Members of Naperville's East Central Homeowners Organization say they're having cordial discussions with Chris Cobb and Susan Wilke, a couple who last year bought the historic 1890s Hammerschmidt mansion at 432 E. Chicago Ave. The owners - who live next door - are aware of the home's historic character. But preservationists say that while the house may be structurally sound, it's neglected and may need up to $500,000 to fix it up. For now, the owners say they just don't know what they'll do with the property, but that they'd be willing to sell it for what they paid for it -- an estimated $770,000.
How do you think this story will turn out? Will someone step forward, buy the home and invest in the repairs? The home isn't protected as a local landmark, and the city says it can't get involved in preservation efforts, so it's possible the home's days could be numbered. Teardowns are common in this town, no need to tell you that.
In general, how well do you think Naperville is preserving parts of its 176-year history?
It's place in a family history does not make it any less Cobb's property. Everyone who is so interested in saving old houses because of past occupants should form a foundation and privately fund buying those houses. Saying that it should be saved as part of a towns history does not pay for it, and until a lot of people are willing to put their money up to do so, it is a moot point.
Um...Ken....it is NOT just their property...It is a part of the HISTORY of Naperville. Adolph's son William went on to start a brick and tile factory in Lombard. A school is named in his honor. Many homes and businesses are built from the bricks from this factory. Adolph's family has long gone on to impact towns all over the western suburbs, and ALL in a good way. Mr Cobb has done nothing but ruin many neighborhoods by robbing them of the distinction they possessed before the fine older homes were destroyed, not in the name of betterment of the area, but betterment of his bankroll. Also, you forget the stark DECEPTION committed by this man in order to ruthlessly aquire yet another piece of Naperville history to destroy. If he in fact owned this house for a year, I am sure it was left to decay to the point of demolition. No heat in an old home spells disaster. He did this to achieve his own motives. SHAME SHAME SHAME!!!
It's amazing how many people are willing to tell other people what to do with their property. How many of you are willing to have a permanent tax enacted to preserve all old houses in perpetuity? Ask the Naper Settlement people what that costs. The first half million will just be a drop in the bottomless bucket. Unless a private party can spend the almost 1.3 million it will take to buy and renovate the property, the demolition should happen.
I agree! I am getting several neighbors together Saturday to attend this fiasco to let our good community friend and neighbor, Mr. Cobb, know how we feel about this. I am not normally an activist but this one tops anything I have seen before. As if the way they duped the owners into selling them this home didn't go far enough. Cobb and his wife, and his dad (Bernie Cobb Sr.), should be ashamed of themselves. It is almost laughable that on July 1st, he made his generous offer to sell the property back to anyone willing to restore it, and then 6 days later posted a Craigslist ad to sell all historic relics this Saturday. AND I've learned that Discovery Channel is filming the auction this Saturday for its "Wrecklamation" series to air later this year!! Cobb had to have arranged this auction many months ago -- long before his generous July 1st offer to sell the home at cost to a restorationist. Am I missing something or are the Cobbs flipping this entire downtown community the bird?!!
I hope to see you all on Saturday in front of the house. Bring a large sign that reads "Wreck the Cobbs -- Save the House"! :-)
From what I can see on the federal historical district map of Naperville, this home falls within the area. Why is it being destroyed along with some of the history of this town? Would the Pierce Downer home or the Israel Blodgett home in Downers Grove be destroyed?? I think not. The Blodgett home is now a museum. Why can't Naperville do the same with this home?? Adolph Hammerschmidt played a large part of the early history of Naperville. Is this how we pay his memory back??
As of today, Chris Cobb has a sign on this property indicating that he is having a "pre-demolition" sale THIS Saturday to make some quick cash from the turn of the century interior before he tears down this historic home. I live downtown Naperville and have been following this story for some time. Here are the facts (as I understand them) that trouble me the most:
(1) I understand that the former owners did not want the Cobbs (next door neighbors) buying the home or even entering the house to view it when it was for sale. They apparently were not friendly with eachother and the sellers knew the Cobbs would tear it down if they bought it.
