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HomeMy WebLinkAbout07-25-17 Planning and Development Board Meeting Agenda PLANNING & DEVELOPMENT BOARD AGENDA The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JULY 25TH , 2017 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY. AGENDA ITEM Approx. Start Time 1. Agenda Review 6:00 2. Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a scheduled PUBLIC HEARING below , you are highly encouraged to speak at that time) 6:01 3. Site Plan Review A . Project: Commercial Rebuild (McDonalds) 6:10 Location: 372 Elmira Road Applicant: McDonalds USA LLC Actions:  Consideration of Preliminary & Final Site Plan Approval Project Description: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and requires an area variance. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), for which the Planning Board as Lead Agency made a Negative Declaration of Environmental Significance on June 27, 2017. B Project: Elm St Apartments (Rebuild) 6:25 Location: 203-209 Elm Street Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS) Actions:  Declaration of Lead Agency  Review of FEAF Parts 2 & 3 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: dgrunder@cityofithaca.org APPLICANT OVERHEAD PROJECTOR NOTE: The City only has a VGA plug/cable available to connect to our overhead projector. If you need to connect another way, you will need to provide your own ADAPTOR. (Macs & many newer, lighter laptops may not have a VGA port.) Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed. If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., 2-3 business days (not including weekends/holidays) before the meeting. “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 Project Description: The proposed project consist of the demolition of a two single family homes and one multiple dwelling and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. C Project: 709 West Court Street (Housing) 6:50 7:20 Location: 326 & 328 N Meadow St. and 709 – 713 W Court Street Applicant: Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Actions:  Declaration of Lead Agency  Review of FEAF Parts 2 & 3 Project Description: The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. D 105 Dearborn – Sketch Plan 7:10 E 311 College Ave – Sketch Plan 7:30 4. Zoning Appeals #3066, 214 Elmira Road, Area Variance #3079, 413 Titus Ave, Area Variance 7:50 5. Old/New Business A. Planning Board Recommendation to Council Regarding Proposed Waterfront Rezoning B. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 403 College Ave C. Downtown Wayfinding – Discussion 8:00 6. Reports A. Planning Board Chair (verbal) 8:30 B. Director of Planning & Development (verbal) C. Board of Public Works Liaison (verbal) 7. Approval of Minutes: June 27, 2017, May 23, 2017, April 25, 2017 (time permitting) 8:45 8. Adjournment 8:50 ACCESSING MEETING MATERIALS ONLINE You may access this agenda (including attachments) by going to the “Agenda Center” on the City web site (www.cityofithaca.org/agendacenter), under “Planning & Development Board.” For ease-of-access, a link to the most recent Planning Board agenda is always accessible on the Planning Board home page: http://www.cityofithaca.org/354/Planning-Development-Board. Site Plan Review Comments ­ July 6 Packet Eric Hathaway Sent:Tuesday, July  18, 2017 9:53 AM To:Lisa Nic holas Cc:Kent Johnson; John Licitra; Tim Logue    Hi Lisa, Here are o ur site plan rev iew comments fo r th e 7/6/17 pack et. Kent and John , I made a few  changes, so take a look and let me and Lisa know by the end o f the week if y ou have any chan ges. Thanks. Eric 203­209  Elm Street Please verify the total number of existing units and b edroom betw een the two build ing s to be remo ved.  A parking occupan cy count is sch eduled to be co ndu cted in the nex t month by the city parking div ision to evaluate available on­street p arking capacity in the vicinity of the proposed site. A work zone traffic control plan, stamped by a professional engineer, must be provid ed depicting how  vehicles, bikes and pedestrians will be accommod ated during all p hases of constru ctio n of the pro posed project. O f particular concern is the ability of pedestrian s to access the ex tent of Elm Street from Chestn ut Street to Floral A ve during construction, as a reroute would be lengthy for pedestrians.  Th e applicant shou ld provide a "b ulb ­out" treatmen t at the existin g cro sswalk on th e property side of Elm Street to enhance pedestrian  safety and accessibility to the site. Th e proposed plan  must show cross slopes and run nin g slopes of the proposed sidew alk and driveway apron. Th e proposed sidewalk edge shou ld b e aligned with the road curbline, similar to the existing sidew alk alignment, fo r consistency.  