Historic Preservation Commission

Historic Preservation Commission Monday, October 13, 2025 at 5:00 PM 100 N. Island Ave, Batavia, IL 60510 in the City Council Chambers Questions and comments regarding agenda items can be submitted prior to 4 PM the day of the meeting by emailing Jeff Albertson, Building Commissioner at jalbertson@bataviail.gov Page 1. Meeting Call to Order 2. Roll Call: Vacant, Chair Phil Bus, Acting Chair (Vice Chair) Mark Allen Tom Connelly Jamie Koc William Mahler Jamie Saam 3. Approval of Minutes 3.1 Minutes 3 - 10 July 28, 2025 August 11, 2025 September 8, 2025 4. Items Removed, Added or Changed 5. Matters from the Public: (For Items NOT on the Agenda) 6. Regular Agenda 6.1 Certificate of Appropriateness for Second Floor Window 11 - 18 Replacement at 28 South Water Street Page 1 of 46  Andy Miller of BEI Commercial Real Estate, Applicant Agenda Packet- COA for Window Replacement - 28 South Water St 6.2 Certificate of Appropriateness for Building Demolition at 14- 19 - 46 18 North Batavia Avenue Robert Walter of Batavia United Methodist Church, Applicant Agenda Packet - Demolition COA - 14-18 North Batavia Avenue 7. Updates 8. Other Business 9. Adjournment Individuals with disabilities should notify the City Administrator’s office at 630-454-2053 if they have a disability which will require special assistance or services and, if so, what services are required. This notification should occur as far as possible before the City-sponsored function, program, or meeting. Page 2 of 46  MINUTES July 28, 2025 Historic Preservation Commission City of Batavia Please NOTE: These minutes are not a word-for-word transcription of the statements made at the meeting, nor intended to be a comprehensive review of all discussions. They are intended to make an official record of the actions taken by the Commission and to include some description of discussion points as understood by the recording secretary. They may not reference some of the individual attendee’s comments, nor the complete comments if referenced. 1. MEETING CALLED TO ORDER Chair Bus called the Historic Preservation Commission meeting to order at 5:00 pm. 2. ROLL CALL Members Present: Chair Bus; Commissioners Connelly, Koc, Allen and Mahler Members Absent: Commissioner Saam 3. APPROVAL OF MINUTES: June 9, 2025 MOTION: ​ ​ To recommend approval of the minutes MAKER: ​ ​ Connelly SECOND: ​ ​ Allen VOICE VOTE: ​ Motion carried. 4. ITEMS REMOVED/ADDED/CHANGED None. 5. REGULAR AGENDA ​ 5.1 COA Review: 21 S Batavia Avenue ​ Rooftop Solar (Independence Renewable Energy, Applicant) Karen Kosky, 23 South Jackson Street and Norm Johnson of 926 East Church Street, Sandwich gave a brief presentation of the project which is part of a larger capital campaign for the Congregational Church. Kosky indicated that solar panels to be installed on the southern wing of the building would be getting solar on top of a flat roof. ​ Page 3 of 46 Historic Preservation Commission July 28, 2025 Page 2 MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Connelly SECOND: ​ ​ Allen ROLL CALL VOTE: ​ ​ AYE: Connelly, Koc, Allen, Mahler and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Saam ​ ​ ​ ​ 5-0 Vote; motion carried. 5.2 COA Review: 125 Flinn Street ​ Additions & alterations (Torch Architecture, Applicant) ​ Austin Dempsey of Batavia Enterprises introduced the project indicating this project will renovate what was the former Parmarco Warehouse. Jeff Albertson noted that the metal part of the building was not listed but that the limestone portions of the building are significant. Project Architect Rob Costello of Torch Architecture, 300 East 5th Street in Naperville, presented some details saying the south side of the building will be reconstructed and the east end will be converted into a courtyard. Costello said the exterior walls would be masonry and the main roof would be recovered with a white TPO membrane. ​ MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Connelly SECOND: ​ ​ Mahler ROLL CALL VOTE: ​ ​ AYE: Connelly, Koc, Allen, Mahler and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Saam ​ ​ ​ ​ 5-0 Vote; motion carried. 6. MATTERS FROM THE PUBLIC (NOT ON THE AGENDA) None. 7. UPDATES: None. 8. OTHER BUSINESS: Albertson noted that the City is moving to a new agenda platform and the current access issues. Al Watts gave an update on the Judge Barry house. Page 4 of 46 Historic Preservation Commission July 28, 2025 Page 3 9. ADJOURNMENT There being no other business to discuss, Chair Bus asked for a motion to adjourn. There was a motion and a second. By a voice vote, all were in favor and the motion carried. The meeting was adjourned at 5:25 P.M. Minutes respectfully submitted by Peter Gerardi, Recording Secretary. Page 5 of 46  MINUTES August 11, 2025 Historic Preservation Commission City of Batavia Please NOTE: These minutes are not a word-for-word transcription of the statements made at the meeting, nor intended to be a comprehensive review of all discussions. They are intended to make an official record of the actions taken by the Commission and to include some description of discussion points as understood by the recording secretary. They may not reference some of the individual attendee’s comments, nor the complete comments if referenced. 