HISTORIC PRESERVATION COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Consider a request to designate the property located at 25 E Benton Avenue (First Congregational Church) as a landmark in accordance with Section 6-11-3 (Designation of Landmarks) of the Naperville Municipal Code - HPC-0007-2025
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
BOARD/COMMISSION REVIEW:
Submitted for Historic Preservation Commission (“HPC”) review. Written notice is not required for landmark applications that have owner consent. A sign has been placed on the property 15 to 30 days prior to the meeting date.
BACKGROUND:
The Petitioner, First Congregational Church Landmarking Task Force, has submitted an application, prepared with assistance from Naperville Preservation, Inc., to designate the building located at 25 E Benton Avenue (“Subject Property”) as a local historic landmark (see Attachment 1), specifically, the section of the church nearest to the Center Street and Benton Avenue intersection.
The property is generally located at the northwest corner of the Center Street and E Benton Avenue intersection and is zoned R2 (Single-Family and Low Density Multiple-Family Residence District). The current church building spans over three parcels, although the portion constructed in 1906 stands mostly on the corner lot and hereinafter referred to as the “1906 Building”.
If approved by City Council, the landmark designation would provide local historic preservation protections to the property and would require issuance of a Certificate of Appropriateness (hereinafter “COA”) prior to certain exterior building modifications or demolition from occurring (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.
Currently, local historic preservation protections do not apply as the structure is not within the Local Historic District and does not carry a landmark designation (see Attachment 6).
Application
On September 30, 2025, the Petitioner submitted an application to the City of Naperville to designate the 1906 Building located at 25 E Benton Avenue as a local landmark. In accordance with the Naperville Municipal Code the following steps were completed during the processing of the landmark application:
• October 3, 2025: The City deemed First Congregational Church Landmark Taskforce’s application seeking to designate the 1906 Building located at 25 E Benton Avenue as a local landmark complete.
• November 4, 2025: 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 December 4, 2025.
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 classifies the subject property within the “Downtown” area which extends one block east of Washington Street. The report noted the following with respect to the First Congregational Church property (see Attachment 4):
• Based on observation, the property is significant for the Greek Revival era of construction.
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 subject property is not included in the survey area for the Downtown Survey.
Federal Historic District
The 1906 Building is located within the boundaries of a federal historic district, the “Naperville Historic District”, designated by the National Register of Historic Places in 1977 (see Attachment 5).
DISCUSSION:
At the December 4th meeting, the HPC will conduct a public hearing to consider a request to designate the property located at 25 E Benton Avenue (1906 Building) as a local landmark. Following public testimony, the HPC should discuss the merits of the landmark nomination based upon the landmark criteria provided in Section 6-11-3:2 of the Naperville Municipal Code, as follows (see Attachment 3):
• Criteria For Designation of Landmarks: Section 6-11-3:5 of the Code provides that an application for landmark designation may be granted based on findings that the improvement proposed to be designated as a landmark meets the following criteria (hereinafter “Landmark Criteria”):
o 5.1. That it is over fifty (50) years old, in whole or in part; and
o 5.2. That one or more of the following conditions exist:
5.1.1. That it was owned or occupied by a person of historic significance in national, State or local history;
5.1.2. That it has a direct connection to an important event in national, State or local history;
5.1.3. That it embodies the distinguishing characteristics of an architectural period, style, method of construction, or use of indigenous materials;
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; or
5.1.5. That it is included in the National Register of Historic Places.
• Note: Even if the criteria for designation of a landmark have been met, Section 6-11-3:4.15 of the Code provides, in part, that: “It shall be within the discretion of the Commission to recommend denial of an application even if the criteria set forth in Subsection 6-11-3:5 are met.”