(2) The Cobbs went to great lengths to hide the fact that realtor Chris Cobb had a personal stake in the purchase of this mansion. The property was purchased in Susan Wilke's name using a Chicago address (rather than Cobb's name and actual address next door). I understand his father acted as his broker of record, which might avoid the ethical duty of disclosure he would have to the Sellers if he (like most any other broker would have done) had represented himself in the purchase.
(3) Chris Cobb pretends to be baffled at how much money it will cost to restore the home. It is right next door to his house. It was inhabited by an older couple with health problems for many years and he personally saw (presumably daily) its condition. I don't find much sincerity in his surprise at the estimated rennovation costs.
(4) Less than 1 week after publicly indicating (in last week's Sun article) that he is willing to sell the property at cost to anyone willing to "fully preserve" it, he has posted a "pre-demolition" notice with a sale to take place THIS Saturday to sell off any historic components of the home to the highest bidders. Once again, I don't find much sincerity in his offer.
(5) This mansion is truly one of the most noteworthy historic homes in downtown Naperville.
If anyone has any other information to support or contradict these thoughts, please share. Also, where is ECHO? I understand this property was (by about 40 feet) outside of the historic district but I would have expected to have seen more action from them to rally the neighborhood in support of the preservation of this home.
Whatever action this community wants to take to save this historic home will need to be taken in the next 3 days -- before Chris Cobb sells off all of the historic components (THIS Saturday!) and demolishes the home.
Regardless of the outcome, we should all take note of the level of complete indifference (arguably much worse) Chris and Bernie Cobb have shown for this community. I don't expect their real estate brokerage business in this community will be quite as strong in the future.
Demolition Deals from a grand 1800's house in Naperville (432 E. Chicago, Naperville, Il)
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Reply to: sale-746874676@craigslist.org
Date: 2008-07-08, 10:37AM CDT
THE DAY AND HAVE YOUR WAY
THE DAY AND HAVE YOUR WAY!
SATURDAY, JULY 12TH
9:00 am: Preview and Registration -10:00 Seal the deal that will make me squeal!
432 E. CHICAGO, NAPERVILLE
ORIGINAL SPLENDOR FOR THE BIG SPENDER! Double sided built-in, one side painted and one side original with glass uppers, phenomenal oak mantle with original tiles and wrought iron decorative coal box & front, many pieces of stained leaded glass windows. Is that a door in your pocket, or are you just happy to see me? 5 sets (yup, I said 5!) of gorgeous 5 panel pocket doors with burled panels. There’s two 6 footers, two 4 footers and a 5 footer, all unpainted, all with original hardware and all fabulous. 10” pine base molding ornate window and door casings, many wonderful light fixtures including: 4 pink ceiling mount, 2 pot metal drops, chandelier, newell light, & assorted sconces. Beveled edge entrance door with phenomenal hardware, Beveled edge glass and wood side door with great hardware, Eastlake embossed hooks, and don’t overlook the fretwork! The porch features pillars, decorative porch doo-dads and tin ceiling tiles. Great interior door hardware, original staircase , oak flooring, curtains and the like.
DON’T REBUFF THE NEWER STUFF! Many window a/c units, mint green kitchen sink with metal cabinets on bottom and wood on top ( I know it sounds pukey, but it’s growing on me… not literally, but rather, metaphorically). The bathrooms are not original, but they aren’t exactly current, either. Yeah, slim pickens in that department, no sugar coating it there….and God Knows, I was going for it,…. but…truth prevails!
BRING CASH, TOOLS, MEASUREMENTS AND FRIENDS WHO OWE YOU FAVORS!
Class it up a little because if you're the big bidder your mug and rehab project could be seen in 50 million households! They're filming this auction for Murco's series on Planet Green called Total Wrecklamation. It premiers in October.
How is it that I went from the Diva of Demolition to the Total Wreck in Total Wrecklamation?
Well, there you have it.
Let's see how interested the current owners are in saving history or stuffing their pockets with more cash.
