Fax Transmittal

CITY OF ITHACA 108 E. Green St. — Third Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Division of Planning & Economic Development Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559 E-Mail: [email protected]

ITHACA LANDMARKS PRESERVATION COMMISSION (ILPC)

NOTICE OF MEETING & AGENDA

The regular monthly meeting of the ITHACA LANDMARKS PRESERVATION COMMISSION will be held at 5:30 p.m., Tuesday, July 11, 2017, in Common Council Chambers, Third Floor, City Hall, 108 E. Green Street, Ithaca, NY.

I. PUBLIC HEARINGS

A. 105 Dearborn Pl, Cornell Heights Historic District ― Proposal to Construct a Two-Story, Single- Family Residence on a Vacant Lot B. 55 Ridgewood Rd, Cornell Heights Historic District – Proposal to Construct a Metal Fire Stair from an Existing Fire Escape C. Proposed Historic Landmark Designation – 403 College Ave, The Larkin Building D. Proposed Historic Landmark Designation – 411-415 College Ave, The Chacona Block

II. PUBLIC COMMENT ON MATTERS OF INTEREST

III. OLD BUSINESS  None

IV. NEW BUSINESS  None

V. APPROVAL OF MINUTES  06/13/17

VI. ADMINISTRATIVE MATTERS  936 University Ave, The Foundry, Individual Local Landmark – Proposal to Install a Door

VII. ADJOURNMENT

ACCESSING ONLINE MEETING MATERIALS: Online meeting materials, like applications for a Certificate of Appropriateness and supporting materials, are available electronically via the “Document Center” on the City If youweb sitehave (www.cityofithaca.org/DocumentCenter a disability and would like specific), under "Ithacaaccommodation Landmarks Preservation in order Commission" to participate, > "Applications please contactfor Certificates the Cityof Appropriateness” Clerk’s Office and inat the 274 -6570 by relevant12:00 year/monthp.m., no later folder. than Please 2 dodays not hesitate(not including to contact ourweekends office if you and have holidays) any questions before or you the need meeting. any assistance accessing the meeting materials. You are also always welcome to visit the Planning Division at any time during regular office hours (8:30-4:30, Mond.-Frid.) to view original hardcopy materials. ILPC Meeting – 07/11/17 Resolution – RA

RESOLUTION: Moved by XXX, second by XXX.

WHEREAS, 105 Dearborn Pl. is located in the Cornell Heights Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1989, and as listed on the New York State and National Registers of Historic Places in 1989, and

WHEREAS, as set forth in Section 228-6 of the Municipal Code, an Application for a Certificate of Appropriateness, dated June 27, 2017, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by property owner Elizabeth Ambrose, including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) a narrative drafted by Bero Architecture, PLLC dated June 27, 2017 and titled “Application for Certificate of Appropriateness: Construction of New Residence;” (3) a site plan showing the location of the proposed new construction; (4) four photographs documenting the existing site conditions; (5) five sheets of material and product specifications and paint colors; and (6) five sheets of architectural drawings dated June 2017 and titled “Site Plan Study-2” (SK.01.A), “North Elevation Study” (SK.20), “West Elevation Study” (SK.21), “South Elevation Study” (SK.22), and “East Elevation” (SK. 23), and

WHEREAS, the ILPC has also reviewed the City of Ithaca’s Cornell Heights Historic District Summary Statement, and

WHEREAS, as stated in the narrative Description of Proposed Change(s) the project involves the construction of a two-story, single-family residence, a parking area for seven cars and an associated drive, and the installation of patios, retaining walls, planters, and other hardscape features on the vacant lot at 105 Dearborn Pl., and

WHEREAS, the issuance of a Certificate of Appropriateness is a Type II Action under the New York State Environmental Quality Review Act and the City Environmental Quality Review Ordinance for which no further environmental review is required, and

WHEREAS, the applicant has provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and

WHEREAS, a public hearing for the purpose of considering approval of the Application for a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on July 11, 2017, now therefore be it

RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal:

1 ILPC Meeting – 07/11/17 Resolution – RA As identified in the City of Ithaca’s Cornell Heights Historic District Summary Statement, the period of significance for the area now known as the Cornell Heights Historic District is 1898-1937.

The area now known as the Cornell Heights Historic District is an exceptional intact example of a turn-of-the-century planned residential suburban development placed in an outstanding natural setting along the northern rim of Fall Creek Gorge overlooking the City of Ithaca and the southern tip of Cayuga Lake. The district is characterized by its curvilinear streets plan, lavish landscape features, dramatic geographic setting, and large and small residences in popular residential architectural styles from the late-nineteenth and early-twentieth centuries, including Craftsman, Queen Anne, Prairie and several Revival Styles.

The Cornell Heights Historic District retains a high level of integrity.

The property under consideration is a vacant lot that was recently subdivided from the 109 Dearborn Pl.

In consideration of this and all approvals of proposals for alterations, new construction, or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical, or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-5 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-5B of the Municipal Code, as further elaborated in Section 228-5C, and by the Secretary of the Interior’s Standards for Rehabilitation, and in this case specifically the following principles and Standards:

Principle #3 New construction located within an historic district shall be compatible with the historic character of the district within which it is located.

Standard #9 New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

With respect to Principle #3 and Standard #9, the proposed two-story, single- family residence and associated site work [are/are not] compatible with the historic character of the Cornell Heights Historic District, and more specifically, with the massing, size, scale, and architectural features of the property and its

2 ILPC Meeting – 07/11/17 Resolution – RA environment. Proposed additional language: The two-story height and massing of the proposed new building is consistent with the height and massing of larger contributing resources within the district. Furthermore, its materiality and detailing reflect the quality and characteristics of the neighborhood’s architectural vocabulary.

Also with respect to the Standard #9, the proposed two-story, single-family residence and associated site work [will/will not] be differentiated from surrounding historic structures through the use of contemporary construction techniques and materials. As indicated on the materials submitted on June 27, 2017, exterior materials to be used include: cultured or natural stone (foundation cladding), stained cedar shingles (primary wall cladding), painted and/or stained trim and architectural features, dark gray/black architectural style shingles (roof cladding), aluminum clad wood windows with simulated-divided-lights by Marvin, painted and/or stained wood doors, and Weathered Versa Lok Mosaic in weathered Canyon Creek blend (retaining walls, patios and other hardscape features.

RESOLVED, that, based on the findings set forth above, the proposal [will/will not] have a substantial adverse effect on the aesthetic, historical, or architectural significance of the Cornell Heights Historic District, as set forth in Section 228-5, and be it further,

RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal [meets/does not meet] criteria for approval under Section 228-5 of the Municipal Code, and be it further

RESOLVED, that the ILPC [approves/denies] the Application for a Certificate of Appropriateness with following conditions:

 Any changes required by other involved agencies to the approved plans will be resubmitted to the ILPC for review and approval.

RECORD OF VOTE: Moved by: 0 Seconded by: 0 In Favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

Notice: Failure on the part of the owner or the owner’s representative to bring to the attention of the ILPC staff any deviation from the approved plans, including but not limited to changes required by other involved agencies or that result from unforeseen circumstances as construction progresses, may result in the issuance by the Building Department of a stop work order or revocation of the building permit.

B E R O ARCHITECTURE PLLC ARCHITECTURE SUSTAINABILITY PRESERVATION

Thirty-Two Winthrop Street, Rochester, New York 14607 585-262-2035 | [email protected]

June 27, 2017

RE: Application for Certificate of Appropriateness Construction of New Residence 105 Dearborn Place Ithaca, NY 14850

Presentation: The following was prepared and submitted for the Design Guidance Meeting in June and has been modified to reflect comments from the Board and further development of the project by the design team,

Key Precepts 1. The new single-family residence is designed in the Craftsman style to be compatible with the surrounding historic building fabric. “A wide range of architectural styles is present in the district, including Queen Anne, Romanesque Revival, Spanish Eclectic, Tudor Revival, Prairie, and Craftsman.” 1 2. The new single-family residence falls well within local zoning and state building code requirements. 3. The project is consistent with the original intent of the development of the Cornell Heights suburb. “The development of Cornell Heights was strictly a private venture – private property being improved by private enterprise and private money.” 2

A. Project Program Goals a. Improve the lot with a two story single-family residence compatible with the character of the Historic District. i. Provide 12 bedrooms for aging adults. ii. Adults will prepare and eat meals together in a shared kitchen and dining area, engage in joint decision-making, garden and relax together in shared outdoor and indoor living spaces. Some couples will share a bedroom; therefore the maximum number of people who will live in this home is 16. b. Develop the vacant property with landscaping appropriate for the neighborhood. i. Retain mature, healthy trees at the interior property lines, to privatize and separate this property from adjacent residences. Develop gardens and layered plantings around the house with canopy and flowering trees and understory shrubs and perennials. Develop landscape and

1 Cornell Heights Historic District section of The City of Ithaca historic District and Landmark Design Guidelines, 2013 2 Cornell Heights Historic District National Register Nomination, 1986

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aesthetically enhance streetscape “curb appeal,” create pleasing garden views to and from the house, and provide secluded private outdoor spaces for resident enjoyment and use. ii. Set the residence back from and enhance landscaping along Wyckoff, to create privacy and screening along the most prominent publically visible side.

B. Project Team 1. Elizabeth Classen Ambrose, Owner. 2. Bero Architecture PLLC a. Specialized Historic Preservation practice b. Bero Architecture PLLC staff are qualified in “History”, “Architectural History,” “Architecture,” and “Historic Architecture” under the criteria established by 36 CFR 61, per Federal Register, Vol. 48, No. 190., and the firm always endeavors to comply with the Secretary of the Interior's “Standards for Rehabilitation.” c. John Page, Senior Architect. 3. Paula H. Horrigan, Landscape Architect and Cornell University Emerita Professor of Landscape Architecture a. Landscape architectural design. 4. TG Miller, P.C. Engineers and Surveyors a. Andrew J. Sciarabba, P.E.