1. MEETING CALLED TO ORDER Chair Bus called the Historic Preservation Commission meeting to order at 5:00 pm. 2. ROLL CALL Members Present: Commissioners Saam, Mahler, Allen and Bus Members Absent: Commissioners Koc and Connelly 3. ITEMS REMOVED/ADDED/CHANGED None. 4. MATTERS FROM THE PUBLIC (NOT ON THE AGENDA) 5. REGULAR AGENDA: ​ 5.1 COA Review: 226 South Batavia Avenue Chris Cosentino made a brief presentation about some fire damage at the property. He indicated he will be repairing damage to structural issues, siding the garage with the same siding as the building as well as putting new roofs on both structures. Jeff Alberston noted that the building was upgraded from a contributing building to significant in 2012. ​ MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Mahler SECOND: ​ ​ Saam ROLL CALL VOTE: ​ ​ AYE: Saam, Mahler, Allen and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Koc and Connelly ​ ​ ​ ​ 4-0 Vote; motion carried. Page 6 of 46 Historic Preservation Commission August 11, 2025 Page 2 6. UPDATES: Alberston gave an update on the demolition of the Tin House which is permitted and the work may occur within a month or so. 7. OTHER BUSINESS: None. 8. ADJOURNMENT There being no other business to discuss, Chair Bus asked for a motion to adjourn. There was a motion and a second. By a voice vote, all were in favor and the motion carried. The meeting was adjourned at 5:20 P.M. Minutes respectfully submitted by Peter Gerardi, Recording Secretary. Page 7 of 46  MINUTES September 8, 2025 Historic Preservation Commission City of Batavia Please NOTE: These minutes are not a word-for-word transcription of the statements made at the meeting, nor intended to be a comprehensive review of all discussions. They are intended to make an official record of the actions taken by the Commission and to include some description of discussion points as understood by the recording secretary. They may not reference some of the individual attendee’s comments, nor the complete comments if referenced. 1. MEETING CALLED TO ORDER Chair Bus called the Historic Preservation Commission meeting to order at 5:00 pm. 2. ROLL CALL Members Present: Commissioners Connelly, Saam, Mahler, Allen and Bus Members Absent: Commissioner Koc 3. ITEMS REMOVED/ADDED/CHANGED: None. 4. MATTERS FROM THE PUBLIC (NOT ON THE AGENDA): None. 5. REGULAR AGENDA: ​ 5.1 COA Review: 23 North Water Street - Primary Structure Demolition Rob Walter, 523 Appleton Drive, representing the United Methodist Church, gave a brief presentation. He noted the proposal is to demolish the building to make space for church expansion. Jeff Alberston added the building was not designated in the District and refreshed the Commissioners knowledge about the demolition procedures. Walter noted the building is 75 years old and in rough shape. There seemed to be a consensus amongst the members to use the expedited demolition process for this matter. MOTION: ​ ​ To consider this property non-contributing and to recommend an expedited demolition process MAKER: ​ ​ Allen SECOND: ​ ​ Saam ROLL CALL VOTE: ​ ​ AYE: Connelly, Saam, Mahler, Allen and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Koc ​ ​ ​ ​ 5-0 Vote; motion carried. Page 8 of 46 Historic Preservation Commission September 8, 2025 Page 2 5.2 COA Review: 106 North River Street - Public plaza and bathrooms Max Weiss, with the City of Batavia, gave a presentation about proposed plans on the former “Tin Shop” property. He noted the proposal is to build a public plaza with self cleaning, prefabricated bathrooms and showed the Commission a layout of the plan and described its features. He noted that the City is attempting to use the same bricks as used on River Street. Options for materials/color choices for the restrooms, fencing, planters and benches were discussed and samples were passed around and considered. MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Mahler SECOND: ​ ​ Connelly ROLL CALL VOTE: ​ ​ AYE: Connelly, Saam, Mahler, Allen and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Koc ​ ​ ​ ​ 5-0 Vote; motion carried. 5.3 COA Review: 28 South Van Buren Street - Wall sign replacement Gerardo Parra, 28 South Van Buren Street, discussed the proposal to replace the existing wall sign in-kind with a similar size and design for the new business. Chair Bus indicated the building is non-contributing. The proposed specifications of the sign were noted by Armando of Only Signs, the applicant. MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Connelly SECOND: ​ ​ Saam ROLL CALL VOTE: ​ ​ AYE: Connelly, Saam, Mahler, Allen and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Koc ​ ​ ​ ​ 5-0 Vote; motion carried. 