The ball is in their court.
In answer to Ron's question, individual buildings that are at least 30 years old and are within the Naperville city limits can indeed be designated as landmarks by the City of Naperville. Once granted Naperville Landmark status, the structure has the same protections as buildings located inside the boundaries of the Naperville Historic District.
Property owners who would like to ensure that their home is protected, even through changes in ownership, can contact the City of Naperville Planning Department at 630-548-2974 or Naper Settlement's Preservation Services at 630-420-6010. Although you don't have to own the property to nominate it for Naperville Landmark designation, the City of Naperville generally will not approve the designation without owner approval.
Tear down the house and add a lane bryant. that will be the icing on the cake to the downtown area that was great 15 years ago and now is a MALL.........
It’s a beautiful home and I think the city would be worse off to loose it. However, this doesn’t seem to be the place to be putting public funds. I think the best we could hope for would be an expansion of the historic district to swallow this problem.
It’s a shame, but I think the new buyers knew what they were doing when they bought the house and are just trying to save face by making this “offer” before they call in the wrecking crew.
As I recall, although NCC offered the two homes torn down to make room for the new fine arts center for $1, the roads and bridges in the historic district make it impossible to move a home out of that area. To move this huge mansion would mean tearing down another home (or two) in the historic district. Nice offer, but it isn’t going to happen.
You can long for the past all you want, but Naperville is a much different city than it was in the 60’s or 70’s. “Progress” is here and it isn’t going anywhere.
T.B.
In respone to Ken's comment about the energy efficiency of McMansions - here are a few points to consider:
1. It is highly unlikely that tearing down a usuable structure and replacing it with another, larger, structure is good for the environment. Most of the old house will end up in landfills. Trees and shrubbery will be killed. In addition, the process of building a home involves the use of machines that run on either gas or electricity.
2. I live in an old home and have no air conditioning. I don't need it. The builders planned the placement of the windows so the rooms do not overheat. The plaster walls get cool at night and maintain this temperature throughout the day. New homes are built on the assumption that the air conditioner will be running all summer and, as a result, one must do so in order to avoid sweltering. It is always possible to add more insulation to a house. Energy use is a result of the appliances one chooses and personal habits, not the age of the house.
3. If running the lawn mower is a concern, why not convert the lawn to a Backyard Wildlife Habitat? The National Wildlife Federation supports this program and, as of 2006, over 60,000 yards were designated wildlife habitats. You can get more information here: https://secure.nwf.org/backyardwildlifehabitat/certify/page1.cfm You can also consider restoring the yard to its natural prairie state. Since prairie plants are meant for this area of the country, they require little upkeep and provide the habitat required by our native wildlife. You can find more information here: http://www.eiu.edu/~prairie/index.htm
Here's as question:
Why can't the city on a lot by lot basis consider a house to be in the historic district?
Why does it have to be within a contiguous area?
Let’s face it. Not every house ever built in Naperville needs to last forever. We have some great examples of restored and preserved homes in the style of the Hammerschmidt house. Do we need to save all of them? Sometimes old homes become hazards. Sometimes they need more work to bring them up to modern standards than they are worth. Sometimes we just have to let go.
I also do not think the city should spend a dime on this home. The city and Naper Settlement already spend obscene amounts of our money on things that should be privately funded. It should be simple. No private funds. No project.
The new owners pulled a good one over on the previous owners. Being business people they knew that their word is worthless and that the only thing that matters is what is in writing. The old lady screwed up. She trusted them. And we all know we cannot trust business people. Always, always, always get it in writing. Otherwise you can forget about it.
So let the new owners do what they are going to do. Tear down the house, subdivide the land and put up two million dollar plus homes on Chicago Avenue. What are the chances they will be sold anytime soon anyway.
p.s.: And no I did not just move to town. I have been here for many years.