C. General Project Description 1. Cornell Heights National Register District description and distinctive characteristics a. Early 20 th Century planned residential subdivision. b. Topography – plateau overlooking Ithaca. c. Curvilinear street plan following contour of the terrain. d. Lavish foliage. e. Predominantly residential. f. Individualized home design (not standardized as was typical of planned developments). g. Building lots and density differ markedly in size and orientation in response to the varied terrain. h. Broad range of early 20 th century architectural styles are represented. Buildings vary widely in style, scale, and level of detail / embellishment. 154+/- contributing principal buildings in the district. Approximately 40 homes are identified as Colonial Revival or a blend of Colonial Revival and another period style.

2. 105 Dearborn Place: Property description and distinctive characteristics a. Property recently subdivided from 109 Dearborn Place. The new sub-division is close to the original lot sub-division preceding the combination of the lot with 109 Dearborn Place during its ownership by Cornell University.

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b. The Wyckoff School, a temporary 3-room building, stood from 1923 to the mid-1930’s on the lot’s southwest corner It was demolished after its sale to the Paleontological Research Institution (PRI). The structure at 109 Dearborn Place (originally 126-1/2 Kelvin Place) was constructed by Cornell University Professor Gilbert D Harris who owned 126 Kelvin Place. c. A pie shaped corner lot converging to a point at its southwest corner and fanning out along the curve of Wyckoff Avenue and Dearborn Place. The property has high visibility and presence along two street-facing sides. d. Existing vegetation includes large lawn with hedgerows that run along the south and northeast property lines and contain deciduous trees varying in size and maturity, from small scrub saplings to canopy scale. e. Property is topographically elevated at its shared boundary with 109 Dearborn Place and gently slopes to the southwest corner of the lot. f. Neighborhood sidewalk and tree lawn along Dearborn Place and Wyckoff Avenue. There are a few trees in the tree lawn near the southwestern corner of the property.

3. 105 Dearborn Place: Proposed building description and distinctive characteristics a. Two -story, front-facing L plan, cross-gable roof. i. Cultured or cut stone clad foundation with stained wood shingle siding above. ii. Asphalt shingle roof with broad eaves and exposed rafter tails. Timber wood brackets are provided on the gable ends. iii. Mix of 8/8, 6/6, 4/4, and 3/3 double-hung windows depending on size and location. iv. Main façade is asymmetrically arranged with symmetrical grouping of a recessed half-width front porch with tapered square wood columns and decorative railing beneath a small recessed second floor porch beset by pairs of windows to the left and an asymmetrical arrangement of windows to the right with another small recessed second story porch. Steps centered on the front porch lead to the main entry door. A porte- cochere projects beyond to the left (north) sheltering the driveway adjacent to the recessed front porch providing a covered accessible entrance. v. The secondary façade (facing Wyckoff Avenue) is symmetrically arranged beneath a broad cross-gable with two projected window bays at the first floor and a recessed second story porch beset by two pairs of hooded windows. Due to the sloping site full height windows and doors at the basement level lead to a recessed garden level patio area.

4. Zoning Analysis. a. Zoning District: R2a. b. Building footprint: 4,150 square feet (includes porches). c. Building Area: Two story building with full basement.

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i. Basement: 3,527 sf ii. First Floor: 3,640 sf + 670 sf open porches iii. Second Floor: 3,763 sf + 332 sf open porches d. Building Height: 29’-0” Average (35’ permitted). i. Average for all facades from average grade plane to center of gable roof. e. Lot Coverage (includes porte cochere and raised patio): 5,271 square feet (5,826 square feet permitted). f. Setbacks: i. Front: 25 feet ii. Side: 10 feet iii. Rear: 42.5 (calculated). iv. The proposed building exceeds the side and rear yard setback requirements. The building is at the front yard setback. g. Parking: i. Based on the number of bedrooms Zoning requires nine parking spaces (one is permitted to be double parked behind). ii. We have shown nine parking spaces, six in the rear yard and three along the sideyard drive. iii. Knowing that the required parking can be provided we would like to use a porous concrete grid pavement system that permits grass to grow in the secondary parking spaces because the nine required spaces will not be necessary for this building, as it will be used. 1. Residents of 105 Dearborn Place will have access to 3 communal vehicles, parked off-site, as part of a car-share program. They will not own personal vehicles requiring off-street parking. 2. Off-street parking for up to 4 staff anticipated for this residence is provided at the First Congregational Church on Highland Road and by AGR Fraternity on Wyckoff Avenue. iv. Required parking is primarily located in the Rear Yard. We are developing a landscape plan in accordance with the Landscape Compliance Method to submit to the Planning and Development Board. 1. An existing 6-foot high board on board fence provides opaque separation from the adjacent rear property. 2. Screening landscaping will provide additional visual screening and enhance this area. 5. Building Materials a. Foundation Stone: Cultured or cut natural stone facing – example: gray blend fieldstone – Photo provided. b. Wall Shingles and Trim: i. Shingles - Stained cedar shingles – 6-7 inch exposure. ii. Trim – 1x and traditional wood – painted. iii. Front Porch Columns – Tapered wood – painted. iv. Porte Cochere Framing – wood heavy timber – stained.

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v. Shed roof, gable end roof, and Bay brackets – shaped heavy timber – stained. vi. Rafter tails – shaped wood – stained. vii. Porch railings – 1x wood with cut-out – painted. viii. Shingles – dark gray/black architectural blend. ix. Windows – Marvin clad wood double-hung with simulated divided lites. x. Doors – Wood panel – painted or stained. xi. Raised and recessed patio walls – Weathered Versa Lok Mosaic – weathered Canyon Creek blend.

6. Compatibility: Design in compliance with the City of Ithaca Historic District and Landmark Design Guidelines for New Construction a. Cornell Heights Historic District: i. The distinguishing characteristics of the district are the stepped and rolling topography, curvilinear drives, lush vegetation, and eclectic mix of large and small, single and multi-family residential buildings. ii. The Cornell Heights Historic District includes a wide variety of building styles and lot density. iii. At the completion of the proposed project these characteristics will remain and be enhanced by the new building and improved landscaping. 1. District topography will be maintained. 2. Curvilinear drives will be retained. 3. Lush vegetation will be retained and enhanced. 4. The new building is a large residence that is consistent with the setting, scale, and styles present throughout the historic district.

b. 105 Dearborn Place : Property i. The distinguishing characteristics of the property are broad curved perimeter at the street, slope to the southwest, and hedgerow trees along the northeast and south property lines. ii. At the completion of the proposed project these characteristics will remain and be enhanced. 1. Northeast and south property mature, healthy hedgerow trees will be retained and supplemented with additional trees, understory shrubs and plants and compatible landscaping to retain and further develop screening. 2. Grade to the south and west will remain substantially the same with grade along the northern property line slightly modified to accommodate the new construction and driveway. 3. A recessed garden level patio toward Wyckoff provides a private landscaped outdoor space for the residences. This area will be screened with plantings to enhance the sense of privacy – evergreens toward the patio, flowering trees toward the street. An informal path connecting the raised patio and Wyckoff

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sidewalk is planned for the residents use. The path will be provided with a simple wood gate. 4. Landscaping and walks will be added to lead to the new residence’s front door and along the southern portion of the property. Street trees will be added along Wyckoff and Dearborn arranged to frame the entrance. 5. A new driveway will run along the eastern property line connecting to a small parking area concealed from view by the proposed residence and screened from adjacent resicences by fencing and landscaping. iii. This property is at a transitional corner between the grand residences, generally to the north and the more modest residences, generally to the south. iv. The property, with the proposed new construction, retains a large landscaped area and is similar in size and lot coverage to numerous existing properties in the Cornell Heights Historic District.

c. 105 Dearborn Place : House i. Placement: The property of the proposed new residence sits at a transition between the larger more suburban-scaled lots of the northern portion of the historic district and smaller more urban-scaled lots with higher lot coverage of the southern portion of the historic district. The property’s unique position at this neighborhood scale threshold was taken into consideration when designing the proposed residence. 1. The proposed residence is similar in scale to the more grand residences in the northeastern portion of the neighborhood. 2. The proposed residence has a 25-foot front yard setback in keeping with the closer setbacks seen along Heights Court and Wait Avenue to the south. The significantly larger setback along Wyckoff is in keeping with properties north and west along that avenue. ii. Orientation: The primary/front façade of the proposed residence is parallel to the street (Dearborn Place) similar to the majority of the historic homes in the district. A walk leads from the public sidewalk directly to the front entry. iii. Scale: The proposed house is a two-story front-facing L plan structure. This size and form is consistent with new construction and historic homes found throughout the district. iv. Composition: The proposed house is primarily asymmetrical with a broad horizontal form. A symmetrical bayed arrangement is used to emphasize the façades beneath the cross-gables at the terminal ends of the L form plan. v. Roof Form: The proposed residence has a lower pitched cross gabled roof with intermittent shed dormers, open eaves, and exposed rafter

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tails. This roof is consistent with standard Craftsman Style design elements and in keeping with similarly styled historic residences in the district. “Craftsman buildings also vary to a large degree in their individual treatment. Overall, however, they share common features typical of the style, including low-pitched or moderately pitched gabled roof and open eaves with exposed or extended roof rafter overhanging wall surfaces.” 3 vi. Foundation: The wood shingle siding of the proposed residence terminates at a masonry belt course of consistent height raised above grade and just below the finish floor level of the interior. The sloping site gradually exposes several feet of the foundation wall at the west facade. The degree to which the foundation is exposed is similar to the homes along to east side of Wyckoff Avenue that are sited on sloping sites and are directly to the north of the property. vii. Footprint: The proposed residence meets Zoning law lot coverage requirements. Its lot coverage is similar to the grander residences to the north, but less than the denser and more modest residences to the west and south. viii. Height: The proposed residence is a two-story structure with a pitched roof. The majority of the residences are two-stories in height often with attic spaces above in the space provided by their pitched roofs. ix. Materials: The proposed residence is to be clad in wood shingle siding with wood or cement-composition trim and millwork. The foundation and piers of the porch are to be clad in stone veneer. These natural materials are consistent with and typical of Craftsman Style design, and are compatible with the materials used to construct the historic buildings in the district. “The predominant building material present throughout the district is stucco although many of the earlier buildings erected prior to 1910 feature a combination of clapboard on first floors and coursed wood shingles on upper floors and in gables and dormers. Perhaps the most frequently employed combination of materials is stucco and shingle,” 4 x. Fenestration: The fenestration of the proposed residence is arranged in a combination of single openings and assembled groupings that are evenly distributed across the facades of the building. Higher concentrations of openings at the first floor are necessary for and indicative of the public rooms within.