5.4 COA Review: 10 South Batavia Avenue, Roof and Gutter Replacement Jospehine Tucci, the Executive Director for the Batavia Public Library, said the proposal is to install a new roof and gutters due to condensation occurring inside the 23 year old building. She showed samples of the existing and proposed roof materials and noted that selected colors are close to what is existing. Chair Bus indicated the building is contributing. There was a detailed discussion about the existing decorative roof vents. Dale Pole, with Page 9 of 46 Historic Preservation Commission September 8, 2025 Page 3 All-American roofing, the applicant, indicated that the Library decided not to replace it and will be using a ridge vent instead. MOTION: ​ ​ To approve the COA as submitted MAKER: ​ ​ Saam SECOND: ​ ​ Connelly ROLL CALL VOTE: ​ ​ AYE: Connelly, Saam, Mahler, Allen and Bus ​ ​ ​ ​ NAY: None ​ ​ ​ ​ ABSENT: Koc ​ ​ ​ ​ 5-0 Vote; motion carried. 6. UPDATES: None. 7. OTHER BUSINESS: Alberston noted that Zach Ewoldt will be taking over as staff liaison in the near future. He also suggested that the Commission consider topics such as the election of officers, staff level approval of certain items and a requirement to approve exterior paint colors. Chair Bus suggested the Commission should discuss term limits, the requirement to submit a legal description and consider updating the list of structures within the District. 8. ADJOURNMENT There being no other business to discuss, Chair Bus asked for a motion to adjourn. There was a motion and a second. By a voice vote, all were in favor and the motion carried. The meeting was adjourned at 5:50 P.M. Minutes respectfully submitted by Peter Gerardi, Recording Secretary. Page 10 of 46  MEMO To: Historic Preservation Commission From: Zach Ewoldt AICP, Planner Date: October 7, 2025 Re: Certificate of Appropriateness for Second Floor Window Replacement at 28 South Water Street Andy Miller of BEI Commercial Real Estate, Applicant Summary: Andy Miller of BEI Commercial Real Estate has submitted a Certificate of Appropriateness (COA) for the replacement of nine (9) exterior windows at 28 South Water Street. Historic District Designation: Significant Structure Background: In spring of 2025, BEI Commercial Real Estate submitted a Certificate of Appropriateness (COA) application for the replacement of 13 first-floor windows and windowsills, along with the installation of a new commercial doorway at 28 South Water Street. During their presentation, the applicant stated that the proposed products are high-quality vinyl windows, offering increased durability and enhanced aesthetics. They expressed confidence that the vinyl windows would withstand Midwestern weather and provide a substantial improvement to the building’s appearance. The Historic Preservation Commission reviewed the COA application and approved the installation of the vinyl windows, with a Dark Bronze finish. The applicant has since completed that work and has now submitted a new COA application for the installation of nine (9) windows on the second and third floors along First Street. The proposed windows are identical to those previously approved, maintaining a consistent appearance along the building’s façade on First Street. The applicant has indicated that the existing windowsills are in good condition and do not require replacement at this time. However, should replacement become necessary, they will match the sill stone previously approved by the Historic Preservation Commission. Staff Recommendation: Staff recommends the Historic Preservation Commission approve the Certificate of Appropriateness as presented, for the replacement of nine (9) second-story windows at 28 South Water Street. Attachments: Application and Plans C: Mayor and City Council Department Heads Andy Miller of BEI Commercial Real Estate, Applicant Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 11 of 46 Page 12 of 46 Page 13 of 46 Page 14 of 46 Page 15 of 46 Page 16 of 46 Page 17 of 46 Page 18 of 46  MEMO To: Historic Preservation Commission From: Zach Ewoldt AICP, Planner Date: October 7, 2025 Re: Certificate of Appropriateness for Building Demolition at 14-18 North Batavia Avenue Robert Walter of Batavia United Methodist Church, Applicant Summary: Robert Walter of Batavia United Methodist Church has submitted a Certificate of Appropriateness (COA) for the demolition of the structure located at 14-18 North Batavia Avenue in Batavia. The applicant proposes to restore the site to a grass surface, with no other improvements identified at this time. Historic District Designation: Non-Contributing Structure Background: The Structure located at 14-18 North Batavia Avenue is a combination of six (6) buildings and/or additions dating back to 1880’s, with the most recent addition occurring in the 1970’s. The oldest building is believed to be “Building 1”, which is identified on the provided survey. Building 1 has been significantly