I spoke with Mrs. O'Neill before she sold this house and she indicated that she had turned down several offers because she was worried that the prospective buyers would tear down the home. She wished that the historic district would be expanded to encompass both sides of Chicago Avenue, but, since this is not the case, she had to rely on the buyer's word regarding his intentions for the house. I don't think that she would have sold unless she was assured that the house would not be destroyed. I don't understand how anyone could promise a seller who clearly loved her home that it would be preserved and not follow through with this assurance - especially if, as indicated by a previous poster, she had recently experienced a death in the family.
I moved to Naperville because I wanted to live in a town that places a great deal of value on its history. At the time, Naperville had a reputation for being this type of town. Now that I live here, I am discovering that Naperville does not fit this description. While I have never seen some of the historic structures mentioned here, such as the mansions that were torn down to make way for the performing arts center or the home on Ellsworth that was torn down to provide space for vacant McMansions, I have seen several wonderful businesses leave town. There are no longer any coffee shops, other than Starbucks. The French restaurant on Washington has been replaced by Flattop Grill - which is little more than a carbon copy of Mongolian Barbeque (and we already have one of these). Masala Yangu, a truly wonderful restaruant, is gone. The health food store on Ogden is gone. The antiques mall on Jefferson was forced out by high rents. I have not checked on the Wayfarer Candle Company recently, for fear of what I may find. Oswald's Pharmacy has moved due to the rent, leaving no pharmacies within walking distance. I no longer see any reason to go downtown, other than to consider the effects that a focus on pure profit over quality of life can have on a previously idyllic town. It seems that if a business is not part of a national chain, it is not welcome here.
I sincerely hope that Naperville will reevaluate the direction it is taking and put more stock in maintaining a connection with its history. For now, I can not drive down Chicago Avenue because the comparison between the O'Neill home and the house to its west, combined with the knowledge of which one is slated for destruction, seems to be the perfect encapsulation of the philosophy of the town as a whole. I hope that I will learn that this is not a case, but for now I am looking for a home in neighboring communities.
J. Orland, welcome. I have been here since 1963. I stand by my statement. Unless you are willing to spend your money to preserve any property, you have no right to tell the owner what to do.
Personally, I like the McMansions because I know they have much better insulation, use less energy, and are much better for the environment. Besides, most of them look very nice, they are just on lots that are too small. Of course, that keeps the lawn mower running less, so even that is a benefit to the environment.
This is a magnificent house. It is ethically and fiscally worth every penny to restore. The older couple that sold the house cannot be blamed for the current condition. The gentleman had died about a year ago, and his wife could not walk on her own. In their younger years, they were in fact responsible for saving the property.
The older woman sold the house with the understanding that it would not be demolished. We are talking about a real estate agent with significant knowledge of renovation costs, the market, and access to professional advice being "surprised" by the cost of the renovation. That is hardly believable. Oh, and what a surprise, it is next door! It is true that the house will need a significant investment. However, it could not possibly need $500,000, despite a report from overpriced contractors.
Naperville, wake up and save your town from bad taste. Extend the historic district to include the house, ans stop worrying about making as much money as possible. Despite earlier claims, there are not "enough charming old houses in the historic district". This is a SIGNIFICANT historic resource for the city. The less charming this town becomes, the less people want to live here. We are moving away for just that reason.
Give me a break. The home priced at 770K was a steal no matter what the condition. You couldn't touch a home like that in the NCC district at that price, they got what they paid for.
The Cobb team has devalued many homes in Naperville by low balling sellers and under listing homes. I cringe when I see a sign with their name on it.
Dig in your pockets and take care of your problems.
Chris Cobb is a Realtor and I am hard pressed to believe he did not know exactly what he was getting himself into when he bought that house. If he didn't then he should get out of the business. All he's looking to do is make a bundle on the double lot. Shame on him!
Usually I'm for preserving the older homes in town -- after all, I grew up here too. The house I grew up in on Loomis St. will be torn down in the next year or so and my grandparents' house was torn dorn several years ago. It's sad when the places you remember as a child are gone.
I would suggest a couple of things: (1) let the Cobbs do what they want with the house (since it does not have official historic status)with no help from the City or otherwise, OR (2) how about the Cobbs donating it to the City and letting the City use some of its arts/cultural $$ on moving it to Naper Settlement and refurbishing it?