3 “Cornell Heights Historic District,” National Register of Historic Places, National Park Service, Section 7: p 6, 1989. 4 “Cornell Heights Historic District,” National Register of Historic Places, National Park Service, Section 7: p 4, 1989.

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7. Summarize a. Through careful design, a sensitivity to the distinguishing characteristics of the Historic District, the characteristics of the existing property, and the tenets promulgated by the Secretary of the Interior’s Standards for Rehabilitation we are proposing site improvements and a new building that meet governmental regulations, including the criteria administered by the ILPC, while improving the property and maintaining the district’s historic character.

Bero Architecture PLLC 8 13154.ILPC Application Review.105Dearborn.17717.doc 109 Dearborn Asphalt Shingle June 2017

13154.AsphaltShingles.17717.docx 109 Dearborn Place Stone Selection June 2017

13154.Stone.17717.docx 109 Dearborn Place Stain and Paint Colors June 2017

13154.Stain.Paint.Colors.17717.docx

ILPC Meeting – 07/11/17 Resolution – RB

RESOLUTION: Moved by XXX, seconded by XXX.

WHEREAS, 55 Ridgewood Rd is located in the Cornell Heights Historic District, as designated under Section 228-3 of the City of Ithaca Municipal Code in 1989, and as listed on the New York State and National Registers of Historic Places in 1989, and

WHEREAS, as set forth in Section 228-4 of the Municipal Code, an Application for a Certificate of Appropriateness, dated June 26, 2017, was submitted for review to the Ithaca Landmarks Preservation Commission (ILPC) by Bruce Fearon of Accufab, Inc. on behalf of property owner Pi Kappa Phi Properties, Inc., including the following: (1) two narratives respectively titled Description of Proposed Change(s) and Reasons for Changes(s); (2) five photographs showing existing conditions; (3) a site plan showing the location of the proposed alteration; and (4) two sheets of drawings illustrating the proposed alteration, and

WHEREAS, the ILPC has also reviewed the New York State Building-Structure Inventory Form for 55 Ridgewood Rd, and the City of Ithaca’s Cornell Heights Historic District Summary Statement, and

WHEREAS, as stated in the narrative Description of Proposed Change(s), the project involves the construction of a metal fire stair from an existing fire escape to grade on the south elevation, and

WHEREAS, the applicant (has/has not) provided sufficient documentation and information to evaluate impacts of the proposal on the subject property and surrounding properties, and

WHEREAS, a Public Hearing for the purpose of considering approval of the Application for a Certificate of Appropriateness was conducted at the regularly scheduled ILPC meeting on July 11, 2017, now therefore be it

RESOLVED, that the ILPC has made the following findings of fact concerning the property and the proposal:

As identified in the City of Ithaca’s Cornell Heights Historic District Summary Statement, the period of significance for the area now known as the Cornell Heights Historic District is 1898-1937.

1 ILPC Meeting – 07/11/17 Resolution – RB As indicated in the New York State Building-Structure Inventory Form, 55 Ridgewood Road was constructed circa 1918 in the English Revival style. It was originally known as Green Trees and was the home of Frank L. Morse, president of Morse Chain. The inventory form states that Morse commissioned Walter Burley Griffin, the well-known Prairie style architect, to design the house, but Griffin did not complete the commission. Instead, the home was designed by the New York architectural firm of Trowbridge and Ackerman, designers of Killenworth, the George DuPont Pratt house in Glen Cove, NY, and of the 1916 addition to Harvey Firestone’s estate, Harbel Manor, in Akron, OH.

Constructed within the period of significance of the Cornell Heights Historic District and possessing a high level of integrity, the property is a contributing element of the Cornell Heights Historic District.

The construction of a fire stair from the existing fire escape is required by recent updates to the New York State Building and Fire Codes.

In consideration of this and all approvals of proposals for alterations, new construction, or demolition in historic districts, the ILPC must determine that the proposed exterior work will not have a substantial adverse effect on the aesthetic, historical, or architectural significance and value of either the landmark or, if the improvement is within a district, of the neighboring improvements in such district. In considering architectural and cultural value, the Commission shall consider whether the proposed change is consistent with the historic value and the spirit of the architectural style of the landmark or district in accordance with Section 228-6 of the Municipal Code. In making this determination, the Commission is guided by the principles set forth in Section 228-6B of the Municipal Code, as further elaborated in Section 228-6C, and by the Secretary of the Interior’s Standards for Rehabilitation, and in this case specifically the following principles and Standards:

Principle #2 The historic features of a property located within, and contributing to the significance of, an historic district shall be altered as little as possible and any alterations made shall be compatible with both the historic character of the individual property and the character of the district as a whole.

Standard #2 The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features and spaces that characterize a property will be avoided.

2 ILPC Meeting – 07/11/17 Resolution – RB Standard #10 New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

With respect to Principle #2, Standard #2, and Standard #9, the construction of a fire stair from the south elevation’s existing fire escape (will/will not) remove distinctive materials (but will/and will not) alter features and spaces that characterize the property. [If “will” describe feature or space and how it will be inappropriately altered]

Also with respect to Principle #2, and Standard #9, the proposed fire stair (is/is not) compatible with the massing, size, scale, and architectural features of the property and its environment. Proposed additional language: The ILPC notes that the existing fire escape is an existing incompatible, but necessary, alteration to the building. The addition of the fire stair to this structure will not significantly change the aesthetic quality of the fire escape nor make the structure less compatible with its historic environment.

With respect to Standard #10, the fire stair (can/cannot) be removed in the future without impairment of the essential form and integrity of the historic property and its environment. [if “cannot”, describe why it cannot]

RESOLVED, that, based on the findings set forth above, the proposal (will/will not) have a substantial adverse effect on the aesthetic, historical, or architectural significance of the 55 Ridgewood Rd and the Cornell Heights Historic District, as set forth in Section 228-6, and be it further,

RESOLVED, that the Ithaca Landmarks Preservation Commission determines that the proposal (meets/does not meet) criteria for approval under Section 228-6 of the Municipal Code, and be it further

RESOLVED, that the ILPC (approves/denies) the Application for a Certificate of Appropriateness.

RECORD OF VOTE: Moved by: 0 Seconded by: 0 In Favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

3 ILPC Meeting – 07/11/17 Resolution – RB circumstances as construction progresses, may result in the issuance by the Building Department of a stop work order or revocation of the building permit.

ILPC Meeting 07/11/17 Resolution – RC-1

RE: Local Designation of 403 College Avenue- Lead Agency

RESOLUTION: Moved by XXX, seconded by XXX.

WHEREAS, State Law and Section 176.6 of the City Code require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and

WHEREAS, State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and

WHEREAS, the proposed designation of the Larkin at 403 College Avenue is a "Type II Action" pursuant to the New York State Environmental Quality Review Act and is an "Unlisted Action" under the City of Ithaca Environmental Quality Review Ordinance, now, therefore, be it

RESOLVED, that the Ithaca Landmarks Preservation Commission does hereby declare itself lead agency for the environmental review of the proposed designation of the Larkin Building at 403 College Avenue.

RECORD OF VOTE:

Moved by: 0 Seconded by: 0 In Favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

ILPC Meeting 07/11/17 Resolution – RC-2

RE: Proposed Local Designation of the Larkin at 403 College Avenue - Environmental Determination

RESOLUTION: Moved by XXX, seconded by XXX.

WHEREAS, the Ithaca Landmarks Preservation Commission is considering a recommendation to Common Councel the local historic landmark designation of the Larkin Building at 403 College Avenue, and

WHEREAS, appropriate environmental review for the designation of the Larkin Building at 403 College Ave been conducted, including the preparation of a Short Environmental Assessment Form (SEAF), and submitted for review to the Conservation Advisory Council, and

WHEREAS, the proposed action is a "Type II Action" under the New York State Environmental Quality Review Act (Sec. 617.5(C)(30) and an "Unlisted Action" under the City Environmental Quality Review Ordinance, (CEQR Sec. 176-2), and

WHEREAS, the Ithaca Landmarks Preservation Commission, acting as Lead Agency, has reviewed the SEAF, dated May 3, 2017 and supplemental information, and has determined that designation of the individual landmark will not have a significant effect on the environment and that further environmental review is unnecessary, now, therefore, be it

RESOLVED, that this resolution constitutes notice of this negative declaration and that the City Clerk is hereby directed to file a copy of the same, together with any attachments, in the City Clerk’s Office, and forward the same to any other parties as required by law.