Th e attached sheet sh ows the current costs for a street permit that will be required for any w ork within the public rig ht­of­way. 702 Co urt A work zone traffic control plan, stamped by a professional engineer, must be provid ed depicting how  vehicles, bikes and pedestrians will be accommod ated during all p hases of constru ctio n of the pro posed project. O f particular concern is the ability of pedestrian  to access North  Meadow  Street an d West Court Street along the site frontage during construction . The City prefers that pedestrians be accommo dated without rerou ting to the opp osite side of the street, if feasible.  It should be noted  that NYSDOT w ill provide app rov al for any desig n and temporary traffic control in the North Meadow  Street RO W; however, the applicant must coordinate effo rts with the City, as well, to ensure that closures alon g West Court Street and North Meadow Street work in unison. Th e proposed plan  must show cross slopes and run nin g slopes of the proposed sidew alk and driveway apron. Th e attached sheet sh ows the current costs for a street permit that will be required for any w ork within the public rig ht­of­way. Any  benches sh own  on the plan sho uld be entirely o n private property. Eric Hathaway Transp o rt atio n  En gi n eer Cit y  of It h aca 60 7 ­2 74 ­65 3 0 PROPOSED RESOLUTION Site Plan Review Preliminary & Final Approval Commercial Rebuild (McDonalds) 372 Elmira Road Planning & Development Board July 25, 2017 WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for the removal and replacement of the existing commercial building (McDonalds) by McDonalds USA LLC, applicant and owner, and WHEREAS: The applicant proposes to replace the existing 4,800 SF restaurant facility with a new 4,400 SF building, construct a side-by-side drive-thru, install new landscaping, a dining patio, lighting, signage and a masonry landscape wall, as well as reconfigure the parking layout. The project is in the SW-2 Zoning District and has received the required area variance, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), and the State Environmental Quality Review Act (“SEQRA”), and is subject to Environmental Review, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action did, on June 27, 2017, declared itself Lead Agency for the environmental review of the project, and WHEREAS: legal notice was published and property posted, and adjacent property owners notified in accordance with Chapter 290-9 C. (1), (2), & (3) of the City of Ithaca Code, and WHEREAS: the Planning and Development Board held the required Public Hearing on June 27, 2017, and WHEREAS: this Board, acting as Lead Agency in Environmental Review, has on June 27, 2017 reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Part 2 prepared by Planning staff; drawings titled: “Site Plan (C-4)” with a revision date of 5/25/17, and “Demolition Plan (C-3)”, “Grading and Drainage Plan (C-5)”, “Utility Plan (C-6)”, “Soil Erosion and Sediment Control Plan (C-7)”, “Soil Erosion Control Notes and Details Sheet (C-8)”, “Landscape Plan (C-9)”, “Landscape Notes and Details (C-10)” and “Construction Detail Sheet (C-11, C-12 & C-13)” prepared by Bohler Engineering and dated 3/22/17 and “2015 Standard Building 4587 – Wood/Wood -CYT Ready (A2.0) showing east and north building elevations, and “2015 Standard Building 4587 – Wood/Wood -CYT Ready (A2.1) showing south and west building elevations, both prepared by URS Architecture and Engineering and dated 4/25/16, and other application materials, and WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, and WHEREAS: the Planning Board did on June 27, 2017, determine that the proposed project would result in no significant impact and did make a Negative Determination of Environmental Significance, and WHEREAS: the Board of Zoning Appeals did on July 13, 2017, grant the required area variances for the project, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board does hereby grant Preliminary and Final Site Plan Approval to the project subject to the following conditions: i. Any work in the City Right of Way will require a Street Permit, and ii. Sidewalks must be replaced as per the City Sidewalk Coordinator comments dated 7-11-17, and iii. Bike racks must be installed before a certificate of occupancy is granted, and iv. This site plan approval does not preclude any other permit that is required by City Code, such as sign permits, tree permits, street permits, etc. