Naperville Building Review Board Meeting - October 15, 2025

The Building Review Board convened on October 15, 2025, to consider the adoption of several 2024 International Building, Energy, and Fire Codes with proposed amendments. The meeting also featured a detailed presentation on the Illinois Stretch Energy Code followed by extensive public testimony regarding the economic and regulatory impacts of the proposed code adoption. The Board unanimously approved the standard building code amendments while no action was taken on the proposed Fire Code and Existing Building Code amendments, which were reviewed for feedback only.

Consent Calendar

• The Board unanimously approved the minutes from the August 20, 2025, meeting.
• The Board unanimously adopted the 2023 National Electrical Code without new amendments, retaining existing amendments one through six.
• The Board unanimously adopted the 2024 International Fuel Gas Code without new amendments, retaining existing amendments two through six.
• The Board unanimously adopted the 2024 International Mechanical Code without new amendments, retaining existing amendments.
• The Board unanimously adopted the 2024 International Swimming Pool and Spa Code without new amendments, retaining existing amendments.
• The Board unanimously adopted the 2024 International Property Maintenance Code with a proposed amendment to section 303.2, exception two, regarding safety for in-ground pools, and retaining existing amendments.
• The Board unanimously adopted the 2024 International Plumbing Code with proposed amendments to sections 403, 717.3, 717.3.1, 717.4, and 717.8 to clarify requirements for sanitary sewers and eliminate confusion with the Illinois plumbing code regarding piping lining.

Public Comments & Testimony

• John Gossman (Midwest Energy Efficiency Alliance): Presented on behalf of a regional efficiency organization, expressed support for the Illinois Stretch Energy Code. The speaker stated that the code provides predictable energy efficiency targets, improves indoor air quality, increases building resilience, and has no long-term negative correlation with building permit volume. The speaker noted that while upfront costs exist, life-cycle savings over 30 years (approximately $8,900) offset initial investments.
• Adam Van Summeren (Charleston Building and Development): Opposed the adoption of the stretch codes. The speaker stated that the codes offer little return on investment and that achieving compliance on a local custom home would increase construction costs by roughly $42,800, citing a law of diminishing returns.
• Dan Georgev (Lake West Custom Homes): Opposed the adoption of the stretch codes. The speaker argued that the cost-benefit analysis is flawed, citing a projected cost increase of nearly $20,000 for a 4,200-square-foot fire-loss replacement home with negligible annual energy savings, exacerbating housing affordability issues.
• Christine (Autumn Homes): Opposed the adoption of the stretch codes. The speaker stated that the cost for a typical 3,800-square-foot home would increase by approximately $24,800, taking away customer choice. The speaker concerned that the regulation could deter buyers from Naperville to other municipalities with fewer regulations.
• Jeff (Monument Homes): Opposed the revised stretch energy code package for single-family homes. The speaker stated that while supporting energy efficiency, the code's financial impact would exclude middle-income and first-time buyers. The speaker cited a direct cost increase of over $30,000 on a 4,000-square-foot home versus an estimated annual savings of only $200, deeming the ROI unacceptable.
• Court Earhart (Airhart Construction / Northern Illinois Home Builders Association): Opposed the implementation of the stretch energy code as a mandatory requirement. The speaker stated that the current code is already stringent (using 50% less energy than a 1975 home) and that the stretch code would increase a 1,900-square-foot home's cost by $21,600 for only a 5% price increase and less than 5% energy savings.
• Greg Overstreet (Overstreet Builders): Opposed adopting the stretch codes. The speaker argued that the project results in diminishing returns, with an estimated $38,700 in increased costs (including electrification) for a new home, leading to a monthly mortgage increase of $235 versus annual savings of only $38.
• Cheryl Denton (NICOR Gas): Opposed specific provisions in the Illinois Stretch Energy Code. The speaker stated that provisions regarding the commercial heat pump multiplier and electric-ready requirements threaten affordability by penalizing natural gas users. The speaker argued these mandates increase construction costs without efficiency benefits and could drive economic development away from Naperville.
• Barbara Benson (Naperville Environment & Sustainability Group): Supported the adoption of the Illinois Stretch Energy Code. The speaker stated that adoption is necessary to fulfill the city's goal of reducing greenhouse gas emissions by 60% by 2035. The speaker noted that the code helps meet sustainability objectives regarding net-zero goals and third-party verified rating systems.
• Bruce Jones (NES Transportation Chairman): Supported the adoption of stretch codes containing commercial EV charging station requirements. The speaker stated that requiring infrastructure during construction prevents expensive future retrofits and advocated for integrating these measures to meet environmental goals and aid employees.

Discussion Items

• Proposed Amendment to 2024 International Fire Code: Staff presented a proposal requiring fire sprinklers in all new commercial parking garages. The Board requested feedback but took no action, noting it was a significant change for public digestion. It was clarified that the requirement applies to commercial parking structures regardless of being open or closed.
• Proposed Amendment to 2024 International Existing Building Code: Staff noted that language previously in IBC amendments was moved to the Existing Building Code for clarification. Staff proposed no new amendments and requested feedback. No discussion or action was required.
• Illinois Stretch Energy Code Presentation and Testimony: The Board received a presentation on the code's structure, including site energy index targets rising from 50% more efficient than 2006 IECC to 75% by 2032, and mandatory provisions like EV readiness. This was followed by a robust debate on the economic viability, insulation costs, and electrification mandates presented by industry stakeholders and sustainability advocates.

Key Outcomes

• Approved: The 2024 International Plumbing Code with specific amendments to sections 403, 717.3, 717.3.1, 717.4, and 717.8 (Vote: Unanimous). All other standard 2024 codes (FE, FG, MC, Pool, Property Maintenance) were adopted with specified exceptions or amendments.
• Feedback Requested (No Vote): The Board requested general feedback on the proposed 2024 International Fire Code amendment regarding parking garage sprinkler requirements and the reorganization of the Existing Building Code.
• No Action Taken: No formal vote was taken regarding the adoption of the Illinois Stretch Energy Code due to the conflicting positions presented and the need for further consideration by City Council or a future vote.
• Clarification: The Board confirmed that the Plumbing Code amendments apply only to sanitary sewers and do not supersede previous decisions regarding water distribution piping.