RECORD OF VOTE: Moved by: 0 Seconded by: 0 In favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

ILPC Meeting – 07/11/17 Resolution - RC

RE: Local Landmark Designation of the Larkin Building, 403 College Avenue

RESOLUTION: WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Ithaca Landmarks Preservation Commission (ILPC) may designate landmarks and districts of historic and cultural significance, and

WHEREAS, a public hearing held on Tuesday, July 11, 2017, for the purpose of considering a proposal to designate the Larkin Building at 403 College Ave as a City of Ithaca landmark has been concluded, and

WHEREAS, the ILPC has reviewed the New York State Building & Structure Inventory Form dated August 1, 2012, including the Narrative Description of Property and the Narrative Description of Significance prepared by the Secretary of the Commission, L. Truame, based on materials submitted to the ILPC in 2012 by Sara Johnson and Kristen Olsen of Historic Ithaca, Inc., with Mary Raddant Tomlan, City Historian,, and

WHEREAS, the proposal is a Type II action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and

WHEREAS, consideration of the Larkin Building as an historic resource was introduced in a report prepared by Mary Tomlan and John Schroeder on June 14, 2009 entitled Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features, and

WHEREAS, the Collegetown Urban Plan & Conceptual Design Guidelines, endorsed by Common Council in August, 2009, recommends that “historically significant resources within the entire Collegetown Planning Area which merit designation as local landmarks, but which currently have no such protection, should be identified by the Ithaca Landmarks Preservation Commission and designated by Common Council, and

WHEREAS, based on the information provided in the Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features document and the recommendation from the Collegetown Urban Plan & Conceptual Design Guidelines, the ILPC conducted an intensive- level survey of twelve properties within the Collegetown Planning Area that appeared to meet the eligibility requirements for local designation as set forth in Section 228-3B of the Municipal Code in 2012 , and

WHEREAS, the New York State Historic Resource Inventory Form, which is being used as the basis for considering the designation of 403 College Ave, was prepared as part of the aforementioned intensive-level survey, and

WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an individual landmark as follows:

Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Larkin Building

1. Possesses special character or historic or aesthetic interest or value as part of the cultural, political, economic, or social history of the locality, region, state, or nation; or

2. Is identified with historically significant person(s) or event(s); or

3. Embodies the distinguishing characteristics of an architectural style; or

4. Is the work of a designer whose work has significantly influenced an age; or

5. Represents an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics.

RESOLVED, that the Commission adopts as its own, the documentation and information more fully set forth in the expanded New York State Building Structure Inventory Form dated August 1, 2012, and be it further

RESOLVED, that the Commission has made the following findings of fact concerning the proposed designation.

As described in the Narrative Description of Significance portion of the New York State Historic Resource Inventory Form prepared by L. Truame and dated August 1, 2012, the Larkin Building and the adjacent areas that are identified as tax parcel #64.-2-29, is a structure deemed worth of preservation, by reason of its value to the city as a enumerated below:

Per criterion 1, the Larkin Building possesses special historical and aesthetic interest as a part of the development, heritage and cultural characteristics of the City of Ithaca through its close association with the development and growth of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking housing in close proximity to Cornell University, and for its role in the development of Collegetown as an urban neighborhood separate from downtown Ithaca and with its own distinct character.

As described in the Narrative Description of Significance, Cornell University offered few lodging opportunities for its students, faculty and staff when it open in 1868. As a result, boarding and rooming houses as well as many student-oriented service industries were established in close proximity to the university starting in the 1870s and 1880s. By the first two decades of the 20th century, preference in the rental housing market in Ithaca, particularly among the faculty and staff living in the area that would become known as Collegetown, had shifted away from single-room rentals like those found in the boarding and rooming houses to flat-style apartments—a urban-housing mode that contained kitchen, bathroom and living areas in one private unit. Built in 1913, the Larkin was of the first mixed-use mercantile-residential 2 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Larkin Building

buildings to be constructed near the University to meet this demand. Its ground-floor commercial spaces housed businesses that catered to the ever growing student population, including the Larking Bros. grocery store, while the upper-story flats provided independent housing opportunities for professionals living in Collegetown.

The Narrative Description of Significance further notes that the construction of the Larkin Building at 403 College Ave contributed to the transformation of the area that would become Collegetown from an extension of the downtown to a vibrant neighborhood with a distinct identity. Along with the Chacona Block and Sheldon Court, the Larkin Building was one of the first mixed-use commercial-style buildings constructed on College Avenue. Its completion marked the beginning of the gradual urbanization of the 400 block of that street, a process that allowed the street to become the commercial and housing center of a neighborhood centered almost exclusively on the needs of the university population.

Per criterion 2, the Larkin Building is identified with historically significant person(s) or event(s) through its association with the Larkin family.

As noted in the Narrative Description of Significance, the Larkin family owned multiple grocery and variety stores in the Collegetown from 1889 to 1940. Edward Larkin, an Irish immigrant and laborer, established the family’s first grocery store on Eddy Street in 1890 or 1901. After the completion of their namesake building in 1913, Walter F. and John J. Larkin opened the second grocery business on College Ave, indicating the growing need for grocery suppliers in the neighborhood to service the boarding houses and fraternities as well as the residents living in self-contained apartment units.

Per criterion 3, the Larkin Building embodies the distinguishing characteristics of an architectural style.

The Larkin Building is a good local example of the commercial form of the Renaissance-Revival Style. Although the first floor has been significantly altered, the upper stories of the Larking Building still possess important characteristics indicative of this architectural style, including the segmental- arch-capped three-story pilasters with simple limestone bases and ionic capitals, the segmental-arched window openings in the fourth and fifth stories, and the alternating single and double brackets extending the full height of the fifth story, forming the building’s cornice.

RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that based on the findings set forth above, the Larkin Building meets criterion 1, 2, and 3 defining a

3 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Larkin Building

Local Landmark as set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, and be it further

RESOLVED, that the Commission hereby recommend the designation the Larkin Building at 403 College Avenue as a City of Ithaca landmark.

RECORD OF VOTE: Moved by: 0 Seconded by: 0 In favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

4 Narrative Description of Property: Larkin Building, 403 College Avenue, Ithaca

The Larkin Building is a five-story, commercial-style, brick-clad building constructed in 1912- 13 in the Renaissance Revival style. Above the ground floor storefronts, the building’s principal façade is clad in gray-white brick. Decorative elements include stone Ionic capitals on brick pilasters, corbelled brick arches, simple stone window sills and lintels, and a series of barrel arch windows on the fifth story. Large decorative brackets extend almost the full height of the fifth story. The building is located on the northernmost block of College Avenue near the south entrance to Cornell University. It is among the earlier commercial-style buildings constructed on College Avenue to provide both rental apartments and commercial space. ------

The Larkin Building, also known as the Larkin Block, is located at 403 College Avenue, on the east side of College Avenue near the intersection with Dryden Road. This five-story representative of the commercial, Renaissance-Revival Style is a mixed-use building with commercial space in the two ground floor storefronts and apartments in the upper stories. The Larkin Building and the Chacona Block, located in the same commercial row, were constructed in the early twentieth century and set the tone for the late-twentieth century buildings that complete the block today. Neighboring wood-frame buildings were replaced by these newer commercial buildings, appropriately-scaled and complimentary to the historic Chacona and Larkin buildings as well as their neighbor across the street, Sheldon Court.

Directly across College Avenue to the west are late-twentieth century mixed-use commercial buildings. Sheldon Court and Cornell’s Schwartz Center for the Performing Arts are located at the north end of the west side of College Avenue. Late-twentieth century commercial buildings are on the southeast corner of College Avenue and Dryden Road and directly behind the building on the east side of Dryden Road. Further south, the 100 and 200 blocks of College Avenue are former single-family homes converted to student apartments, except for the Grand View House at 209 College Avenue, the last surviving of Collegetown’s great boardinghouses.

The Larkin Building is constructed of hollow clay tile and brick with a concrete foundation. The building’s principal, west, façade consists of six bays. The first-story is clad in red brick that is consistent with the contiguous buildings, but not original to the building. The two recessed center bays contain doors leading to the upper-story apartments and the restaurant occupying the south storefront. The two bays on each side of the center bay contain full-height aluminum- framed windows. The first-story windows and doors are all non-historic; the date of these alterations in not known but appears to be after the Triangle Book Shop moved from the building in 1990. During its occupation by the Triangle Book Shop, the entrance to the store was through the northernmost bay, but it is not known where the primary storefront entrance was at the time of construction in 1913.

The current storefront signage consists of a first-story awning extending almost the full width of the building, shared by a coffee shop, restaurant, and basement lounge, all under the same ownership. Earlier businesses mounted signs on the second story that projected over the sidewalk. The Triangle Book Shop sign was mounted between the first and second northernmost windows, above the entrance. The previous occupant, Egan’s IGA, mounted its sign between the two center windows.1

The six-bay upper stories are clad in light gray-white brick. Pilasters separate the second and third bays and the fourth and fifth bays. The simple gray sandstone bases of the pilasters rest on the top of the first story and the pilaster’s sandstone Ionic capitals line up with the soldier brick lintels above the fourth story window. Corbelled segmental arches formed by rows of soldier bricks span the spaces between pilasters and also between the pilasters and the slightly projecting exterior corners of the building.

The second, third, and fourth story window openings contain 1/1 non-historic windows with gray sandstone sills. The second and third story windows have simple sandstone lintels. The sills and lintels create the appearance of stringcourses across the façade. Though the windows are

1 New York State Building-Structure Inventory Form photograph for 403 College Avenue, 1975; Tompkins County Department of Assessment, Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY; Map of 403 College Ave., Ithaca, NY, April 9, 1955, included in deed book 377, page 212, Office of the Tompkins County Clerk, Ithaca, NY. replacements, a ca. 1954 photograph shows what appear to be similar 1/1 sash, possibly the building’s original windows.

A narrow band of sandstone caps the fourth story and a row of six cornice-line, barrel arch window openings defines the slightly recessed fifth story. The windows are framed in the same gray-white brick as the rest of the façade, with soldier bricks creating the barrel arches. The existing non-historic window sash replaced original fanlight-topped windows. Alternating paired and single brackets extending the full height of the fifth story and separate each bay. The paired brackets are located on the projecting exterior edges and above the pilasters, continuing the vertical emphasis created by those elements.2

The building’s south and east façades are generally not visible from the street due to the position of neighboring commercial buildings. The stucco-clad north façade of the Larkin Building is exposed in an alley between the Larkin Building and the building to the north. The entrance to the alley is framed by a band of red brick topped with gray stone extending from the top of the neighboring building’s first story to the top of the Larkin Building’s red brick first story and the simple sandstone base of the second story.

Narrative Description of Significance: Larkin Building, 403 College Avenue, Ithaca

The Larkin Building is significant for its close association with the growth and development of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking to reside in proximity to the campus, and for its role in the development of Collegetown as an urban neighborhood separate from downtown Ithaca and with its own distinct character. Built in 1912-13 as a mixed-use, fire- resistant, commercial-style building replacing an earlier wood boardinghouse, the construction of the Larkin Building on the block of College Avenue adjacent to the entrance to Cornell University was part of a larger movement toward establishing College Avenue as the center of Collegetown. It has architectural significance as an example of the early-twentieth century commercial Renaissance Revival Style.

