Historic Preservation Commission — Naperville, IL
Date: 2019-10-24

400 S. Eagle Street
 City of Naperville Naperville, IL 60540



 Meeting Agenda

 Historic Preservation Commission

Thursday, October 24, 2019 7:00 PM Council Chambers




A. CALL TO ORDER:

B. ROLL CALL:

C. PUBLIC FORUM:

D. OLD BUSINESS:

E. CERTIFICATE OF APPROPRIATENESS
 19-1004 Consider the Certificate of Appropriateness (COA) Request for Demolition
 for the buildings located on the Little Friends Campus (140/126 North
 Wright Street and 619 E. Franklin Avenue) - COA 19-2840

F. REPORTS
 19-1003 Approve the minutes of the September 26, 2019 Historic Preservation
 Commission meeting

G. NEW BUSINESS:

H. ADJOURNMENT:
 Any individual with a disability requesting a reasonable accommodation in order to
 participate in a public meeting should contact the Communications Department at least
 48 hours in advance of the scheduled meeting. The Communications Department can
 be reached in person at 400 S. Eagle Street, Naperville, IL., via telephone at
 630-420-6707 or 630-305-5205 (TDD) or via e-mail at info@naperville.il.us. Every effort
 will be made to allow for meeting participation.




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400 S. Eagle Street
 City of Naperville Naperville, IL 60540



 Meeting Minutes

 Historic Preservation Commission


Thursday, October 24, 2019 7:00 PM Council Chambers


A. CALL TO ORDER:

B. ROLL CALL:
 Present: Phil Garrison, Chairman Kevin Peterson, Carrie Doyle, Mark Urda, Chris
 Jacks, Emily Ory, Brian Eveslage, Councilman Patrick Kelly (non-voting), Louise
 Howard (non-voting)

 Absent: Brett Fessler

C. PUBLIC FORUM:

D. OLD BUSINESS:

E. CERTIFICATE OF APPROPRIATENESS

 Consider the Certificate of Appropriateness (COA) Request for Demolition for the
 buildings located on the Little Friends Campus (140/126 North Wright Street and 619 E.
 Franklin Avenue) - COA 19-2840
 Scott Day, Attorney for the Petitioner provided an overview of the COA
 request on behalf of the Petitioner.

 The HPC inquired about the vote on the COA request and about the
 reference of the building as a single structure. Staff stated the HPC will first
 vote on the request for total demolition of all the structures on site and
 following the result of the vote, deliberation on alternative motions that
 consider the demolition of the buildings individually. Scott Day stated there
 are two buildings on site, and only one building is subject to a COA.

 Mike Briggs, CEO and President of Little Friends gave a presentation
 providing information on the purpose and goal of Little Friends, Inc. citing
 the need for relocation given the current constraints found in the existing
 buildings. Mr. Briggs stated Little Friends has received 7 offers from land
 developers and only one of the offers included retention of the Kroehler
 Mansion, but was 30% lower than the market value of the property.

 The HPC asked for more information regarding the conveyance of the Little

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 Friends property in 1989. Members of the public inquired about the offer
 made on the subject property. Scott Day provided a brief history of the
 property conveyance and responded the offer made on the subject property
 with the Kroehler Mansion remaining was 4 million and 11 thousand
 dollars.

 Scott Day asked Brian Kraft, Farnsworth Group, to testify regarding the
 structural analysis report submitted by Farnsworth Group and asked Brian
 Kraft numerous questions regarding the content and structure of the report.

 Leanne Meyer-Smith of Wight & Company, architect for the petitioner,
 testified about the Facilities Conditions Assessment Report prepared by
 Wight & Company and submitted by the petitioner.

 The HPC asked Leanne Meyer-Smith about the reference in the
 presentation regarding multiple buildings on the site. Leanne Meyer-Smith
 responded that while the Facilities Conditions Assessment Report
 references several buildings, she still considers it to be one building with
 multiple additions.