altered, with an addition being constructed in front of it. The building historically was owned by the Hubbard Family for most of its life from 1910 to 2013, who sold it to Batavia United Methodist Church in 2015. Over the years the structure was home to the Batavia High School Boys state championship teams gymnasium, as well as several furniture stores (Hubbard’s Home Furnishings, Ethan Allen, Acosta’s). The property has not had a commercial tenant occupy the building since 2019, and has been used for storage by various charitable organizations and limited training exercises by the Batavia Fire Department. Staff Analysis: Staff has reviewed the submitted application for a Certificate of Appropriateness for the demolition of the commercial structure at 14-18 North Batavia Avenue, and has concerns about the loss of viable commercial property within the Downtown. The creation of an additional vacant lot does not align with the goals and visions outlined in the City’s Downtown Plan. According to the applicant, the building is in a state of deterioration. Staff believes that routine maintenance could have mitigated some of the existing issues and notes that the property has intentionally not been maintained for continued use as a commercial building since 2019. Batavia United Methodist Church, the property owner, has intended to demolish the building to facilitate a future building addition. However, this addition is part of the church’s long-term plans, and the property is expected to remain vacant for the foreseeable future should the requested demolition be approved. Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 19 of 46 Staff recommends that additional site improvements be required of the applicant to mitigate the loss of the street wall and to maintain an enhanced pedestrian environment at this gateway into Batavia’s commercial core. Should the Commission recommend approval to the City Council, staff believes that it would be appropriate to recommend the following conditions of approval: 1. The installation of a 4-foot cedar open faced picket fence or 4-foot open faced metal ornamental fence shall be installed along the front property line abutting North Batavia Ave. The fence shall be setback 5 feet to accommodate landscaping between the sidewalk and fence. 2. A landscape plan shall be prepared, providing a combination of shrubs, ornamental grasses, and perennials abutting the North Batavia Avenue Sidewalk. The Plants shall be salt and drought tolerant. The plans shall be approved by the Community and Economic Development Director. 3. The applicant shall discontinue the use of and remove the driveway used to access the property off of North Batavia Avenue. 4. The applicant shall provide a bond which covers cost of replacing sidewalk along North Batavia Avenue should and damage to the sidewalk be caused by the demolition of the building at 14-18 North Batavia Avenue. 5. The structure’s footprint shall be restored to grass and include a physical barrier to prohibit vehicles from parking or maneuvering on any grass or gravel surfaces. 6. If determined necessary by the Community and Economic Development Director, additional safety barriers shall be installed along the northern property line, to assure adequate vehicle and pedestrian safety. Demolition Review Procedures and Standards: All demolition proposals for properties located within a historic district, or that are locally landmarked, require an application for a certificate of appropriateness. The review process consists of at least two (2) public meetings, and is structured to give ample time to the community, the applicant and the Historic Preservation Commission to obtain information and study the proposal thoroughly. While the commission may use their discretion to expedite the demolition process for a non-contributing building, staff recommends proceeding with the two (2) public meeting format outlined below. Should the commission find it appropriate, they may also request a tour of the building prior to making a recommendation to the City Council. Staff would recommend scheduling a tour for 4:30 pm on October 27th at the beginning of the regularly scheduled meeting, with discussion and determination occurring back at city hall after the tour concludes. Meeting Summary: 1. First Public Meeting: a. The first public meeting will be held to consider the architectural and historical significance of the building and to initially review and discuss the proposed demolition. The Historic Preservation Commission may call upon expert witnesses as needed. Applicants may also present testimony as to the significance of the structure. The Historic Preservation Commission may schedule a site visit to the property prior to Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 20 of 46  formal consideration of the application. b. The Historic Preservation Commission will determine whether sufficient information has been submitted with the application to allow