The Larkin Building has additional local significance for its association with John J. and Walter F. Larkin, whose family owned multiple grocery and variety stores in Collegetown from 1889 to 1940, and for its association with the Triangle Book Shop, a bookstore located on College Avenue from 1903 to the late 1990s, and in the Larkin Building from 1965 to 1990.

2 Tompkins County Department of Assessment, Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY ------The area now called Collegetown was settled relatively early due to the abundant waterpower provided by Cascadilla Creek. In 1827 Otis Eddy, for whom Eddy Street is named, established his cotton mill on the current site of Cascadilla Hall. Eddy had already constructed a dam in Cascadilla Gorge to direct water to his millpond. Called Willow Pond, it endured until the 1890s, crossed by Huestis Street immediately north of the Larkin Building.

Along with the rest of Collegetown and much of the present-day city of Ithaca, the Larkin Building property was part of the extensive holdings amassed by Simeon DeWitt following the allotment of lands within the Military Tract. Much of the land on East Hill was farmed or grazed during the early 19th century, and in 1857 the DeWitt farm north of Cascadilla Creek was purchased by Ezra Cornell, who would go on to donate 200 acres for the campus of his namesake university. To the south of the creek, much of present-day Collegetown was part of the 21-acre John and Samuel Giles estate. Possibly anticipating commercial and residential development after the opening of Cornell University in 1868, the Giles heirs divided the estate into urban-size parcels and sold them in the 1870s. The Larkin building is on lot #2 of the Giles estate.3

The shortage of student housing that continues to affect Cornell today began as soon as the University opened in 1868, when the only lodging offered by the school was in Morrill Hall, the first campus building, or in Cascadilla Hall, a repurposed building designed (though never used) as a water-cure sanitarium located at the north end of Eddy Street on the south side of the Cascadilla Creek gorge. Students and professors who did not lodge on campus rented rooms in homes downtown and endured multiple daily treks up East Hill before omnibus service to Cascadilla Hall began in 1876.

When Walter F. and John. J. Larkin purchased 403 College Avenue from Sylvester Eckler on July 27, 19114, the property included a two-and-a-half story wood frame house previously operated by Eckler as a rooming house. The fourteen-room house, which evidence suggests was constructed between 1898 and 1904, was advertised by Eckler for rent, partially furnished, in June 1911.5 Rather than demolish this building, the Larkins chose to move the existing house to a lot on Linden Avenue, possibly 230 or 232 Linden Avenue. On October 3, 1912, the Ithaca Daily Journal reported that the city approved the move of the house with the following conditions: the Larkins were to move the house in three days, the work would be supervised by

3 Map of a Part of the Giles Estate, January 1876. Office of the Tompkins County Clerk, Ithaca, NY. 4 Deed of July 27, 1911 conveying 403 College Avenue to Walter F. and John J. Larkin from Sylvester Eckler, book 177, page 98, Office of the Tompkins County Clerk, Ithaca, NY. 5 Sanborn fire insurance maps of Ithaca, 1898 and 1904; Ithaca Daily News June 5, 1911. the building commissioner, the Larkins were responsible for any damage to other properties, and they were required to remove and replace overhead wires along the moving route.6

Prior to opening their College Avenue business, the Larkin family operated grocery stores on Eddy Street. Edward Larkin, an Irish immigrant and laborer, established the first of these businesses in 1890 or 1891.7 A 1907 fire damaged several Eddy Street buildings, including the locations of the John A. Chacona Candy Company store, the Student Agencies laundry, and a men’s clothing shop. It is not known whether this fire damaged the Larkin’s Eddy Street business, but both the Larkins and the Chacona family built new commercial buildings along College Avenue between 1911 and 1913. The modern rooming houses and mixed-use apartment buildings constructed in the early 1900s – Sheldon Court, the Chacona Block, the Larkin Building and others – were constructed of fire-resistant materials, heated with steam, and illuminated with electric lights to reduce the danger of fire.8

In November 1912, it was reported that the Larkins were planning to build a four-story building on the College Avenue site, to be constructed of brick and hollow terra cotta block, and projected to cost $40,000. The ground floor would be divided into two store spaces and the three upper floors would be designed for apartments. At the time of the report, no architect was named for the building, and the Larkins had not hired a contractor, but by January 1913, excavations had begun on the site.9

The Larkin Building was one of many construction projects in Ithaca in 1912-1913, and in September 1912, the Ithaca Daily Journal reported a local labor shortage. The Driscoll Bros. contracting firm had four large construction projects underway in at the time – Ithaca High School, the City Hospital, Cornell’s Prudence Risley Hall, and the Realty Company Building. Cornell’s Cascadilla Hall was also being rehabilitated for use as an official men’s dormitory; it had previously been university-owned housing with boarding facilities operated by private contractors.10

The Larkin Block was completed by September 1913, when Larkin Bros. advertised in the Cornell Daily Sun: “Larkin Bros. have moved to their new store in the Larkin Bldg. Catering to fraternities, boarding houses and students in general is our specialty.” Another September

6 Ithaca Daily Journal, October 3,1912; Ithaca Daily News November 14, 1912. Conflicting newspaper reports state both 230 and 232 as the possible new address of the moved building. 7 Norton’s Ithaca City Directory for 1890-91 (Ithaca, NY: E.D. Norton), 156. 8 Carol U. Sisler, Margaret Hobbie, and Jane Marsh Dieckmann, eds., Ithaca’s Neighborhoods (Ithaca, NY: DeWitt Historical Society of Tompkins County, 1988), 169. 9 Ithaca Daily News November 14, 1912; Ithaca Daily Journal, January 3, 1913. 10 Ithaca Daily Journal, September 9, 1912. Cornell Daily Sun advertisement offered the new apartments at “reasonable” rents, and directed potential tenants to inquire at the Larkin store. 11 An Ithaca Daily News advertisement described the apartments as “strictly modern with private halls.” There was at least one apartment still unoccupied in December 1913, when the Larkins ran another Ithaca Daily News ad offering a “Modern Apartment” in the “New Larkin Block”. This directed inquiries to either J.J. Larkin at 403 College Avenue or W.F. Larkin at 410 Stewart Avenue.12 The Larkin Building apartments were representative of flat-style apartment units, an urban housing mode that contained kitchen, bathroom, and living areas in one private unit. This type of apartment became popular in Ithaca during the first two decades of the twentieth century, particularly in Collegetown.

The apartments above the retail spaces were rented to a variety of tenants, many associated with Cornell University. Both students and professors lived in the Larkin apartments, as well as employees of Collegetown businesses and their families. John V. Larkin, one of John J. Larkin’s sons, and his wife occupied one of the apartments in 1929-1930. The Ithaca city directory listings indicate six separate apartment units in the building, although it is not known how the apartments were laid out on each floor or the size of each space.13

While the nineteenth century saw student-oriented businesses both downtown and at the edge of campus with a concentration along Eddy Street, in the early twentieth century, the construction of large, commercial-style mixed-use buildings firmly established the 400 block of College Avenue as the heart of Collegetown. When the Larkin brothers opened their College Avenue store, there was only one other grocery business on College Avenue. As they noted in their September 1913 advertisement, the Larkin store aimed to serve the boarding houses and fraternities, which would have required large grocery orders, but there were also a growing number of Collegetown residents living in apartments with self-contained kitchens; by 1919, only one boarding house remained on the 400 block of College Avenue.14 As the number of new Collegetown apartment units grew, more grocery stores and services opened on College Avenue to meet the needs of apartment dwellers. In 1929, the Ithaca city directory listed six grocery stores on College Avenue, including Larkin Bros.15

11 Cornell Daily Sun September 26, 1913. 12 Ithaca Daily News, September 27, 1913; Ithaca Daily News, December 19, 1913. 13 Ithaca city directories, 1913-1965; Manning’s Ithaca (New York) Directory for the Year Beginning January, 1930 (Schenectady, NY: H.A.Manning Co., 1930), 218. 14 Sanborn fire insurance map for Ithaca, September 1919, sheet 32. 15 Norton & Goohue’s Ithaca City Directory for 1911-12 (Ithaca, NY: Norton printing Company, 1911), 410-411; Manning’s Ithaca (New York) Directory For the Year Beginning January, 1929 (Schenectady, NY: H.A. Manning Co.), 554. According to Ithaca city directories, John J. Larkin was the manager and proprietor of the Larkin Brothers College Avenue store, and though Walter Larkin co-owned the property, he maintained a wholesale grocery business on Stewart Avenue. Available records do not indicate that brother Thomas J. Larkin was involved with the College Avenue grocery, but his obituary stated that he was in business with his brothers until the partnership dissolved in 1916. Thomas J. Larkin continued to operate an Eddy Street store until his retirement in 1940.16

The Larkin Bros. grocery store shared the first story of 403 College Avenue with the Student Supply Store from 1915 through 1937. It is likely that the Student Supply Store occupied the north storefront because advertisements list the store’s address as 405 College Avenue, while Ithaca city directories list the business at 403 College Avenue, the Larkin Building’s official street address. Like Larkin Brothers, the Student Supply Store was located on Eddy Street prior to its move to College Avenue, and may have maintained the Eddy Street branch for two years after the opening of the College Avenue store. The Student Supply Store was a stationery and variety store, selling books, stationery, pens, account books, alarm clocks, Kodak products, banners and general school supplies. A 1924 advertisement claimed that it was “The Busiest Store in Collegetown.” The Student Supply Store closed in 1937 or 1938, and its proprietor, John B. Burling, is listed in the 1937 Ithaca city directory as the owner of Imperial Stationery, a store located at 403 College Avenue for approximately one year.17

After John J. Larkin’s death in 1938, Francis W. Egan purchased Larkin Bros. grocery store. At the time of the sale, Egan also owned a grocery store at 113 South Cayuga Street. The Larkin family retained ownership of the Larkin Building until May 6, 1955, when they sold the property to Francis and Rita Egan. The Egan family may have continued to operate the Cayuga Street store in 1938 and 1939, but closed it by 1940. The family also chose to live in Collegetown after purchasing the Larkin business, moving to nearby 212 Delaware Avenue in 1940 or 1941.18