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One PROPOSED RESOLUTION Site Plan Review Lead Agency Apartments (Rebuild) 203-209 Elm Street Planning & Development Board July 25, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for rebuilding an existing apartment building at 203-209 Elm St by Lynn Truame for Ithaca Neighborhood Housing Services (INHS), and WHEREAS: the proposed project consist of the demolition of a two single family homes and one multiple dwelling and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements, and WHEREAS: This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review, and WHEREAS: it was requested that the Tompkins County Planning Commissioner, Tompkins County Department of Health, NYS Homes and Community Renewal, and the Ithaca Urban Renewal Agency, all potentially involved agencies, consent to the City of Ithaca Planning Board being Lead Agency for the environmental review of the project, and WHEREAS: all above agencies either provided written consent to the Planning Board or did not respond within the required 30 day period, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, does hereby declare itself Lead Agency for the environmental review of the project. Moved by: Seconded by: In Favor: Against: Abstain Absent: Vacancies: One PROPOSED RESOLUTION Site Plan Review Lead Agency Apartments (Supportive and Affordable Housing) 326 & 328 N Meadow St, 709-713 W Court St Planning & Development Board July 25, 2017 WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require a Lead Agency be established for conducting Environmental Review of projects, in accordance with local and state environmental law, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a housing project at 326 & 328 N Meadow St, 709-713 W Court St by Trowbridge Wolf Michaels for Lakeview Mental Health, and WHEREAS: the applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District, and WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review, and WHEREAS: it was requested that Tompkins County Planning Commissioner, Tompkins County Department of Health (TCDOH), NYS Homes and Community Renewal (HCR), NYS Office of Temporary and Disability Assistance (OTDA) and NYS Office of Mental Heal Services, all potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, and WHEREAS: All above listed agencies provided written consent to the City of Ithaca Planning and Development Board’s being Lead Agency for this project, now, therefore, be it RESOLVED: the City of Ithaca Planning and Development Board, being the local agency which has primary responsibility for approving and funding or carrying out the action, does hereby declare itself Lead Agency for the environmental review of the project. Moved by: Seconded by: In Favor: Against: Abstain: Absent: Vacancies: One Page 1 of 5 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: 709 W Court St Date Created: 7/17/17 PROJECT DESCRIPTION The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. Outstanding items:  Information about displaced residents  A geotechnical report or equivalent information  Information about energy usage IMPACT ON LAND The project site is in an urbanized area and is previously developed. New percent of impervious surface Amount of fill to be removed or added A geotechnical report or equivalent information is needed to evaluate any potential impact on land. IMPACT ON WATER The project site is not contiguous to any body of water. No significant environmental impact is anticipated. IMPACT ON DRAINAGE The applicant has submitted the following narrative regarding stormwater: Existing Conditions: The four properties to be consolidated and developed include 0.81 acres of land. The off-site areas in the North Meadow Street and West Court Street right-of-ways include 0.13 acres of land for a cumulative total project area of 0.94 acres. Within this area, 70% is impervious cover consisting of pavements, gravel drives, concrete walks and buildings. Runoff from the four parcels drains in various directions. Approximately 0.10 acres of runoff from 326 and 328 North Meadow Street and their street frontage drains to the stormwater collection system in North Meadow Street. Approximately 0.10 acres of the asphalt drive in the rear of 328 North Meadow Street and the sidewalks along West Court Street drain to the system in West Court Street. Approximately 0.50 acres drain to a lawn panel in the rear of 709 West Court Street. No Page 2 of 5 observable drywells or storm structures exist in this area so it is assumed the runoff infiltrates into the soils. The remaining 0.24 acres drain to the properties west of 713 West Court Street. Proposed Improvements The limit of disturbance for the project will be approximately 0.94 acres and will include all four parcels and the sidewalks and planting areas to the curb lines in North Meadow and West Court Streets. In the proposed condition 71% of the project area will be impervious cover consisting of the building, pavements and concrete walks. As the Limit of Disturbance will be less than one acre and the project will not create more than ½ acre of connected impervious cover, only a Basic Stormwater Pollution Prevention Plan (SWPPP) will be required. Accordingly, no