thorough review, and whether all alternatives to demolition have been considered. c. If the Historic Preservation Commission finds that the documentation is complete and all alternatives to demolition have been considered, it will vote to accept the application and schedule the application for review at the next regular meeting. If the application cannot be accepted because additional information is needed, then the preliminary meeting will be continued until the next regular Historic Preservation Commission meeting or such time as the additional information can be submitted. The application is considered formally accepted as of the date of the vote to accept it. 2. Second Public Meeting: a. The Historic Preservation Commission will review the application using the review criteria, and make a formal recommendation to the City Council. Review Criteria and Secondary Factors for Demolition: While the structure is designated Non- Contributing, the Historic Preservation Commission, in their review of the requested demolition should take into consideration the following Review Criteria when making a recommendation to the City Council: 1. Review Criteria: a. Retention of the structure constitutes a hazard to public safety, which hazard cannot be eliminated by economic means available to the owner, including the sale of the structure on its present site to any purchaser willing to preserve the structure. b. Preservation of the structure is a deterrent to a major improvement program, which will be of substantial benefit to the community. c. Preservation of the structure would cause an undue and unreasonable financial hardship to the owner, taking into account the financial resources available to the owner including the sale of the structure to any purchaser willing to preserve the structure. d. Preservation of the structure would not be in the interest of the majority of the community. 2. Secondary Factors: a. The effect of the demolition on the surrounding buildings. b. The effect of the demolition on the historic district as a whole. Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 21 of 46  c. The value or usefulness of any replacement structure to the community, and the appropriateness of its design to the historic district. d. If the lot is to be left open, how the space will be treated and the impact on the district as a whole. e. The effect of the demolition on the local economy. f. Whether the demolition will foster civic beauty. g. The effect of the demolition on safeguarding the heritage of the city, state or nation. h. The effect of the demolition on promotion of the district for the education, pleasure and welfare of the citizens of the city. Staff Recommendation: Should the Commission recommend approval of the demolition Certificate of Appropriateness application for 14-18 North Batavia Avenue to the City Council, staff believes that it would be appropriate to include the following conditions of approval with that recommendation: 1. The installation of a 4-foot cedar open faced picket fence or 4-foot open faced metal ornamental fence shall be installed along the front property line abutting North Batavia Ave. The fence shall be setback 5 feet to accommodate landscaping between the sidewalk and fence 2. A landscape plan shall be prepared, providing a combination of shrubs, ornamental grasses, and perennials abutting the North Batavia Avenue Sidewalk. The Plants shall be salt and drought tolerant. The plans shall be approved by the Community and Economic Development Director. 3. The applicant shall discontinue the use of and remove the driveway used to access the property off of North Batavia Avenue. 4. The applicant shall provide a bond which covers cost of replacing sidewalk along North Batavia Avenue should and damage to the sidewalk be caused by the demolition of the building at 14-18 North Batavia Avenue. 5. The structure’s footprint shall be restored to grass and include a physical barrier to prohibit vehicles from parking or maneuvering on any grass or gravel surfaces. 6. If determined necessary by the Community and Economic Development Director, additional safety barriers shall be installed along the northern property line, to assure adequate vehicle and pedestrian safety. Attachments: Preservation Partners Letter, Applicant Narrative and Plans C: Mayor and City Council Department Heads Robert Walter of Batavia United Methodist Church, Applicant Jeffery D. Schielke Government Center ● 100 N. Island Ave ● Batavia, IL 60510 ● 630-454-2000 ● www.BataviaIL.gov Page 22 of 46 October 7, 2025 Batavia Historic Preservation Commission City of Batavia 100 N. Island Ave. Batavia, IL 60510 RE: Demolition request for 14-18 N. Batavia Ave., known as Hubbard’s Home Furnishings. To the distinguished members of Batavia’s Historic Preservation Commission, The several structures that were built or merged to create and expand Hubbard’s Home Furnishings at 14-18 N. Batavia Ave contain some unique Batavia history. A one-story wood-framed church was the first structure built on this property, perhaps as early as 1842 (see Figure 1). 