Francis and Rita Egan operated their grocery business at 403 College Avenue from 1938 to 1965, apparently utilizing the entire first story. During these years, the Ithaca city directories and advertisements listed the store under various names: Egan’s Food Shop, Egan’s Food Store, Egan’s Super Market, and Egan’s I.G.A. A 1954 photograph of the building shows only the top of

16 Obituary of Thomas J. Larkin, Ithaca Journal, January 3, 1944. 17 Manning’s Ithaca (New York) Directory For the Year Beginning January, 1937 (Schenectady, NY: H.A. Manning Co.); Cornell Daily Sun September 24, 1924. 18 Obituary of John J. Larkin, Ithaca Journal, March 8, 1938, p. 3. Notice of Egan’s purchase of Larkin store is in Cornell Alumni News, June 2, 1938. Deed of May 6, 1955 conveying 403 College Avenue from Larkin family to Francis Egan, Deed Book 377, Page 212. Office of the Tompkins County Clerk. Ithaca City Directories, 1937-1941. the store’s sign projecting from the second story; the visible portion of the sign is the word “SUPER”.19

Collegetown continued to develop as a distinct neighborhood, and a September 1956 Ithaca Journal advertisement sponsored by the East Hill Merchants Association called the College Avenue, Dryden Road and Eddy Street commercial area the “East Hill Shopping Center”. This may have been in response to the competition posed by the Ithaca Shopping Plaza, which opened on Elmira Road a few years earlier and advertised plenty of free parking. The Merchants Association’s map represented over fifty varied businesses, offering goods, services, and recreational opportunities to neighborhood residents. Egan’s I.G.A. was featured, with an advertisement listing groceries, meats, fruits, vegetables, frozen foods, beer and soft drinks among their merchandise.20

Egan’s grocery moved to 301 College Avenue in October 1964, and the Triangle Book Shop moved into the Larkin Building’s first floor space the following summer. Francis and Rita Egan retained ownership of the Larkin Building until May 1, 1972, when they sold the property to Robert G. and Mabel F. Johnson. Robert G. Johnson was the owner of Collegetown’s Triangle Book Shop.21

The Triangle Book Shop had a Collegetown presence for over ninety years. It was established in 1903 in a first-story retail space in Sheldon Court, where it remained until 1965, when Cornell University, then the owner of Sheldon Court, declined to renew the store’s lease. The developers of Sheldon Court, who initially operated the store, sold the buisness in 1906 to the owners of downtown Ithaca’s Corner Book Store. The store expanded in 1939, opening an annex across College Avenue in the former College Book Shop space. 22

Triangle’s move to the Larkin Building in 1965 was the result of Cornell University’s decision to expand the merchandise and non-academic departments of its campus store into Sheldon Court due to lack of space in its Barnes Hall location. The university planned to double the amount of textbook space in Barnes Hall and the Sheldon Court move was viewed as a temporary solution to the space shortage. While the Cornell store gained space, Triangle’s new Larkin Building space was about 500 square feet smaller than its Sheldon Court store, but the manager and owner, Robert Johnson, planned to develop some of the building’s basement area

19 Ithaca city directories, 1938-1965; Tompkins County Department of Assessment, Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY. 20 Ithaca Journal, September 26, 1956. 21 Deed of May 1, 1972 conveying 403 College Avenue to Robert G. and Mabel F. Jonson from Francis W. and Rita F. Egan, book 499, page 880. Office of the Tompkins County Clerk, Ithaca, NY. 22 Cornell Daily Sun, November 12, 1943; September 27, 1938. to gain more space. He estimated that the move and remodeling would cost $30,000 to $40,000. Robert Johnson sold the bookstore to the Nebraska Book Company in 1986.23

The Triangle Book Shop continued to operate in the Larkin Building until 1990 when it moved to 301 College Avenue, the former Egan grocery store, operating at that location until 1999 or 2000.24 When Robert and Mabel Johnson sold the Larkin Building to Po Ching and Liang Chun Po on June 4, 1990, the deed included a restriction against the operation of a retail bookstore in the building as long as the Nebraska Book Company or its successors owned a bookstore in Collegetown, or until January 31, 2010.25

The current ground floor occupants of the Larkin Building, Stella’s Restauant and Coffee Shop, have occupied the building since 1993, and are representative of the type of commercial activity common in Collegetown today, which has a large number of restaurants but no full service grocery store and few retail businesses.26

23 Cornell Daily Sun, September 24, 1964; Sisler, Ithaca’s Neighborhoods, 171. 24 Dickman Directory, Ithaca & Tompkins County, 2000, 25. 25 Deed of June 4, 1990 conveying 403 College Avenue to Po Ching and Liang Chun Po from Robert G. and Mabel F. Johnson, book 654, page 493, Office of the Tompkins County Clerk, Ithaca, NY. 26 Dickman Directory, Ithaca & Tompkins County, 1993-2000. ILPC Meeting 07/11/17 Resolution – RE-1

RE: Local Designation of 411-415 College Avenue- Lead Agency

RESOLUTION: Moved by XXX, seconded by XXX.

WHEREAS, the proposed designation of the Chacona Block at 411-415 College Avenue is a "Type II Action" pursuant to the New York State Environmental Quality Review Act and is an "Unlisted Action" under the City of Ithaca Environmental Quality Review Ordinance, now, therefore, be it

RESOLVED, that the Ithaca Landmarks Preservation Commission does hereby declare itself lead agency for the environmental review of the proposed designation of the Chacona Block at 411-415 College Avenue.

RECORD OF VOTE:

Moved by: 0 Seconded by: 0 In Favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

ILPC Meeting 07/11/17 Resolution – RE-2

RE: Proposed Local Designation of the Chacona Block at 411-415 College Avenue - Environmental Determination

RESOLUTION: Moved by xxx, seconded by xxx.

WHEREAS, the Ithaca Landmarks Preservation Commission is considering a recommendation to Common Councel the local historic landmark designation of the Chacona Block at 411-415 College Avenue, and

WHEREAS, appropriate environmental review for the designation of the Chacona Block at 411-415 College Ave been conducted, including the preparation of a Short Environmental Assessment Form (SEAF), and submitted for review to the Conservation Advisory Council, and

RECORD OF VOTE: Moved by: 0 Seconded by: 0 In favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

ILPC Meeting – 07/11/17 Resolution - RD

RE: Local Landmark Designation of the Chacona Block, 411-415 College Avenue

RESOLUTION: WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Ithaca Landmarks Preservation Commission (ILPC) may recommend to Common Council the designation landmarks and districts of historic and cultural significance, and

WHEREAS, a public hearing held on Tuesday, July 11, 2017, for the purpose of considering a proposal to designate the Chacona Block at 411-415 College Ave as a City of Ithaca landmark has been concluded, and

WHEREAS, the proposal is a Type II action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and

WHEREAS, consideration of the Chacona Block as an historic resource was introduced in a report prepared by Mary Tomlan and John Schroeder on June 14, 2009 entitled Collegetown Historic Resources Worthy of Detailed Research: Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features, and

WHEREAS, the New York State Historic Resource Inventory Form, which is being used as the basis for considering this recommended designation, was prepared as part of the aforementioned intensive-level survey, and

WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an individual landmark as follows:

Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Chacona Block

1. Possesses special character or historic or aesthetic interest or value as part of the cultural, political, economic, or social history of the locality, region, state, or nation; or

2. Is identified with historically significant person(s) or event(s); or

3. Embodies the distinguishing characteristics of an architectural style; or

4. Is the work of a designer whose work has significantly influenced an age; or

5. Represents an established and familiar visual feature of the community by virtue of its unique location or singular physical characteristics.

RESOLVED, that the Commission has made the following findings of fact concerning the proposed designation.

As described in the Narrative Description of Significance portion of the New York State Historic Resource Inventory Form prepared by L. Truame and dated August 1, 2012, the Chacona Block and the adjacent areas that are identified as tax parcel #64.-2-1, is a structure deemed worthy of preservation, by reason of its value to the city as a enumerated below:

Per criterion 1, the Chacona Block possesses special historical and aesthetic interest as a part of the development, heritage and cultural characteristics of the City of Ithaca through its close association with the development and growth of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking housing in close proximity to Cornell University, and for its role in the development of Collegetown as an urban neighborhood separate from downtown Ithaca and with its own distinct character.

As described in the Narrative Description of Significance, Cornell University offered few lodging opportunities for its students, faculty and staff when it open in 1868. As a result, boarding and rooming houses as well as many student-oriented service industries were established in close proximity to the university starting in the 1870s and 1880s. By the first two decades of the 20th century, preference in the rental housing market in Ithaca, particularly among the faculty and staff living in the area that would become known as Collegetown, had shifted away from single-room rentals like those found in the boarding and rooming houses to flat-style apartments—a urban-housing mode that contained kitchen, bathroom and living areas in one private unit. Built between 1911 and 1912, the Chacona Block was one of the first mixed- 2 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Chacona Block

use mercantile-residential buildings to be constructed near the University to meet this demand. Its three ground-floor commercial spaces housed businesses that catered to the ever growing student population while the upper-story flats provided independent housing opportunities for professionals living in Collegetown.

The Narrative Description of Significance further notes that “the construction of the Chacona Block was a key part of [Collegetown’s] transformation from an extension of the downtown housing and services to a vibrant neighborhood with a distinct identity.” As one of the first mixed-use commercial-style buildings on College Avenue, the construction of the Chacona Block marked the beginning of the gradual urbanization of the 400 block of that street, a process that allowed the street to become the commercial and housing center of a neighborhood centered on the needs of students.

Per criterion 2, the Chacona Block is identified with historically significant person(s) or event(s) through its association with the Chacona family, the proprietors of a chain of successful confectionery and ice cream shops in Ithaca and beyond in the late nineteenth- and early-twentieth centuries.

