Building Review Board Meeting: August 20, 2025 – Code Update Feedback and Visitability Discussion

The Naperville Building Review Board (BRB) met on Wednesday, August 20, 2025, at 2:00 PM in City Council Chambers. The meeting included public comments, approval of prior minutes, in-depth discussion of significant changes in the 2024 building code update, and annual board training. Key topics were the adoption of the Illinois Stretch Energy Code and the visitability code. The board took no formal votes on code changes but set a future meeting for recommendations.

Consent Calendar

• Approval of Minutes: The minutes from the May 21, 2025 BRB meeting were approved unanimously by voice vote (moved by Chairman Rahman, seconded by Board Member Gross).

Public Comments & Testimony

• Barbara Benson (Naperville Environment and Sustainability Task Force – NEST, Building and Development Committee Chair) urged adoption of the 2023 Illinois Stretch Energy Codes, citing estimated average homeowner savings of up to $250 per year on utility bills, approximately $6,500 in energy cost savings over a 30-year mortgage, and $8,400 in avoided future retrofit costs. She noted a 2024 Pacific Northwest National Laboratory analysis estimating initial new construction cost increase of about $3,300 for a single-family home with basement, but argued that rebates and long-term savings offset the cost.
• Mary Hamill (Accessible Community Task Force – ACTF) referenced Naperville’s Master Plan guiding principle of diverse, accessible housing. She advocated for full adoption of visitability measures, stating, “if you can’t get in, what do you do?”
• Allaina Humphries (ACTF founding member) urged the board to adopt the full Visitability Code, including a no-step entry. She noted that nearly 14% of U.S. households include a person with a disability and that over a home’s life approximately 60% will house someone with a significant mobility disability. She referenced Bolingbrook’s successful implementation, where 4,600 homes are visitable at minimal incremental cost (sometimes under $1,000).
• Christian Zenger (Autumn Homes) requested inclusion in the code adoption process and provided cost estimates: a reverse-ledge foundation modification for a step-free entry costs about $5,000–$7,500, and a concrete ramp about $2,500 (25 ft by 4 ft with handrails). He expressed concerns about lot size constraints in Naperville that may make ramps impractical.
• Chad Meise (Redstart Construction) requested to be kept informed and raised concerns about infrastructure costs associated with the stretch code (e.g., requiring 400-amp service for future EV charging). He also sought clarification that visitability requirements would apply only to new construction, not remodeling, to avoid confusion in plan review.

Discussion Items

• 2024 Building Code Update Overview: Chief Building Official Mark Dudash presented a summary of 136 significant changes (top 50 highlighted) from moving from the 2018 to the 2024 International Codes (IBC, IRC, IPC, IFC, NEC, IPMC). Board members asked questions on specific items:
  • Battery storage systems: Discussion on sprinkler requirements, water vs. chemical suppression, and thermal runaway of lithium-ion batteries.
  • Landing slopes (Item 17): Concern about ice formation; suggestion to amend language to require pitch away from structure.
  • 10-amp branch circuits (NEC): Concern over homeowner misuse; staff leaning toward not amending out but seeking contractor feedback.
  • Garage door wind load ratings (Item 20): Staff noted potential supply delays but supported the increased safety; amendment could be considered.
  • Emergency electrical disconnect (Item 43): Safety vs. security; noted disconnects can be locked.
  • Splash pads: Clarification that electrical bonding requirements follow pool code.
  • Two water service pipes: Already required by Naperville water department.
• Staff Recommendations on Code Adoption:
  • International Property Maintenance Code (IPMC): Staff proposed amending out an exception allowing a powered pool cover in lieu of a fence for in-ground pools, consistent with existing local code.
  • National Electrical Code (NEC): Staff recommended keeping current amendments (ban on Romex, arc-fault requirements in bedrooms only); the 10-amp circuit issue left for further discussion.
  • International Building Code (IBC): Staff highlighted a new exception allowing sprinklered buildings over 4 stories to avoid accessible means of egress elevators (generator backup). Board members noted cost implications ($100,000+) and discussed whether to retain the requirement; no decision made.
  • International Plumbing Code (IPC) & Illinois State Plumbing Code: Staff recommended minor administrative amendments (e.g., adding language for sewer relining, removing conflicting fixture sections) and retaining ban on plastic piping for water distribution.
  • International Fire Code (IFC): Staff noted a conflict between IBC (no sprinklers in some parking garages) and NFPA 88A (sprinklers in all parking garages); recommended adopting the more stringent requirement, especially given EV charging in garages.
• Visitability Code Debate:
  • Director Dudash stated the city has already adopted three of four ACTF-requested items (32-inch clear doorways, blocking for grab bars, outlet/switch height) but not the zero-step entrance or fully accessible powder rooms. He expressed concern that these two items would be unduly burdensome on builders due to grading, drainage, and cost, and suggested retrofitting is often feasible.
  • ACTF members rebutted: Allaina Humphries noted that when built on a slab, cost is zero; for basements, techniques exist (e.g., lowering foundation at the entry). She cited Bolingbrook’s two-year implementation process with builder input and a one-year compliance grace period.
  • Builders Christian Zenger and Chad Meise reiterated cost and space concerns, especially on infill lots. Board member Jeff Gross requested clear definition that visitability applies only to new construction, not remodeling, to avoid enforcement issues.
• Board Training: The board received a presentation on board and commission responsibilities, Open Meetings Act compliance, FOIA, ethics, and attendance requirements (75% minimum).

Key Outcomes

• No formal votes were taken on code adoption or visitability. Staff will present formal recommendations at the next meeting.
• Next Meeting: Scheduled for Wednesday, September 17, 2025, at 2:00 PM (third Wednesday). The primary topic will be the 2023 Illinois Stretch Energy Code, with a goal to reach formal recommendations on all code updates discussed.
• Staff Actions: Dudash will send additional information on energy codes and unresolved questions (e.g., garage door wind loads, 10-amp circuits) to board members and interested parties.
• Public Engagement: The public, especially builders, are encouraged to provide comments and data for consideration at the September meeting.