 Members of the public asked Ms. Meyer-Smith numerous questions
 regarding the structural conditions of the buildings and inquired about the
 presence of asbestos. Leanne Meyer-Smith concluded the building
 envelope is found to be structurally sound and acknowledged the presence
 of asbestos stating removal of asbestos would have to follow State
 regulations.

 Commissioner Urda inquired about the size of the lots provided in the
 subdivision plans that are included in the Wight & Co. report and if the lots
 could be reconfigured if the mansion were to stay. Matt Ishikawa, CBRE,
 real estate agent for the petitioner, stated developers do not find the
 mansion in its location to be desirable.

 Phillip J. Butler, appraiser for the petitioner, gave an overview of the
 submitted appraisal included in the petitioner’s application and stated he
 conducted the appraisal of the property assuming the property was not
 subject to any historic district regulations.

 Members of the public noted that the value of properties within the Historic
 District are not comparable to other properties located outside the district
 given demolition is permitted outside the district. Members of the public
 also inquired if utilities are included in the cost evaluation. Phillip J. Butler
 stated utilities are available for each lot and the comparable price included


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 in the appraisal was based upon lots of a similar character.

 Commissioner Urda inquired about the potential sale price of the future
 homes. Phillip J. Butler stated the appraisal was an evaluation done based
 on the value of the land and cannot speak to the potential sale price of the
 future homes.

 Chairman Peterson called for a 10 minute recess.

 The meeting reconvened.

 Members of the public asked if Little Friends will be the developer and
 raised concerns regarding the decrease of property values in the Historic
 District with construction of new homes in the district. Phillip J. Butler stated
 Little Friends would not be the developer. Scott Day stated that
 demolishing the buildings on the Little Friends property would be an
 improvement to the district finding the historical significance of the
 buildings on site to not be architecturally significant and construction of new
 homes could be built to be in line with other homes in the Historic District.

 Jeff Oaken inquired why multifamily was not included in the property
 appraisal, believing duplexes should have been considered and finds
 excluding other options skews the appraisal. Phillip J. Butler selected
 single family development based on the fact that it is predominantly found
 in the neighborhood.

 Julie Garrison testified that she believes entities and organizations located
 in the Historic District are allowed to do things that individual homeowners
 cannot. Ms. Garrison provided an example that an older couple might want
 to maximize the sale of their property by demolishing their home in order to
 move into a nursing home. However, they are going to be told they have to
 sell the property within the bounds of the Historic District regulations.

 Michael Crash asked how much Little Friends paid for the property. Scott
 Day provided a history of the transactions and stated the original purchase
 price was $650,000. Staff clarified that the $650,000 Little Friends paid
 was reduced by the CDBG funding in the amount of $284,000.

 Scott Day provided a summary of the architectural and historical
 significance of the Little Friends property.

 Public Testimony:



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 Patti Boheme, Executive Vice President for Little Friends, spoke in favor of
 demolition stating Little Friends has a dire need for a new building.

 Nancy Knott, Auxiliary Board for Little Friends, spoke in favor of demolition
 explaining the positive impact Little Friends has on the community.

 Carrie Provenzale, Executive Director of Turning Point Autism Foundation,
 spoke in favor of demolition stating the need for Little Friends to continue
 their mission.

 Tim Messer, Board of Directors of ECHO, spoke in favor of preservation
 and spoke on behalf of himself wishing to preserve the structurally sound
 Kroehler Mansion.

 Tom Connors, Board Chair of Little Friends, spoke in favor of demolition
 stating the land is Little Friends biggest asset and they are unable to
 financially maintain the building as it currently stands.

 Bill Simon, resident in Naperville, provided a presentation on the history of
 Peter Kroehler and the Kroehler manufacturing Company and the impact
 Kroehler had on Naperville. Based on the provided history finds Peter
 Kroehler to be significant, concluding the house has historical significance
 and is in favor of preservation.

 Tom Ryan, Architect and Board member of Naperville Preservation, spoke
 in favor of preservation and finds that a creative designer would actually
 use the Kroehler Mansion as a focal point of the property instead of
 demolishing it.