As noted in the Narrative Description of Significance, members of the Chacona family—reportedly brothers and cousins—immigrated to the United States from a small village in Greece in the late 1800s and established a successful chain of confectionary and ice cream shops in New York and other states. In 1910 John P. Chacona (known locally as “Big John”) managed candy stores at 104, 208 and 217 East State Street and 102-104 West State Street, while John N. “Little John” Chacona operated stores at 114 East State Street, 400 Stewart Ave and 416 Eddy Street. After a fire destroyed the shop at 416 Stewart Ave, “Little John” moved his business to the new building he commissioned at 411-415 College Ave.

Per criterion 3, the Chacona Block embodies the distinguishing characteristics of an architectural style.

The Narrative Description of Significance for the Chacona Block notes that the building is a good example of the commercial form of the Renaissance- Revival Style. However, the building derives additional significance from its unique architectural features that reflect the heritage of the family that commissioned it. Positioned between the windows on fourth story, the lion’s head and Greek cross decorative plaques denote the Chacona family’s Greek origins.

Per criterion 4, the Chacona Block is the work of a designer whose work has significantly influenced an age. 3 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Chacona Block

As noted in the Narrative Description of Significance, the building’s designer, John M. Wilgus, was a locally well-known architect in the late-nineteenth and early- twentieth centuries. He was responsible for the design of several Collegetown- area mercantile-residential buildings, including the McAllister Block at the corner of Eddy and Williams Streets (1907), the John J Gainey Block (demolished) at the corner of College Avenue and Dryden Rd (1899), and another Gainey Block at 315-317 College Avenue (1908). He also designed the brick commercial building at 114-118 South Cayuga Street and several downtown residences, many of them located in National Register Historic Districts.

RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that based on the findings set forth above, the Chacona Block at 411-415 College Avenue meets criterion 1, 2, 3, and 4 defining a Local Landmark as set forth in Section 228-4 of the Municipal Code, Landmarks Preservation, and be it further

RESOLVED, that the Commission hereby recommends the designation of the Chacona Block at 411-415 College Avenue as a City of Ithaca local historic landmark.

RECORD OF VOTE:

Moved by: 0 Seconded by: 0 In Favor: 0 Against: 0 Abstain: 0 Absent: 0 Vacancies: 0

4 Narrative Description of Property: Chacona Block, 411-415 College Avenue, Ithaca, NY

The Chacona Block is a 3 ½-story, commercial-style, stucco-clad building constructed in 1911-1912 in the Renaissance Revival Style. Three plaques on the building’s façade depict lions’ heads and a Greek cross, a reference to builder John N. Chacona’s Greek heritage. The building occupies a prominent location in the heart of Collegetown at the edge of the Cornell University campus. It is among the earlier commercial-style buildings constructed in Collegetown to provide both rental apartments and commercial space. ------

Located at the corner of College and Oak Avenues at a prominent site adjacent to the campus of Cornell University, this representative of the commercial, Renaissance Revival Style is a mixed-use building housing commercial space in its three ground-floor storefronts and residential space in its upper stories. The building anchors the corner of a continuous row of mixed-use, commercial buildings on the southern side of the College Avenue Bridge. The Chacona Block and the Larkin Building, located in the same commercial row, were constructed in the early twentieth century and set the tone for the late-twentieth century buildings that complete the block today. Neighboring wood- frame buildings were replaced by these newer commercial buildings, appropriately- scaled and complimentary to the historic Chacona and Larkin buildings as well as their neighbor across the street, Sheldon Court. The Chacona’s location on a trapezoidal- shaped, corner lot allows for a large, outdoor gathering space on its north elevation, currently used as an outdoor dining area for Collegetown Bagels, which occupies the storefront of 415 College Avenue. This space is important to the neighborhood’s character, providing a gathering space for the Cornell University and Collegetown community in a neighborhood with little outdoor public space.

To the north of the Chacona Block, the historic stone arch College Avenue bridge across Cascadilla Creek connects the Collegtown neighborhood to the Cornell University campus. To the immediate east is St. Luke Lutheran Church at 109 Oak Avenue, constructed in 1923-24. Further along Oak Avenue are late-nineteenth and early- twentieth century homes, most converted for student or fraternity housing, and the Cascadilla School on the corner of Oak and Summit Avenues. Across College Avenue to the west are Sheldon Court and Cornell’s Schwartz Center for the Performing Arts, with Cascadilla Hall further west. To the south along the 300 block of College Avenue are more commercial buildings, most of them dating from the late-twentieth and early- twenty-first centuries; along the 100 and 200 blocks of College Avenue are formerly single-family homes converted to student apartments, except for the Grand View House at 209 College Avenue, the last surviving of Collegetown’s great boardinghouses.

The Chacona Block is constructed of hollow clay tile and brick with a steel frame. The building’s three-bay, four-story principal façade (west) contains three storefronts in the first story, with a simple cornice dividing the first story from the upper stories of the building. Each bay of the second and third stories contains a group of three 6/1 windows, with the center window being slightly wider than the two flanking it. In the fourth story, the center windows of the north and south bays are replaced with a round lion’s-head plaque. In place of the center bay’s center window is a round plaque depicting a shield emblazoned with a Greek cross. The flanking windows on the fourth story are 4/1 and shorter than the windows of the stories below. The west façade is capped by a wide cornice and stepped parapet. Upper floor windows throughout the building lack moldings or ornament, with the exception of simple sills clad in the same pebble-dash stucco as the walls.

The northernmost storefront, designated as 415 College Avenue, consists of a central expanse of plate glass topped with several fixed sash each containing many small lights in a grid pattern of 9 units in width, 7 in height. This glazing pattern appears to be original to the building, and continues into the angled, sheltered storefront entrance shared by the entrance to the northern apartments’ stair hall as well as the entrance to the center storefront, designated as 413 College Avenue. The ceiling of the sheltered entrance is finished with pressed metal panels, likely original to the building. Surmounting the plate glass windows of the center storefront is an art-glass transom window, likely original to the building, partially visible behind a modern sign. The southernmost storefront, at 411 College Avenue, departs in appearance from the northern two and was extensively altered sometime after 19751. Where it once had a sheltered entrance similar to the one shared by 413 and 415, it now has a vaguely Gothic-Revival style appearance, including windows with pointed-arch mullions, a round-arched entry door, and heavy wood paneling and moldings.

Brick pilasters mark the north and south corners of the west façade and delineate the 411 and 413 storefronts. In a 1975 photograph, these appear to be stuccoed and/or painted to match the exterior wall treatment of the upper stories.2

The north façade of the Chacona Block consists of six bays, with single 6/1 windows on the second and third stories centered over first-story bays of large plate-glass windows each topped with two transom sash containing 6 lights. The exception to the pattern is in the second bay from the east, which contains paired 6/1 windows on the second and third stories over a glass greenhouse-type structure (added after 19753) within the first story bay which provides a second entrance to the commercial space. There are no fourth-story windows on the north façade. The brick wall and pilasters dividing the bays of the first story appears to have been originally stuccoed to match the upper stories. The wall terminates in a parapet which steps down towards the rear (east) of the building, disguising what is likely a low-slope shed roof. A palimpsest suggests that the height of the building was increased at some point prior to 1954.4

At the rear (east) façade, a three-story partially-enclosed addition (at one time open porches) includes a fire escape. At the south, the single-story storefront of 409 College Avenue forms a continuous streetwall at the ground level. The upper floors of the south façade are similar to the north façade, except for the elevator shaft of 409 College Avenue which adjoins the Chacona Block about midway along the south façade, providing elevator access to both 409 and 411-415.

Narrative Description of Significance: Chacona Block, 411-415 College Avenue, Ithaca, NY

The Chacona Block is significant for its close association with the growth and development of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking to reside in

1 New York State Building-Structure Inventory Form photograph, 1975, Historic Ithaca, Inc., Ithaca, NY. 2 Ibid. 3 Ibid. 4 Tompkins County Department of Assessment, Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY. proximity to the campus, and for its role in the development of Collegetown as an urban neighborhood separate from downtown Ithaca and with its own distinct character. Built in 1911-12 as a mixed-use, fireproof, commercial-style building replacing an earlier wood boardinghouse, the construction of the Chacona Block on a site adjacent to the campus of Cornell University established it as one of Collegetown’s most prominent and recognizable buildings. It has architectural significance as a good example of the early-twentieth century Renaissance Revival style. The Chacona Block has additional local significance for its association with John N. Chacona, the owner of a successful chain of confectionery and ice cream shops in Ithaca, as well as with the larger Greek business community in Ithaca.

The building’s designer, John M. Wilgus, was locally well-known in the late 19th and early 20th centuries as the architect of several Collegetown-area mercantile-residential buildings, including the McAllister Block at the corner of Eddy and Williams Streets (1907-08), the John J. Gainey Block (demolished) at the corner of College Avenue and Dryden Road (1899), and another Gainey Block at 315-317 College Avenue (1908), as well as the Chacona Block. Wilgus also designed the brick commercial building at 114- 118 South Cayuga Street and several downtown residences, many of which are located within National Register districts. Wilgus’s father John B. Wilgus and uncle Henry L. Wilgus were successful merchants who erected the Wilgus Block at the corner of State and Tioga Streets. ------

Along with the rest of Collegetown and much of the present-day city of Ithaca, the Chacona Block property was part of the extensive holdings amassed by Simeon DeWitt following the allotment of lands within the Military Tract. The area now called Collegetown was settled relatively early due to the abundant water power provided by Cascadilla Creek. In 1827 Otis Eddy, for whom Eddy Street is named, established his cotton mill on the current site of Cascadilla Hall. Eddy had already constructed a dam in Cascadilla Gorge to direct water to his mill pond. Called Willow Pond, it endured until the 1890s, crossed by Huestis Street immediately north of the present-day sites of the Chacona Block and Sheldon Court.

Much of the land on East Hill was farmed or grazed during the early 19th century, and in 1857 the DeWitt farm north of Cascadilla Creek was purchased by Ezra Cornell, who would go on to donate 200 acres for the campus of his namesake university. To the south of the creek, much of present-day Collegetown was part of the 21-acre John and Samuel Giles estate. Possibly anticipating commercial and residential development after the opening of Cornell University in 1868, the Giles heirs divided the estate into urban- size parcels and sold them in the 1870s. The lot that would become 411-415 College Avenue was identified as Lot #4 of the John and Samuel Giles estate; the lot that would become 409 College Avenue was Lot #3.5

The shortage of student housing that continues to plague Cornell today began as soon as the University opened in 1868, when the only lodging offered by the school was in Cascadilla Hall, a repurposed building designed (but never used) as a water-cure sanitarium located on the rim of the gorge across Cascadilla Creek from the campus. Morrill Hall, the first campus building, included both residential and instructional space, but many who did not lodge on campus rented rooms in homes downtown and endured multiple daily treks up East Hill before omnibus service began in 1876.