I truly don't believe the City or any other group should bail out the people that bought it -- they knew from the get go what condition it was in and gambled on it being able to make them money (more than likely for the land value). NO PUBLIC $$ FOR THIS HOUSE UNLESS IT IS GIVEN TO THE PUBLIC.
The house sits on two lots. At $770K that's comparable to what the two lots alone are worth. The purchaser, who lives next door, and is in real estate, knew exactly what he was doing.
The house is an exceptional example of the Queen Anne style, and one of the best examples in Naperville. If you walk west just a few houses you will see what it could look like restored by looking at the large gray and white Queen Anne there.
What the house needs is a purchaser that appreciates old homes, and has the wherewithal to spend another $500K to $750K to restore it. Would the house then be worth $1.5 million? Absolutely.These homes can not be replaced, when they are gone they are gone. $1.5 Million McMansions can't hold a candle to homes like this. To duplicate it today it would be many times that figure. Lets hope that special person steps forward to save this home.
People come to admire the historic homes and business in the downtown area for their unique charm and ambiance. It's one of the major enticements for them to come here to visit, as it's becoming increasingly rare in this country. The more we bulldoze major architectural structures, the less attractive the downtown becomes.
Naperville is in many way indifferent to its architectural heritage, and its downtown residential areas. I witnessed a great example of "Block Busting" when I moved here in 79, and saw the St. Johns office building on Van Burren completely surrounded by residential homes. Building an office building in a residential area was no accident. It was done to weaken the residential area and pave the way for commercial development. While the downtown was fated to increase in size somewhat, the manner in which it has proceeded has not been friendly to the residents who live here. And that battle will only intensify in the coming decades.
It wasn't a bad investment for the Cobbs. It was great! If he could possibly sell this house for any amount (even $1 - although then they wouldn't make any money from the salvage - but he won't have to pay for the demolition) he will make a killing! The house sits on a double lot. Once the house is moved, he puts two McMansions on it and makes way more than the $770K invested. They knew all along it was a teardown for them. They have no interest in preservation.
Dear "By Ken on July 1, 2008 5:03 PM",
It's obvious that your new to Naperville, I myself have been here since 1965. I have seen allot of changes in Naperville since then. Don't get me wrong, change can be good. But sometimes, even you should think before you speak. I know, your new. My childhood home was torn down in 2003. It was built in 1923 and now there stands 2, 1 million dollar homes. Both are vacant. 840 N. Ellsworth, go take a look. They are mirror images of each other. I'm not saying my old home should of been saved, but do take a look. Hideous! When enough historic homes are torn down, then Naperville should have to change its name. How bout Wasnaperville! Better yet, Kenville. As for the Cobbs, It's a wonderful life huh? Why don't you act like George Bailey now! Give back to Naperville, It's our town too!
It's a sin that anyone would consider knocking this home down. I've always admired it.
I'm seriously going to inquire about buying it, but I don't know if anyone would hold it against me if I decided to rent it out?
I'm obviously not planning on living in it.
It will certainly need upgrades.
I was anxious to read the article on July 1st regarding the Hammerschmidt. I am in the fourth generation descended from Adolph and Adeline von Oven Hammerschmidt. When my family lived in Naperville in the 50's and 60's I remember driving by the house and my mother saying 'the vonOven sisters had lived there. She had visited the home with her mother(Adeline Hammerschmidt Keiler). I am not sure why this house is not protected as being historically significant but I know those areas can be 'gray'. I doubt that it could be moved reasonably as land nearby would be hard to find. The cost would be prohibitive.
We moved from Glen Ellyn....another town with many tear downs. It is sad to see that significant historical homes are not deemed worthy of restoration. Perhaps before it is torn down for another mini-mansion a tour can be provided for those who feel that the history of Naperville is worth something.
Gretchen Henert Lillwitz
The buyers had no clue the property was in such bad shape? Have they no eyes? Did they not do an inspection? This all was a surprise?