First Congregational Church Landmarking Taskforce Landmark Petition
First Congregational Church Landmarking Task Force, with assistance from Naperville Preservation, Inc., prepared and submitted a Petition to designate the 1906 Building as a local landmark. The table below lists the Landmark Criteria (as provided in the Naperville Municipal Code), as well as the applicant’s contention as to which criteria are met in order to warrant designation for the 1906 Building as a local landmark. In addition to the landmark criteria below, the landmark must also be over 50 years old. This requirement is met as the original building is over 50 years old. (See Attachment 1).
|
Landmark Criteria |
Naperville Preservation, Inc. Petition |
|
5.1.1. That it was owned or occupied by a person of historic significance in national, State or local history; |
“…this is a church with a congregation that dates back to 1833. This means that multiple individuals of historic significance were part of the congregation at various times. It is truly the congregation that has made the historical impact as we have grown community leaders for almost the last two hundred years.” (page 13) |
|
5.1.2. That it has a direct connection to an important event in national, State or local history; |
“Historical Ringing of the Bell” (page 30) “The Construction of the 1906 Building” (page 30) “Churches Organized from the First Congregational Church of Naperville” (page 32) “Outreach Projects in the 20th and 21st Century” (page 32) |
|
5.1.3. That it embodies the distinguishing characteristics of an architectural period, style, method of construction, or use of indigenous materials; |
“ Neo-Gothic/Gothic Revival Architectural Style of 1906 building”(page 36) “Gothic Revival (also referred to as Victorian Gothic or neo-Gothic)” (page 36) “The most common use for Gothic Revival architecture was in the building of churches.” (page 37) “This limestone is indigenous as it was sourced from the Joliet quarries as was noted under “Architectural Features for High Gothic Revival Structures in 1906 Building.”” (page 41) The application provides additional details of the architectural features of the building which contribute to the Collegiate Gothic style and indigenous building materials. |
|
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 |
Developer, Morris Sleight: “As a land developer, he (Morris Sleight) donated land for building the First Congregational Church of Naperville at the northwestern corner of Benton Ave. and Center St., and across Benton Ave. from the DuPage County Courthouse, with the condition that there be a bell tower and no cemetery.” Architect, Merritt Josiah Morehouse: “Morehouse worked in the architectural offices of D. H. Burnham in Chicago at the time of the Columbian Exposition in 1893. In 1903, Morehouse also designed the substantial renovations of “Oakhurst” which was built by James Wright in 1847. “Oakhurst” is better known as “Will-O-Way”, now occupied by the Mesón Sabika restaurant in Naperville, IL.” (page 42) |
|
5.1.5. That it is included in the National Register of Historic Places. |
“Although the First Congregational Church of Naperville is in Naperville’s Federal Historic District, it is not on the National Register of Historic Places.” (page 45) |
Meeting Procedures
Per the Code, the HPC is required to conclude the public meeting on the landmark application and issue findings of fact (see below) and make a recommendation to the City Council to grant or deny the application within 60-days after the completed application has been submitted to the HPC (in this case not later than January 3, 2026).
Findings of Fact
Section 6-11-3:4.15 of the Code provides for the HPC to make findings of fact as follows (see Attachment 3):
• 4.15.1. Findings of fact related to the criteria set forth in Section 6-11-3:5 (Landmark Criteria);
• 4.15.2. A statement indicating whether the owner of the proposed landmark has responded to the application and the nature of the response;
• 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.
As noted above, even if the HPC determines that criteria for designation of a landmark have been met, Section 6-11-3:4.15 of the Code provides that the Commission has the discretion to recommend denial of a landmark application.
Next Steps
The HPC’s recommendation and findings of fact will be submitted to the City Council within 30-days of their issuance by the HPC.
• The City Council shall grant or deny the application for landmark designation using the criteria set forth in Section 6-11-3:5 or on such other bases as it deems appropriate.
• The City Council shall grant or deny the landmark application within 150 days of the transmission of the application to the HPC (no later than April 3, 2026) unless this timeframe is extended by City Council for 30 days. Any application which is not granted or denied within the 150-day timeframe shall automatically lapse and become null and void without any further action by the City. [Note: Pursuant to 6-11-3:4.10 of the Code, the applicant may request a 60-day extension to the 150-day timeframe].
• If the landmark application is approved by City Council, a copy of the ordinance approving the landmark designation shall be recorded with the DuPage County Recorder.
• If the landmark application is denied by City Council, no application for landmarking may be made on the subject property for a period of one-year from the date of final action, unless the owner consents to the application.
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. Federal Historic District Map
6. Local Historic District Map