It appears that the first structure on the site of the Chacona Block was the boarding house constructed for Ellen M. Murphy in 1884 to cater to Cornell University students living off-campus in proximity to the student-oriented services beginning to flourish at the edge of campus. The house appears in an undated photograph prior to 1904 as a 2- story frame gable-and-ell structure with several projections and additions probably intended to maximize the number of rentable rooms.6 It was one of four large, wood frame, residential style buildings on the South side of the block. During the planning of the Chacona Block in 1911, it was noted that Mr. Chacona had not yet decided whether the existing building would be torn down or relocated.7

The heyday of the Collegetown boardinghouses lasted from around 1880 to 1915. During this time, they provided meals to many who lodged elsewhere – downtown or within fraternity houses that lacked dining facilities. The advent of on-campus cafeterias sounded the death-knell for the boardinghouses, already losing business to the newer rooming-houses and apartment buildings appearing in Collegetown. By 1919 only one of the four early boarding houses remained on the 400 block of College Avenue.

John N. Chacona purchased 411 and 413-415 College Avenue from Ellen Murphy on June 30, 1911. The Chacona Block was constructed to reflect the existence of the two parcels, with a masonry wall dividing the ground floor along the property line. For many years following Chacona’s ownership, the two parcels were held by different owners.

5 Deed conveying 413-415 College Avenue to Student Agencies Properties, Inc. from Lynn Breedlove and Gary Gut, May 19, 1977, Office of the Tompkins County Clerk, book 557, page 467, Ithaca, NY. Deed conveying 411 College Avenue to John E. Van Natta from the Giles heirs, April 8, 1876, Office of the Tompkins County Clerk, book 9, page 325, Ithaca, NY. 6 Carol U. Sisler, Margaret Hobbie, and Jane Marsh Dieckmann, eds., Ithaca’s Neighborhoods, (Ithaca, NY: DeWitt Historical Society of Tompkins County, 1988), 168. The photograph also shows the Otis Eddy Mill Pond, which had disappeared by the time of the publication of the 1904 Sanborn Maps company fire insurance map of Ithaca. 7Ithaca Chronicle and Democrat, August 17, 1911, page 5. The plans for the new building were made public August 3, 19118 and newspaper coverage followed the project until its completion in 1912. The cost of the building was estimated at $30,000-$40,000. It contained space on the ground floor for three shops, and three six-room flats on each of the second and third floors, all “strictly up-to-date with all modern conveniences,” including a vacuum cleaning system, steam heat, and electric light.9 The attic was designated for storage. The northern two apartments on each floor were accessible from a common, skylit stairway and hall, while the southern apartments were reached from a separate entrance and stair hall, lit by windows opening to a narrow light well between the southern and central units. The building’s distinctive lion’s head and Greek cross decorative plaques at the fourth floor bore witness to its owner’s native land.

The Chacona Block apartments were representative of flat-style apartment units, an urban housing mode that contained kitchen, bathroom, and living areas in one private unit. This type of apartment became popular in Ithaca during the first two decades of the twentieth century, particularly in Collegetown.

At the time, fires were a concern, compounded by the lack of running water in some buildings, the continued use of kerosene and gas lighting, and the lack of organized fire protection for Collegetown. A 1907 fire damaged several Eddy Street buildings, including the locations of the John A. Chacona Candy Company store, the Student Agencies laundry, and a men’s clothing shop, possibly the Toggery Shops which moved to the new Chacona Block along with the candy store in 1912. The modern rooming houses and apartment buildings constructed in the early 1900s – Sheldon Court, the Chacona Block, the Larking Building and others – were constructed of fire-resistant materials, heated with steam, and illuminated with electric lights to reduce the danger of fire.

One of the three retail establishments in the Chacona Block was to be an additional location for John Chacona’s confectionery shop, specializing in candy, ice cream, and ices. Other businesses occupying the remaining storefronts in the second and third decades of the 20th century included The Toggery Shops, a billiards establishment, A & B Stores selling student supplies, the Orchard Tea Shop, and Pop’s Place, the confectionery shop and, later, restaurant operated by John G. Papayanakos which replaced the Chacona Brothers shop in the corner space at 415 College Avenue. During this time, at least two physicians rented flats for use as offices, while they resided elsewhere. Several Chacona family members, including John N. Chacona, also lived in the building. Although it was in a prime location for attracting student renters, the

8 Ithaca Weekly Journal, August 3, 1911, page 6. 9 Ithaca Chronicle and Democrat, August 17, 1911, page 5.Ithaca Daily Journal, July 13, 1912, page 9. building’s other early occupants were widows and professionals, including the principal of the Cascadilla School, suggesting that the six-room flats were beyond the means of most students at the time.10

The Chacona family, Greek immigrants from a small mountain village east of Sparta, were proprietors of a chain of successful confectionery and ice cream shops in Ithaca and beyond in the late nineteenth and early twentieth centuries. The Chaconas who immigrated in the late 1800s were reportedly close relatives – brothers and first cousins – who settled in Milwaukee, Wisconsin; Erie and Sayre, Pennsylvania; and Ithaca and Syracuse, New York.11 The Ithaca Daily News reported in March of 1900 that John Chacona had “returned from a trip to his several branch stores throughout the state.”12 In 1910 John P. Chacona (known locally as “Big John”) managed candy stores at 104, 208 and 217 East State Street and 102-104 West State Street, while John N. “Little John” Chacona operated stores at 114 East State Street, 400 Stewart Avenue, and 416 Eddy Street.13 He moved the Eddy Street shop to the Chacona Block upon its completion.

The move was part of a larger shift in student-oriented businesses from Eddy Street to College Avenue in the early decades of the twentieth century. Other businesses that moved from Eddy Street to College Avenue at this time were L.C. Bement’s Toggery Shops, relocating to the Chacona Block, and the Taylor & Co. Book Shop, relocating to ground floor of Sheldon Court. While the nineteenth century saw student-oriented development both downtown and at the edge of campus with a concentration along Eddy Street, in the early twentieth century, the construction of large, commercial-style mixed-use buildings firmly established the 400 block of College Avenue as the heart of Collegetown. The construction of the Chacona Block was a key part of the area’s transformation from an extension of downtown housing and services to a vibrant neighborhood with a distinct identity.

In 1920 John N. Chacona sold the Chacona Block to James P. and John G. Papayanakos, immigrants or their descendants hailing from the same Greek village as the Chaconas. In fact, the ownership of the building and proprietorship of tenant businesses at 413-415 College Avenue through much of the twentieth century appears to have been by

10 Ithaca city directories, 1864-1981, Historic Ithaca, Inc., Ithaca, NY. 11 Directory of the Tsintzinian Heritage Society of America, accessed March 16, 2012, http://www.tsintzinasociety.com/PDF/Directory.pdf. The original spelling of Chacona is reported as “Tsakonas”. 12 Ithaca Daily News, Tuesday Evening, March 20, 1900. 13 M.P. Goodhue, compiler, Norton & Goodhue’s Ithaca City Directory for 1909, 1909-1910, Historic Ithaca, Inc., Ithaca, NY. immigrants and/or their descendants from the same village.14 The close business associations of these families were part of the national pattern of cultural and family ties maintained by Greek and other immigrant groups.

The southern portion of the Chacona Block, 411 College Avenue, came under different ownership in 1925 when it was sold to George F. Doll, the proprietor of a men’s clothing shop occupying the storefront of 411. In 1954 he sold the property to Emmet M. and Mabel Doane (Mabel operated the Hill Beauty Shoppe out of the storefront of 411), who in turn sold to Student Agencies Properties, Inc. in 1972. The owners of 413-415 College Avenue at that time, Lynn Breedlove and Gary Gut, sold the northern portion of the Chacona Block to Student Agencies in 1977, once again consolidating the two parcels’ ownership.

Student Agencies Properties, Inc. is a wholly-owned subsidiary of Student Agencies, Inc., the oldest independent student-run company in the United States. It was founded in 1894, providing laundry and other profitable services to the student population. For several years the company was sold from board to board, as students graduated and moved on, before it was finally incorporated in 1910. With over $2 million in annual revenues, Student Agencies is the second-largest employer of students after Cornell, and its services include shipping and storage, moving, campus promotions, note-taking, housing, and publication of the Cornellian Yearbook.15

Student Agencies had made improvements and modifications to the Chacona Block over the last 30 years, including the installation of a sprinkler system. In the 1990s 411 and 413-415, which already shared a single fire escape, were consolidated into a single parcel.

Today, the tenants of the Chacona Block’s storefronts – two eateries and a store selling t-shirts and other Cornell-logo gear – reflect changes to the character of Collegetown and the orientation of its businesses in the late twentieth and early twenty-first centuries. The variety of businesses catering to students and other residents once included bookstores, salons and barbershops, eateries, and clothing and shoe stores. Today, dining and entertainment are by far the largest proportion of business types in

14 Directory of the Tsintzinian Heritage Society of America. Owners of 413-415 College Avenue included James P. and John G. Papayanakos (likely two of three brothers who settled in Ithaca in the mid-1920s), George P. Nickles (original name Nikolaides), Peter J. Poulos (a John J. Poulos reportedly came to Ithaca before 1913), and Constantine J. Manos (original name Voulomanos). Long-term leases on the candy shop were given to Constantine J. Manos and George Conomikes (originally Economikis). 15 “Our Company,” Student Agencies, Inc., accessed June 29, 2012, www.studentagencies.com/info.php?page=our_company.

the neighborhood. The residential units within the Chacona block, reorganized to offer 1-bedroom to 5-bedroom apartments, remain highly desirable as student rentals.