1 A two-story addition was added to the west and north of the church in 1897 when it was converted into a furniture store. Unfortunately, most, probably all, of the church was destroyed by fire in 1915, according to records at the Batavia Depot Museum. The 1897 addition was not damaged by the 1915 fire, however. It is this 1897 addition, which has been altered numerous times, that is the oldest original structure remaining today. The wood-framed church, which was lost in a 1915 fire, has a prominent history in Batavia. The one-story church served as a temporary place of worship for several congregations while they constructed their own permanent churches. The Presbyterian Church of Batavia, which became Figure 1. The single-story wood structure left of the Methodist Church was built by the Congregational Church in c. 1842. Photo from Images of America: Batavia, by Wynette A. Edwards and Jim Edwards (Mt. Pleasant, SC: Arcadia Publishing, 2000), 98. 1 Jack McKee to Trustees of the Congregational Church of Batavia, Indenture, Deed Book 53, Page 69, August 18, 1857, Kane County Recorder, Geneva, Illinois. P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 23 of 46  the Congregational Church of Batavia, acquired the property on August 1, 1842. 2 The wood- framed one-story church was likely built in the 1840s, but the exact date is unclear. The Congregational Church completed its stone church located at 21 S. Batavia Ave. in 1855. 3 On April 1, 1862, the Catholic Church purchased the property at 14-18 N. Batavia Ave for Holy Cross Catholic Church. 4 The Catholic Church may have shared this church with the Baptists while each congregation raised money to build their own churches—the First Baptist Church of Batavia at E. Wilson St. and N. Washington Ave. in 1888, recently demolished, and the Holy Cross Catholic Figure 2. 1891 Sanborn Fire Insurance Map of Batavia. Church at E. Wilson St. and N. Van Buren St. in 1897. 5 Worship services ended in the little wood-framed church in 1897 when the Catholic Church sold the building for $2,000 to John Benson and John Carlson. 6 Shortly after acquiring the property, Benson and Carlson added a two-story wood structure onto the west and north facades of the church, as noted by comparing the 1891 and 1897 Sanborn Fire Insurance Maps (Figures 2 and 3). 7 The 1897 map also notes that the building was a furniture store. Figure 3. 1897 Sanborn Fire Insurance Map of Batavia. 2 Jack McKee to Trustees of the Congregational Church of Batavia, Indenture, Deed Book 53, Page 69, August 18, 1857, Kane County Recorder, Geneva, Illinois. 3 Bill Hall, “Hubbard’s,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 2. 4 Denison K. Town to Jas Duggan, Catholic Bishop of Chicago, Ill, Indenture, Deed Book 71, Page 338, April 1, 1862, Kane County Recorder, Geneva, Illinois. 5 Bill Hall, “Hubbard’s,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 2. 6 Frank P. Conde, et. al. to John Benson and John Carlson, Warranty Deed, Deed Book 374, Pages 133-134, July 14, 1897, Kane County Recorder, Geneva, Illinois. 7 Sanborn Fire Insurance Map from Batavia, Kane County, Illinois, Sanborn Map Company, October 1891, map, https://www.loc.gov/resource/g4104bm.g017241891/?sp=4&st=image; Sanborn Fire Insurance Map from Batavia, Kane County, Illinois, Sanborn Map Company, December 1897, map, https://www.loc.gov/item/sanborn01724_003/. P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 24 of 46 In 1910, Gustav “Ed” Hubbard and Charles Johnson bought the property and continued its use as a furniture store, eventually named Hubbard’s Home Furnishings. 8 A short time later, most, probably all, of the original church burned down. 9 Because of this, the original furniture store would be the two-story, west façade section, now clad with Dryvit. Multiple additions were made to Hubbard’s furniture store throughout its 100-year history. The most interesting addition was a former gymnasium. Sometime between 1897 and 1907, the Methodist Church south of Hubbard’s built a gymnasium on its property. 10 This gymnasium hosted games from the West Batavia High School basketball team and perhaps others. Batavia won the Boys Basketball State Tournament in 1912 and probably played their home games in this gym. 11 Sometime after 1916, Hubbard and Figure 4. Hubbards Furnishings’ additions. Johnson bought the gymnasium and moved it to the rear of their store. 12 Portions of the original gym floor remain and the Methodist Church offered to donate a section of that floor to the Batavia Depot Museum in 2024. 13 Further additions included an approximately 4,000 square-foot one-story brick building to the rear of the main building and another south of the gymnasium. Two additional two-story buildings were added to the rear, and a warehouse, which later became “the site of the popular Lemon Shop where some furniture was sold at reduced prices,” on N. Water Street, was purchased. 