Batavia Illinois – The 5th Ward

A Relic of Batavia’s Industrial Past

The property at 25-31 North River Street holds a prominent place in Batavia’s history, designated as “Significant” within the city’s historic district.

• Early Operations: Originally constructed prior to 1885, the site functioned as a creamery, serving local dairy operations until the late 1920s before transitioning to warehouse and commercial uses.
• The Chimney’s Origins: While the creamery itself dates back to the 19th century, photographic evidence indicates the current 110-foot-tall historic chimney was likely installed or significantly modified shortly after 1910.
• A Historic Landmark: Attached to a historic limestone building, the chimney stands as a towering remnant of Batavia’s rich industrial and commercial past.

The Road to Demolition

Despite its historical value, the chimney ultimately became a significant safety hazard due to its age and exposure to the elements.

• In early 2025, City staff directed the property owner to retain a qualified structural engineer to evaluate the chimney due to concerns regarding deferred maintenance, structural stability, and its close proximity to River Street and the Fox River Trail.
• Structural engineer David Bednash, P.E., identified significant deterioration throughout the chimney and recommended its demolition. Inspections revealed severe erosion in the uppermost 25 feet of the structure, with mortar joints so deteriorated that daylight was visible through the masonry.
• Following reviews by the Historic Preservation Commission and the City Council, Ordinance 2025-068 was passed, granting a Certificate of Appropriateness for a partial demolition.
• The original plan authorized the removal of the chimney while retaining the lower 11 feet 6 inches at the roofline.

Mid-Demolition Discoveries

The property owner hired American Demolition, a contractor specializing in unique projects and large masonry chimneys, and demolition safely commenced in June 2026. However, as the crew approached the approved termination point, they encountered unexpected complications.

• Contractors discovered that a known structural breech near the roofline was substantially larger than originally documented during the initial engineering evaluation.
• Based on these field observations, American Demolition concluded that reducing the chimney to the approved 11 feet 6 inches would fail to provide adequate structural support for the remaining chimney and the proposed chimney cap.
• Proceeding with the original height could increase the potential for the collapse of the remaining structure, water infiltration, and freeze-thaw deterioration.
• It was determined that adhering to the initial plan could also create long-term negative impacts for the attached historic limestone building.

A Revised Plan for Preservation and Safety

To address these mid-project discoveries, the contractor recommended retaining approximately 20 feet of the chimney above grade. This adjusted height allows the chimney to remain near the elevation of the upper residential apartment deck, rather than the lower roofline.

City staff supported this recommendation, noting that retaining a larger portion of the chimney preserves more of the building’s historic industrial character while still eliminating the highly deteriorated upper sections that presented the primary public safety concern. Furthermore, the revised height reduces the potential for future water infiltration and freeze-thaw damage.

To formalize this change, Ordinance 2026-034 was drafted to amend the previously approved Certificate of Appropriateness, officially authorizing the 20-foot height. This approval allows the contractor to complete the remaining demolition work, install a permanent chimney cap at the revised elevation, and secure the structure from weather intrusion without project-delaying interruptions.

Author: Jim Fahrenbach

Safety Risks Prompt Demolition Vote for Batavia’s Historic Chimney