The Batavia City Council will be voting on an ordinance approving a Certificate of Appropriateness (COA) for the demolition of a chimney structure at 25-31 North River Street (above Pal Joey’s in downtown Batavia).
The ordinance follows a structural analysis revealing significant deterioration that poses safety hazards to the public and surrounding property.
Batavia is unique in that being a city nearly as old as Chicago, we still have large commercial properties which are largely original and over a century old.
A Relic of Batavia’s Dairy Past
The property, designated as “Significant” within the historic district, was originally constructed prior to 1885 for use as a creamery. It served various dairy operations until the late 1920s before transitioning to warehouse and commercial uses. Photographic evidence from 1897 and 1910 indicates that the current chimney is not the original structure but was likely installed or significantly modified shortly after 1910. Today, the chimney has no functional use and stands as a remnant of the city’s industrial history.
Structural Concerns and Safety Hazards
The request for demolition was supported by a structural report from a registered professional engineer who inspected the site on November 12, 2025. The inspection utilized drone photography to identify severe erosion in the uppermost 25 feet of the chimney, where mortar joints are so deteriorated that daylight is visible through the masonry.
Below this section, specifically between the 48-foot and 100-foot elevations, significant vertical cracks were found. These fractures are attributed to the corrosion of embedded iron ladder rungs, which have expanded and damaged the surrounding brickwork. The engineer concluded that the structure is unsound above the roof level and recommended demolishing the 98-foot projection above the building.
City Staff Recommendations and Financial Impact
City staff concurred with the engineering findings, emphasizing that the top 25 feet required removal at an absolute minimum due to immediate safety risks. While the Historic Preservation Commission (HPC) typically reviews such applications over two meetings, staff recommended an expedited single-meeting process due to the structural dangers involved.
The estimated cost for the full demolition is $110,000, which will be borne entirely by the property owner. Staff noted that requiring partial preservation would likely incur higher costs, potentially diverting funds from other necessary improvements to the property. Consequently, staff supported the full demolition request, subject to safety conditions requiring the closure of the adjacent restaurant patio during the work.
https://bataviail.community.highbond.com/document/427416b8-f87b-4e0e-b137-693ec2b9d38d
Author: Jim Fahrenbach
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