14 8 Bill Hall, “Hubbard’s,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 2; John Carlson and Anna Carlson to Gustaf E. Hubbard and Charles Johnson, Warranty Deed, Deed Book 520, Page 292, September 29, 1910, Kane County Recorder, Geneva, Illinois. 9 Bill Hall, “Hubbard’s,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 2; Kate Garrett to Al Watts, email, RE: 16 N. Batavia Ave., September 15, 2025. 10 Sanborn Fire Insurance Map from Batavia, Kane County, Illinois, Sanborn Map Company, December 1907, map, https://www.loc.gov/item/sanborn01724_004/. 11 “Illinois Boys State Title Winners,” Illinois High School Basketball, accessed September 23, 2025, https://illinois- basketball.com/championships/boys-state-winners/. 12 Bill Hall, “Basketball in the Hubbard’s Building,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 5; Sanborn Fire Insurance Map from Batavia, Kane County, Illinois, Sanborn Map Company, August 1916, map, https://www.loc.gov/item/sanborn01724_005/. 13 Kate Garrett to Al Watts, email, RE: 16 N. Batavia Ave., September 15, 2025. 14 Bill Hall, “Hubbard’s,” edited by Marj Holbrook, The Batavian Historian 54, no. 1 (January 2013), 4. P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 25 of 46 The integrity of the cobbled-together Hubbard’s Home Furnishings is problematic. The basic footprint of the furniture store is the same as it was when all the additions were completed, but there have been significant alterations to exterior materials (see Figures 5-7). The west façade, which was in the Italianate style with wood siding and several windows, has been covered with Dryvit. The roof of the former gymnasium has been changed to modern asphalt shingles, and the siding is now aluminum or vinyl. These alterations are why the building was considered “non- contributing” in Batavia’s Historic District survey. While the furniture store’s architecture does not contribute much to the character of Batavia’s Historic District, its historic significance may. The property at 14-18 N. Batavia Ave. had been a furniture store since 1897 and had been owned by the Hubbard family from 1910 to 2011 or 2012. This history appears to meet Batavia’s landmark criteria A (significant historic value for the community) and B (significant person for the Hubbard family) of Batavia’s Historic Preservation Ordinance (12-4-2: Criteria). Demonstrating this history, however, may be difficult considering the building’s many alterations. Nevertheless, the Batavia Historic Preservation Commission (BHPC) has the discretion to consider this history in its review of the proposed demolition of 14-18 N. Batavia Ave. The demolition review procedure of Batavia’s Historic Preservation Ordinance, “is structured to give ample time to the community, the applicant and the BHPC to obtain information and study the proposal thoroughly.” 15 Because the property is classified as “non-contributing,” the BHPC can decide to streamline its review of the demolition application. The potential historic significance of Hubbard’s Home Furnishings and the Hubbard family to Batavia may, instead, be worthy of the “ample time” standard of two public meetings rather than a streamlined process. Sincerely, Al Watts Community Engagement Director Preservation Partners of the Fox Valley 15 City of Batavia Municipal Code, 12-6-3-C: “Demolition Review Procedures and Standards.” P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 26 of 46 Figure 5. Carlson & Co. Store, c. 1900. Photo courtesy of the Batavia Depot Museum. Figure 6. Hubbard's Home Furnishings, c. 1950. Photo courtesy of the Batavia Depot Museum. P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 27 of 46 Figure 7. Hubbard's Ethan Allen, c. 1990. Photo courtesy of the Batavia Depot Museum. P.O. Box 903  St. Charles, Illinois 60174  (630) 377-6424 Page 28 of 46 Page 29 of 46 Page 30 of 46 Revised Date: September 25, 2025 (Revision 1) Prepared By: Robert Walter, Trustee, Batavia United Methodist Church Subject: Cer ficate of Appropriateness for 14-18 N Batavia Avenue Descrip on: The property at 14-18 N Batavia Avenue, also known as the Hubbard building, is a hodgepodge of six different buildings. The property was purchase by the Batavia United Methodist Church (BUMC) in 2015 with the inten on to demolish the Hubbard building and expand the church. The first floor of the buildings has a square footage of 12,675 square feet. Most of the buildings are at different eleva ons requiring steps between buildings. Two of the buildings have a second floor with square footage of 3,456 square feet. Four buildings have basements, each at a different eleva on, with a square footage of 7,832 square feet. The construc on types consist of frame, masonry, and pre-engineered metal building. Construc on quality varies and falls far below code and standards of today. The buildings were built roughly between the 1880 and 1972. Founda