permanent stormwater practices will be required. Drainage patterns will be matched as closely as possible to the existing conditions. A series of drywells with overflow piping will be installed in the landscape area to the south of the proposed building. Runoff to the western properties will be reduced by redirecting runoff to these IMPACT ON AIR Construction is projected to last approximately 14 months. Airborne dust could have a negative impact during the construction period. The excavation and the preparation of foundations can also create the potential for increased dust and dirt particles in the air. During construction, the applicant will employ the following applicable dust-control measures as appropriate: • Misting or fog spraying site to minimize dust. • Maintaining crushed stone tracking pads at all entrances to the construction site • Re-seeding disturbed areas to minimize bare exposed soils. • Keeping roads clear of dust and debris. • Requiring trucks to be covered. • Prohibiting burning of debris on site. No significant environmental impact is anticipated. IMPACT ON PLANTS AND ANIMALS Based on the Demolition Plan (L101) dated 6/30/17 and prepared by Trowbridge Wolf Michaels ten trees, including one street tree, will be removed during site preparation. Ten existing street trees will be protected and will remain. Eleven new trees and other landscaping is proposed. The landscape Plan will be further developed during Site Plan Review. No significant environmental impact is anticipated. IMPACT ON AESTHETIC RESOURCES The project site does not impact an Aesthetic Resources. No significant environmental impact is anticipated. IMPACT ON HISTORIC RESOURCES The project site is not within or contiguous to an Historic District or site. No significant environmental impact is anticipated. IMPACT ON OPEN SPACE AREA The project site is in an urbanized area. No significant environmental impact is anticipated. Page 3 of 5 IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS The project site is not in a UNA. No significant environmental impact is anticipated. IMPACT ON TRANSPORTATION The applicant has submitted the following information: Vehicular Circulation: The proposed interior site vehicular circulation includes entry and exit from West Court Street alongside a covered entry into the building. This provides access to parking in the rear of the building. Fire/emergency vehicle access is provided along West Court Street, North Meadow Street, and in the drive aisle of the parking lot with a concrete plaza for a turnaround. The fire access has been coordinated with the City of Ithaca’s Fire Chief. Pedestrian & Bicycle Circulation: The proposed site plan includes a new concrete sidewalk along the building façades. The walkways along North Meadow Street/State Route 13 and Court Street are proposed to be removed and reconstructed. An entrance plaza is proposed at the corner of West Court Street and North Meadow Street/State Route 13 as well as two seating areas adjacent to the walkway along West Court Street. There are interior site walkways will lead to the parking area and the interior block courtyard. All walkways will be ADA accessible. Additionally, 14 bicycle parking spaces will be located to the west of the building entrance along West Court Street which complies with the City of Ithaca’s Bicycle Parking Requirements. The bicycle parking has been coordinated with the City of Ithaca’s Transportation Parking The plan proposes an interior parking lot with 16 spaces. There is no zoning requirement for parking in the WEDZ-1A district. The residents of the Lakeview Health Systems are not regular automobile users and tend to utilize public transportation. This parking arrangement will encourage public transportation, and is expected to be adequate for residents and staff. In addition, there are two municipal parking lots within a short walking distance of the site. IMPACT ON ENERGY Information about energy usage and systems is needed IMPACT ON NOISE AND ODORS Construction noise and sensitive receptors IMPACT ON PUBLIC HEALTH The applicant has submitted a Phase 1 Environmental Site Assessment (ESA) dated February 24, 2017, a Phase 2 ESA dated April 4, 2017, and draft Soil Management Recommendations dated April 5, 2107 and all prepared by Stantec Consulting Services Inc. The Phase 1 ESA found the following Recognized Environmental Conditions (RECS) on site:  711-713 West Court Street was listed as Cayuga Oil Company from 1971 through 1981, as Ithaca air duct cleaning in 1996, and as PAH Electronics from 1996 through 2001. The historical use, in particular the use by Cayuga Oil Company, is considered to be a REC for the Property, given the potential that petroleum products were stored and/or used on the Property in combination with the potential former presence of an on-site septic system. Page 4 of 5  In the rear yard of 326 North Meadow Street, material staging was observed including 1-5 gallon containers of fibered asphalt foundation coating, paints including several rusted empty paint cans, oil sprayer, sealers and hydraulic oil. Given the potential for these materials to have spilled from the containers observed and affected the surrounding soil, the material staging area is considered a REC for the Property.  