic Places (see Attachment 6).
DISCUSSION:
In order to qualify as a landmark under the Naperville Municipal Code, Section 6-11-3:5.1 of the Code provides that the improvements sought to be landmarked must be over 50 years old in whole or in part, and Section 6-11-3:5.2 of the Code provides that and one or more of the criteria set forth in that Section must be met.
The Beidelman Buildings are more than 50 years old and therefore meet the threshold requirement for a Landmark designation. The table below lists the criteria set forth in Section 6-11-3:5.2 and the applicant’s contention as to which criteria are met in order to warrant designation of the Beidelman Buildings as a local landmark.
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Landmark Criteria |
Naperville Preservation, Inc. Petition |
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5.1.1. That it was owned or occupied by a person of historic significance in national, State or local history; |
“The Beidelman Buildings were associated with the Beidelman family, and Kroehler Manufacturing and Peter Kroehler” (page 6) |
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5.1.2. That it has a direct connection to an important event in national, State or local history; |
“…the workshop facing Jackson Avenue is the remaining portion of the place where Frederick Long, Philip Krauser and Peter Kroehler first established the Naperville Lounge Company. This business grew, changed ownership and became Kroehler Manufacturing Company, at one time the world’s largest furniture manufacturer. This remaining workshop is the very location where that famous business, which later expanded far beyond Naperville, began.… The three-story brick building facing Washington street is the home of the longest continuously operating furniture business in Illinois and a physical place related to much of Naperville’s history.” (page 13) |
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5.1.3. That it embodies the distinguishing characteristics of an architectural period, style, method of construction, or use of indigenous materials; |
“The three-story brick building epitomizes the progress in commercial construction that distinguishes mid-20th century architecture from 19th century structures. The building’s original style was taken from Collegiate Gothic” (page 14) The application provides additional architectural details of the building which contribute to the Collegiate Gothic style, alterations that have been made to the building, and unique building features. |
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5.1.4. That it represents the notable work of a builder, designer or architect whose individual work has substantially influenced the development of the community |
“Architect/draftsman and Naperville native Irving E. Bentz (1904-1930) - The Beidelman building is a notable work of an architect whose work influenced the development of Naperville.” (page 16) “John Bentz-General Contractor and Builder” “A.H. Beidelman-Mason Contractor” |
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5.1.5. That it is included in the National Register of Historic Places. |
N/A (page 17) “This property is not listed in the National Register of Historic Places, but it is directly adjacent to Naperville Federal Historic District established in 1977. It was included in the original 1975 proposal for the Historic District” |
Historic Preservation Commission Public Hearing
On July 25, 2024, the HPC conducted a public hearing to consider Application HPC 24-2535, to designate the Beidelman Buildings as a local landmark.
Following presentations by the applicant and Naperville Preservation, Inc., public testimony was provided by 3 speakers. Cross-examination and questions were permitted until the commencement of closing remarks by the applicant and Naperville Preservation, Inc.
HPC Deliberation: Section 6-11-3:4.15 of the Code provides for the HPC to make findings of fact as follows:
• 4.15.1. Findings of fact related to the criteria set forth in Section 6-11-3:5 (Landmark Criteria);
• 4.15.3. A description of evidence received by the Commission relative to the proposed landmark designation pursuant to Subsections 6-11-3:4.1-4.9; and
• 4.15.4. Any other facts that the Commission finds relevant.
At the conclusion of the public hearing and the HPC’s deliberation, the HPC unanimously voted in favor of a motion to recommend approval of the Application. The HPC summarized their findings and recommendations from the meeting, which can be found in Attachment 8. In summary, the HPC found that the Beidelman Buildings met the landmark criteria set forth in Sections 6-11-2:5.1 and 6-11-2:5.2 of the Code with the exception of the criterion in Section 6-11-2:5.2 that the improvements are included in the National Register of Historic Places. As noted above, only one or more of the criteria set forth in Section 6-11-2:5.2 must be met to meet the qualifications for local landmark designation. The vote of the HPC resulted in a recommendation to the City Council to approve the Application.
City Council Review
Pursuant to Section 6-11-3:4.17 of the Code, the City Council is to grant or deny the application for a landmark designation using the criteria set forth in Section 6-11-3:5 of the Naperville Municipal Code or on such other basis as it deems appropriate.
An ordinance approving the landmark designation for the Beidelman Buildings has been prepared and attached to this agenda item should City Council wish to approve the Application and request.
ATTACHMENTS:
1. Landmark Application
2. Section 6-11-6 through 6-11-8 (COA Requirements)
3. Section 6-11-3 (Designation of Landmarks)
4. Excerpt of Johnson Lasky Windshield Survey
5. Downtown Architectural Survey
6. Federal Historic District Map
7. Local Historic District Map
8. Historic Preservation Commission Public Hearing Findings and Recommendation
9. Historic Preservation Commission July 25, 2024 DRAFT Meeting Minutes