You’ve seen it. If you’ve ever driven the stretch of Route 31 where Batavia bleeds into Geneva, you’ve definitely seen it. That towering, teal-trimmed ghost of a building with the glowing red letters. It looks like a prop from a 1930s sci-fi movie that someone forgot to take down.
The Campana Building Batavia IL is more than just a local landmark; it’s a weird, beautiful paradox. It was built during the deepest pits of the Great Depression, yet it was meant to scream luxury and "the future." Today, it sits as a mix of a thriving business hub and a crumbling relic. People have strong opinions about it. Some want it turned into high-density housing, while others think touching the glass blocks is basically a crime against history.
Honestly, the real story isn't just about architecture. It’s about a hand lotion empire that basically tricked everyone into buying skincare during an economic collapse.
Why a Hand Lotion Factory Looks Like a Spaceship
Back in 1936, Ernest Oswalt was a genius at marketing. His company, Campana, made something called Italian Balm. It was the best-selling hand lotion in the country, despite the fact that most people were struggling to buy bread. How? He used "The First Nighter Program," a massive radio show, to make his product sound essential.
When he decided to build a new factory, he didn't want a brick box. He hired Frank D. Chase and Childs & Smith to create a Streamline Moderne masterpiece. They used 10,000 glass blocks and turquoise terra cotta tiles.
Innovation that actually worked
This wasn't just for show. The building was one of the first in the United States to be fully air-conditioned. Because of that, the architects didn't bother putting in windows that actually opened. Why would you need a breeze when you have state-of-the-art climate control?
The central tower isn't just a fancy spire, either. It hides a 45,000-gallon water tank. That water was the lifeblood of the air conditioning system and the fire sprinklers.
- Glass Blocks: Used to let in natural light for workers without the heat of direct sun.
- Gravity Flow: Manufacturing started on the third floor. Ingredients were dropped down to the second for mixing. Basically, a giant vertical assembly line.
- The Lobby: Used to have Art Deco friezes of bathing nudes. It was scandalous for Batavia in the 30s.
The 2026 Reality: Who is Actually Inside?
If you walk in today, you aren't going to smell Italian Balm. You’ll probably see someone in a giant mascot head or a Victorian ball gown. All Dressed Up Costumes is one of the most famous tenants, and they’ve been a staple there for years.
But it’s a bit of a "choose your own adventure" inside. There are sports training facilities, small offices, and even a company making bath bombs. It’s a "flex-industrial" space. In 2022, the building was sold to new owners, and as of early 2026, they’re still actively leasing out spaces. You can literally rent a 250-square-foot office there for about the price of a mid-range car payment.
It’s kinda wild. You have this National Register of Historic Places site where people are doing CrossFit and fitting theatrical wigs.
The Apartment Controversy That Won’t Die
Most people searching for the Campana Building Batavia IL are looking for the latest on the housing situation. A few years ago, there was a massive plan to turn the factory into 80 apartments. Most of them were going to be affordable housing.
The town went into a total meltdown.
The Supermajority Snag
The developer, Evergreen Real Estate Group, actually had a 9-5 vote in favor from the city council. But here’s the kicker: a neighbor in Geneva filed a formal protest. Because of a specific zoning law, that protest meant the council needed a "supermajority" (10 votes) to pass it. They didn't have it.
Opponents argued about traffic at the intersection of Fabyan Parkway and Route 31. It’s already a nightmare. Others said the glass blocks weren't "habitable" for humans—imagine trying to hang curtains on a wall of glass blocks.
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As of right now, the apartment plan is dead, but the conversation isn't. The building is roughly 131,000 square feet. Keeping it heated, cooled, and maintained as a half-empty office/industrial space is incredibly expensive. At some point, something has to give.
Is the Building Actually Falling Apart?
Short answer: kinda.
Longer answer: It depends on where you look.
The exterior tiles are iconic, but they’re also fragile. Landmarks Illinois once put it on their "Most Endangered" list. The red neon sign—the one that says "CAMPANA"—is legendary, but parts of it have flickered out or broken over the years. Maintenance on a 90-year-old Art Deco glass tower isn't exactly a DIY job.
The new ownership has put money into the parking lots and some interior upgrades, but a full-scale restoration would cost tens of millions.
Practical Insights for Your Next Drive-By
If you’re planning to visit or just want to know more about the Campana Building Batavia IL, keep these things in mind:
- Don’t just trespass. It is an active business center. You can go in to visit the costume shop or other public-facing businesses, but don't go wandering into the manufacturing wings unless you want a security guard to have a chat with you.
- Look for the Gold Leaf. Above the main entrance, the Campana logo is still there in gold leaf. It’s a rare touch of pre-war craftsmanship that has survived.
- The Night View. The building is best seen at dusk. When the tower lights up, you get a real sense of why people in the 1930s thought this was the peak of human achievement.
- Check the Tenant List. If you’re a small business owner or an artist, they often have "creative office" spaces for rent. It’s probably the only place in the Fox Valley where you can have a "Bauhaus" style office for a reasonable price.
The Campana building isn't a museum. It's a working, breathing piece of Kane County history that refuses to quit. Whether it eventually becomes luxury lofts or stays a quirky home for costume designers, it remains the most interesting thing on Route 31.
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Your Next Steps:
If you want to see the interior without a lease, visit All Dressed Up Costumes during their business hours. It's the easiest way to experience the scale of the glass blocks from the inside. For those interested in the preservation side, check the Batavia Historical Society archives; they have the original 1930s blueprints and marketing materials that show just how high-tech this place was intended to be. Finally, if you're a local commuter, keep an eye on the Batavia City Council agendas—redevelopment talks for large historic sites like this tend to resurface every few years when tax incentives shift.