315 North Meadow Street, located across North Meadow Street from 326 and 328 North Meadow Street, was historically used as a service station and currently/historically used as a dry cleaners. Although the NYSDOH concluded that indoor air was not being affected by contamination related to the dry cleaner, PCE, a dry cleaning solvent, was detected in the soil vapor at 326 North Meadow Street, thus the potential for PCE to be present in soil vapor and/or groundwater is considered to be an REC for the Property.  616 West Buffalo Street, located adjacent to the Property to the southwest, was listed as having been used as an auto painters from the late 1920s through the early 1930s (with proxylin lacquer spraying in 1929), a body and fender shop in 1941, Cayuga Electrical Supply from the early 1960s through the late 1960s, and gear and autoparts supply from the early 1970s through the early 2000s. Given the proximity of this site to the Property and the possibility that its historical uses may have been associated with releases of petroleum and hazardous substances, it is considered to be a REC for the Property.  A spill occurred at 618 West Buffalo Street in 1991 during the removal of an underground storage tank and petroleum impacts were found in the groundwater. Although the spill file was closed by the NYSDEC, the extent of the spill was not fully delineated according to the spill file. Given the proximity of this site to the Property, the historical uses of the site, and the unknown extent of the 1991 spill, it is considered to be a REC for the Property. Due to the results of the Phase I ESA, A Phase 2 ESA was carried out. The assessment tested surface and subsurface soil conditions and groundwater conditions. The report makes the following conclusions and recommendations:  The follow-up sample results taken around and to the west of B/MW-8 suggest that it is unlikely that the slag, ash and cinder fill material present in the subsurface will need to be managed as hazardous waste during redevelopment activities. However, fill material with elevated metals concentrations will need to be properly managed and/or controlled during development whether taken off-Site for disposal or remaining on-Site.  The data for the test borings in the southwest corner of the Site suggests that an apparently minor release of petroleum or other material containing ethyl benzene and xylene occurred near the B/MW-5 location and has affected shallow groundwater conditions in a limited area. It appears from the available data that that the release may have occurred on-Site; however, the B/MW-5 location is within a few feet of the western property boundary of the Site.  Because VOCs were not detected in any of the soil or groundwater samples taken at B/MW- 9, B-10, B/MW-11 and B-12 adjacent to B/MW-5 which had detections of the VOCs ethylbenzene and xylene in shallow soils in association with groundwater concentrations in excess of the applicable SCGs), there is a possibility that an on-Site release may have occurred. However, it is also considered possible that the VOC contamination may be related to an off-Site petroleum spill reported on an adjacent property to the south. Further Page 5 of 5 investigation in the area around B/MW-5 is needed to determine whether an undocumented on-Site spill could have occurred.  Stantec recommends that the owner of the 711-713 West Court Street property be advised of the findings and the apparent presence of contamination exceeding groundwater standards at B/MW-5, and concludes that the property owner should seek advice from legal counsel as to whether there is any obligation to report the occurrence to NYSDEC.  