ons are constructed of limestone, concrete block, and concrete. None of the founda ons were properly water-proofed, and the basements of the buildings have had a long history of moisture infiltra on and musty odors. In 2013, BUMC had a feasibility study performed by Allen Pepa Architects to determine the viability of purchasing and expanding to the Hubbard property. The study iden fied many short-comings of the buildings. These include but are not limited to: lack of an automa c fire protec on sprinkler system; structural deficiencies; lack of insula on; outdated HVAC, electrical, and plumbing systems; eleva on changes between the buildings; and the exis ng space not being compa ble with the intended uses for the church. A er BUMC purchased the Hubbard building, two other studies were performed in 2018 by Saaverdra Gehihausen Architects and Wildesign Architects. Each study provided designs that would replace the Hubbard building. The Hubbard building was occupied by Acosta’s Consignment un l 2019. Since then, the building has been unoccupied. However, the building has been in consistent use: for training by the Batavia Fire Department and for toy storage by Batavia Access Toys. Provided by Drew Rackow (City of Batavia Planning and Zoning Officer) via email on December 17, 2024, the Historic Preserva on District Survey Sheet is a ached. It shows the building has a BHPC Classifica on of Non-Contribu ng. Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 1 of 13 Page 31 of 46 Reason for Demoli on: BUMC is pursuing the demoli on of the Hubbard building to make space for the future expansion of the church. It has been said by the Batavia Fire Department that the Hubbard building has a higher risk for a catastrophic fire. Demoli on of the Hubbard building would eliminate the risk of fire spreading to the BUMC historic church building to the south. The demoli on will also restore the north view of the historic church building from Route 31. Un l the expansion occurs, the disturbed area from the demoli on will be seeded to provide a green space. The exis ng parking lot east of the Hubbard building will remain as it con nues to be used by church members. Conclusion: The demoli on of the Hubbard building should be approved to improve Batavia. Reasons for demoli on include:  Before BUMC purchased the Hubbard building, a feasibility study was performed. The conclusion was that the hodgepodge of six buildings was not a viable space for the church; therefore, the Hubbard building would be demolished to make space for future expansion.  The quality of construc on was mediocre at the me each building was constructed and is far below the standards of today.  The building has four different eleva ons on the main floor making it difficult to meet ADA requirements.  Because BUMC intends to demolish the building, we have allowed the Batavia Fire Department to use it for training. This training has resulted in the interior finishes to become marred.  The building is a fire threat to the landmarked Batavia United Methodist Church to the south. The demoli on would safeguard an important historic Batavia structure.  The property has limited parking; thus, it is not appealing for commercial use.  Demoli on of the building will restore the north view of the historic, landmarked Batavia United Methodist Church to the south. This a rac ve view will increase civic beauty.  The demoli on of the building will enhance BUMC and the surrounding area, thus, promo ng the historic district. Going forward, demoli on is the best op on for the community. Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 2 of 13 Page 32 of 46 Aerial View Including Surrounding Proper es (Hubbard Building outlined in red) Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 3 of 13 Page 33 of 46 West Eleva on South Eleva on Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 4 of 13 Page 34 of 46 North Eleva on East Eleva on Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 5 of 13 Page 35 of 46 Building Plan View (Six Buildings) Building 1 Interior Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 6 of 13 Page 36 of 46 Building 2 Interior Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 7 of 13 Page 37 of 46 Building 3 Interior Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 8 of 13 Page 38 of 46 Building 4 Interior Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 9 of 13 Page 39 of 46 Building 5 Interior Building 6 Interior Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 10 of 13 Page 40 of 46 Example of how the Batavia Fire Department is using Building for Training Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 11 of 13 Page 41 of 46 Historic Preserva on District Survey Sheet Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 12 of 13 Page 42 of 46 Batavia Township Assessor Informa on Page Cer ficate of Appropriateness for 14-18 N Batavia Avenue, Revision 1 Page 13 of 13 Page 43 of 46 Page 44 of 46 Page 45 of 46 Page 46 of 46