 Joe McElroy spoke in favor of preservation stating historic preservation
 benefits the entire community and believes demolishing the Kroehler
 Mansion would be the end of the Historic District. Does not believe Little
 Friends should be exempt from the historic preservation regulations.

 A motion was made by Commissioner Doyle, seconded by Commissioner
 Ory, to extend the meeting until 11:30 pm.

 Ron Franczyk lives in the Historic District and spoke in favor of demolition
 finding that a reuse of the building will lose the integrity of the home and
 would like to give the future property owner the best use of the property that
 works with the neighborhood and the community as a whole.

 Tom Coyne, resident in Naperville, spoke in favor of preservation


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 requesting the future developer make the request for demolition and
 present the plan for the future of the property.

 Becky Simon, Naperville Preservation, spoke in favor of preservation
 stating Little Friends can still sell the property with the Kroehler Mansion on
 it, but might not get the price they desire.

 Randy Smith, resident in the Historic District, spoke in favor of preservation
 stating Little Friends should not be exempt from the code requirements
 based on slight economic hardship noting the offer the property owner was
 given.

 Dawn Dmambru spoke in favor of demolition stating the importance of the
 Little Friends school.

 Don McNugent spoke in favor of preservation and about the impact Peter
 Kroehler and the Kroehler business had on Naperville.

 Stephanie Galloway spoke in favor of demolition and about the importance
 of Little Friends receiving approval of the demolition request.

 Commissioner Eveslage inquired asked the petitioner who has made
 offers on the property.

 Matt Ishikawa, CBRE stated all proposals have been by homebuilders.
 Mike Briggs confirmed NCC has not made additional offers on the Little
 Friends property at this time.

 Commissioner Urda asked if the petitioner has looked into other properties
 that would be less costly.

 Mike Briggs stated other cheaper facilities they have looked into would not
 fit their needs.

 A motion was made by Commissioner Doyle, seconded by Commissioner
 Urda, to extend the meeting until 12:00 am.

 Scott Day provided closing remarks.

 HPC Deliberation of Factor 5.1

 Chairman Peterson does not consider the proposed demolition to be an
 improvement and therefore finds Factor 5.1 does not apply.


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 Commissioner Jacks believes that if the Commission does apply Factor
 5.1, the proposed improvement is the request for demolition and believes
 the proposal for demolition is incompatible with the district.

 Commissioner Garrison concurs with Commissioner Jacks but thinks that
 instead Factor 5.1 does not apply given the definition of a demolition is not
 an improvement.

 Commissioner Urda concurred and believes Factor 5.1 does not apply in
 the case of demolition.

 The HPC weighed in on Factor 5.1 and voted by a show of hands to find
 this Factor is not be applicable given the current request.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory

 Nay - Commissioner Jacks

 HPC Deliberation of Factor 5.5

 The HPC weighed in on the Krejci Academy as to whether it is
 architecturally or historically significant and if its significance outweighs the
 cost to achieve occupancy.

 Chairman Peterson found the significance of the Krejci Academy does not
 outweigh the cost and believes the reuse of the building is difficult.

 Commissioner Doyle and Commissioner Urda concur.

 The HPC weighed in on Factor 5.5 and voted by a show of hands to find
 the significance of the Krejci Academy does not outweigh the cost to
 achieve occupancy.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay - none

 The HPC weighed in on the Gymnasium as to whether it is architecturally or
 historically significant and if its significance outweighs the cost to achieve


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 occupancy.

 Chairman Peterson finds there is no significance of the Gymnasium that
 outweighs the cost.

 Commissioner Doyle concurred.

 The HPC weighed in on Factor 5.5 and voted by a show of hands to find
 the significance of the Gymnasium does not outweigh the cost to achieve
 occupancy.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay - none

 The HPC weighed in on the Administration Building as to whether it is
 architecturally or historically significant and if its significance outweighs the
 cost to achieve occupancy.

 Chairman Peterson again found the reuse to be very difficult and did not
 find the significance of the building outweighed the cost.