Stantec also recommends that a Site Management Plan (SMP) should be developed and implemented so that, during site-development, the soils containing the ash/cinder/slag materials around the 326 North Meadow Street parcel and the soil containing VOCs near the dumpster behind the building designated 711 West Court Street can be properly managed and addressed as encountered during redevelopment of the Site, whether taken off-Site for disposal to ensure proper disposal of soils that need to be removed from the Site, or remaining on-Site to limit contact the public has with impacted materials after development. The Lead Agency recognizes that any determination regarding the need for site remediation, as well as the standard to which clean-up is required for the intended end-use, is under the jurisdiction of NYSDEC and the NYS Department of Health. If site development requires that impacted soils be disturbed or reveals that additional contamination exists on site, the applicant is required to follow established protocols of the applicable agencies. However, a copy of the approved Site Management Plan should be submitted to the Lead Agency. IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD The applicant has submitted the following information: The Utilities available to serve the site include the City of Ithaca water and sanitary sewers, NYSEG electric and gas and overhead telecommunications. It is anticipated that a new water service for the building will be extended from North Meadow Street and a sanitary lateral from West Court Street. These utilities will be installed to the property lines by the City of Ithaca then extended by the project to the building. Overhead electric lines on the north and east property lines necessitate setting the building back 10’ to provide safe separation distances between the occupied spaces and the high voltage lines. The building will be located with additional buffer of approximately 10’ to provide a safe working distance for construction and maintenance. New electric and telecommunications services will be extended from the overhead lines via drops and buried conduit. A new gas service, if required, will be fed from West Court Street Information should be provided regarding displacement of people currently living on the project site. Prepared by: Lisa Nicholas, AICP TO: Board of Zoning Appeals FROM: Planning & Development Board DATE: July 26, 2017 SUBJECT: Planning Board Comments for Zoning Appeals #3066 & 3079 On July 25, 2017 members of the Planning and Development Board discussed the above-listed Zoning Appeals and agreed to forward the following recommendations: APPEAL # 3066 214 ELMIRA ROAD Area Variance Appeal of Noah Demarest on behalf of the owner Finger Lakes ReUse Inc. for an area variance from Section 325-8, Column 9, Building Height and Column 14/15, rear yard requirements of the zoning ordinance. The applicant proposes to construct a new 4 story building that will abut the existing building located at 214 Elmira Road. The new mixed use building will contain additional retail space, business offices, and 22 transitional housing units. Each story of the new 4 story building will be approximately 6800 square feet and have an overall building height of 44’-9”. The property at 214 Elmira Road is located in the 100 year flood zone where the floor elevation of a building is required to be 1’ above the base flood level elevation. The applicant proposes to raise the building to the required elevation, but will exceed the allowable building height in feet having 44’9” of the 40’ maximum, in the B5 zone district. There is also an additional building on the parcel addressed 210 Elmira Road that has an existing rear yard deficiency that will not be exacerbated by this proposal. The property is located in a B-5 business district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. The Planning Board does not identify any long term planning impacts with this appeal. The extra height requested corresponds closely with the additional height needed to comply with requirements for building in the 100 year floodplain. The Board recommends approval of this appeal. APPEAL # 3079 413 S. TITUS AVENUE Area Variance Appeal of Heidi Lux and David Spurgin for an area variance from Section 325-8, Column 4, Off-Street Parking, Column 7, Lot Width, Column 11, Front Yard, Column 12, Side Yard and Column 13, Other Side Yard requirements of the Zoning Ordinance. The applicant proposes to construct a 384 S.F. deck on the rear of the home located at 413 S. Titus Avenue. As part of this project, an existing 104 S.F. deck will be rebuilt and approximately 280 S.F. of deck will be added in the rear yard spanning the full width of the rear of the home. Constructing the deck the full width of the home will exacerbate both of the existing side yard deficiencies. On the east side, the existing side yard ranges from 4.4’ to 6.2’ from the property line. The new deck will be positioned 6.2’ from the lot line, the ordinance requires a 10’ side yard. On the west side of the property the existing side yard, at its narrowest point, is 1.5’ from the property line. The home was not built parallel to the property line therefore, constructing the new deck square to the home, will reduce the side yard to 1’ of the 5’ required by the ordinance. Additionally, the property has 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: dgrunder@cityofithaca.org existing deficiencies in off-street parking, lot width at street, and front yard setback that will