It would seem they bought at the top of the market. It would seem they had no clue it would cost so much to fix it up. So how does that translate into bashing the former owners (who might not have had that kind of cash to fix up the property.)
I regret that the new owners have the right to do whatever they want with the property. But it would seem they are more interested in getting out from under a bad investment than protecting the property. No crime in that, I suppose, but it is sad.
This is my neighborhood! I always said to my husband "I wish someone would restore this lovely lady"! I was thrilled when I saw it was sold, hoping for a restoration. Why did the Cobb's buy it if they weren't going to restore it? Why did the previous owners allow such a beautiful home to fall apart?! Shame on both families! It is our responsibility to preserve older homes! Builders, this is an example of a beautiful home! Stop building the ugly big boxes! Teardown the split-levels not this love!!!!
Tear it down. There are enough charming old houses in the historic district. The only people who can say keep and preserve it are those willing to put their money up to do so.
I have often walked or driven by this home and thought what a gorgeous home - needs some major TLC but what a gem! After learning of its history, it would be an absolute sin to demolish this home to put up another monster house with much less character. And exactly how is a home that was built around 1893 NOT A HISTORIC HOME???? The Cobbs have more than enough money to rehab this house and resell it. I doubt that they ever had any intention other than to tear it down and put up another McMansion that would be just like theirs next door. But since they are getting heat for it, they so generously offer to sell the home for what they paid for it a year ago? Has anyone else noticed that the market has taken a noticeable downturn? Or sell it for almost $800K so the buyer can relocate it???? I too remember those homes that NCC was selling for a $!. How I wish I could have saved them!!! I am sorely tempted to buy this historic home but unfortunately, that would mean having to live next door to the previous owners - no thanks! Oh and on a side note - nice jab at the previous owners whose names were mentioned in the article. I have no idea why the home has deteriorated to the degree that it has, but the low blow to the previous owners was uncalled for.
I think we're forgetting what's REALLY important here: how can we possibly tie this topic in to whining about the police department and Napergate? C'mon, guys, you're good at this. Be creative.
Wow, so the Cobbs did not realize that not all real estate investments are profitable? Come on really now, it is not the responsibility of the City or any other government to make a deal profitable for the owner. There are risk in all investments right? I think Naperville has done a good job of protecting the "heritage" of our local area. Let's not get crazy with it. The Cobbs can manage their investment without help from the City of Naperville.
Let me make sure I understand this.
These people own this house and the one next door and now they don't have enough $ to fix it?
Why did they buy it then?
I'll buy it for $1.00
We're supposed to believe that a Cobb doesn't have the money to fix this house?? Once you see the Cobb name on a sign in front of a house, the next thing you see is the fence and the ditch. That family has made a financial killing in Naperville, ruining every neighborhood with teardowns. How generous that he's willing to sell it for what he's paid! How nice that he's being cordial! What about giving back to the community that's made him and his family millionaires? I'd love to be able to afford that property and have it restored. Unfortunately, I'm not a Cobb.
The city can't/won't do a thing about this? Typical! They won't be satisfied until every bit of historic charm, character and significance in this town is lost.
If I read the article correctly, the owner is asking for $770K to purchase the house but then the buyer would be responsible for moving it somewhere else. What a deal! North Central College and Wesley Methodist Church at least offered the houses that they ultimately had to tear down to anyone for $1 (plus they buyer had to move them) and there was still an uproar about those houses being demolished. The owner stands to make a killing by getting $770K for the house plus at least another $600K for the double lot that the house sits on while whoever purchases the house has to pay $770K plus they have to find a lot to move the house to and then pay to have the house moved. Although the owner is being portrayed as being receptive to saving the house he knows it will never happen under those conditions!
After paying $770K to buy the house, and $500K to fix the house, will it be worth $800K?
Bubo
We should really try to save this house and continue looking back at it as part of our wonderful history! This is a very important house and to save it we should start doing fundrasiers to try to donate some money to the house then it would at least be in better shape for the next owner.