 The HPC weighed in on Factor 5.5 and voted by a show of hands to find
 the significance of the Administration Building does not outweigh the cost
 to achieve occupancy.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay - none

 The HPC weighed in on the Kroehler Mansion as to whether it is
 architecturally or historically significant and if its significance outweighs the
 cost to achieve occupancy.

 Chairman Peterson believes the architectural significance of the Kroehler
 Mansion is subjective but does believe the historic significance of the
 building outweighs the cost. Peterson finds the costs provided in the Wight
 report to be inflated and finds the Farnsworth report does not take into
 account all the costs that may be necessary since the costs that were


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 evaluated were only the costs to obtain an occupancy permit.

 Commissioner Urda finds the cost provided in the Farnsworth report to be
 reasonable when evaluating the cost per square footage, therefore finding
 the historical significance of the building outweighs the cost. Commissioner
 Urda requests the code be changed to require the architectural and
 historical significance analysis be completed by a consultant believing the
 discussion on the historical significance by the applicant was minimal.
 Commissioner Urda concluded he will not be supporting demolition of the
 mansion.

 Commissioner Jacks believes the significance of the building outweighs
 the cost given the buildings are found to be structurally sound.

 The HPC weighed in on Factor 5.5 and voted by a show of hands to find
 the significance of the Kroehler Mansion does outweigh the cost to achieve
 occupancy.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay - none

 Based on the HPC finding, under COA Factor 5.5, that the significance of
 Kroehler Mansion outweighed the cost to achieve occupancy, HPC moved
 to deny COA 19-2840.

 Councilman Kelly asked staff if there needs to be deliberation on Factor
 5.3 prior to making a motion on the request for COA.

 Staff responded the motion made is a motion to deny the request for full
 demolition on the Little Friends site. After this motion is taken the HPC will
 move to the analysis of Factor 5.3 specific to the Kroehler Mansion.

 A motion was made by Commissioner Garrison, seconded by
 Commissioner Doyle, to deny COA 19-2840, Request for Demolition as
 requested by the Petitioner.

 Roll Call

 Aye: Doyle, Garrison, Jacks, Ory, Eveslage, Peterson, Urda



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 Nay: None

 HPC Deliberation of Factor 5.3

 Chairman Peterson finds the numbers in the Wight report to be inflated and
 finds it is economically reasonable to preserve the Kroehler Mansion.

 HPC also noted that the cost of preserving the Kroehler Mansion would be
 the responsibility of a future developer, and found that preserving the
 Kroehler Mansion would still allow for development on the remaining
 portions of the property.

 The HPC weighed in on Factor 5.3 and voted by a show of hands to find it
 is economically reasonable to preserve the Kroehler Mansion.

 Aye - Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay - none

 Based on the HPC’s findings of Factor 5.5 and Factor 5.3, HPC made a
 motion to deny demolition of the Kroehler Mansion and approve demolition
 of the Krejci Academy, Gymnasium and Administration Building located on
 the Little Friends Campus.


 A motion was made by Commissioner Doyle, seconded by Commissioner Urda, to
 deny demolition of the Kroehler Mansion located on the Little Friends Campus
 and approve demolition of the Krejci Academy, Gymnasium Building and
 Administration Building located on the Little Friends Campus.

 Aye- Commissioner Doyle, Chairman Peterson, Commissioner Urda,
 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay- none

F. REPORTS

 Approve the minutes of the September 26, 2019 Historic Preservation Commission
 meeting
 A motion was made by Commissioner Doyle, Seconded by Commissioner Ory to
 approve the meeting minutes of the September 26, 2019 Historic Preservation
 Commission meeting.

 Aye- Commissioner Doyle, Chairman Peterson, Commissioner Urda,


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 Commissioner Garrison, Commissioner Eveslage, Commissioner Ory,
 Commissioner Jacks

 Nay- none

G. NEW BUSINESS:

H. ADJOURNMENT:
 11:54 p.m.




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