not be exacerbated by the proposed project. The property at 413 South Titus Avenue is located in an R-2b zoning district where the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit may be issued. The Planning Board does not identify any long term planning impacts with this appeal and recommends its approval. MEMORANDUM From: Bryan McCracken, Historic Preservation Planner To: Lisa Nicholas and Members of the Planning & Development Board Date: July18, 2017 Subject: Proposed Local Historic Landmark Designation of 403 College Ave At the regular monthly meeting on Tuesday, July 11, 2017, the Ithaca Landmarks Preservation Commission (ILPC) held a public hearing after which they recommended the local historic landmark designation of the Larkin Building at 403 College Ave. Included in this packet is a copy of the resolution adopted by the Commission. Full documentation of the historic and architectural significance of the Larkin Building at 403 College Ave is included in this packet and available for public review at the City of Ithaca Department of Planning & Development, 3rd floor, City Hall, 108 East Green Street during regular business days between 8:30 a.m. and 4:30 p.m. As set forth in the Municipal Code, the Board of Planning and Development must file a report to the Common Council with respect to relation of the designation of this property with the comprehensive plan, the zoning laws, projected public improvements, and any plans for renewal of the site or area involved. The Common Council will then act to designate, veto, or refer the designation back to the ILPC for modification. 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 – 607-274-6565 E-Mail: dgrunder@cityofithaca.org 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 recommend to Common Council the designation of 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 a 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 2 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 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—an 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 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Larkin Building 3 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 Larkin 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 barrel- and segmental-arched window openings in the fourth and fifth stories, and the alternating single and double, full-story brackets 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 Ithaca Landmarks Preservation Commission Meeting Held Tuesday, July 11, 2017 Larkin Building 4 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: D. Kramer Seconded by: M.M. McDonald In favor: M.M. McDonald, D. Kramer, E. Finegan, K. Olson Against: S. Gibian Abstain: 0 Absent: S. Stein, J. Minner Vacancies: 0 OFFICE USE ONLY USN:HISTORIC RESOURCE INVENTORY FORM IDENTIFICATION Property name(if any) Address or Street Location County Town/City Village/Hamlet: Owner Address Original use Current use Architect/Builder,if known Date of construction,if known DESCRIPTION Materials please check those materials that are visible Exterior Walls:wood clapboard wood shingle vertical boards plywood stone brick poured concrete concrete block vinyl siding aluminum siding cementasbestos other: Roof:asphalt,shingle asphalt,roll wood shingle metal slate Foundation:stone brick poured concrete concrete block Other materials and their location: Alterations,if known:Date: Condition:excellent good fair deteriorated Explain: ATTACHMENTS Photos Provide several clear,original photographs of the property proposed for nomination.Submitted views should represent the property as a whole.For buildings or structures,this includesexterior and interior views,general setting,outbuildings and landscape features. Please staple one photograph providing a complete view of the structure or property to the front of this sheet. Additional views should be submitted in a separate envelope or stapled to a continuation sheet. Maps Attach a printed or drawn map indicating the location of the property in relation to streets,intersections or other widely recognized features so that the property can be accurately positions.Show a north arrow.Include a scale or estimate distances where possible. Prepared by:Address Telephone:Email Date (Continuedon reverse) Field Services Bureau • Division for Historic Preservation • New York State Office of Parks, Recreation and Historic Preservation Peebles Island, P. O. Box 189, Waterford, NY 12188 • www.nysparks.com/shpo • 518-237-8643 Larkin Building 403 College Ave. Tompkins Ithaca 403 Huestis Street LLC 400 College Ave., #100, Ithaca, NY 14850 mixed-use mixed-use x x see continuation sheet x stucco x 1913 L. Truame 108 E. Green St., Ithaca, NY 14850 (607) 274-6555 ltruame@cityofithaca.org 8/1/12 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.