HomeMy WebLinkAboutMN-ILPC-2011-06-28Approved by ILPC – 10/11/11
Ithaca Landmarks Preservation Commission (ILPC)
Minutes – June 28, 2011 (Special Meeting)
Present:
Susan Stein, Chair
Nancy Brcak
Ed Finegan
Michael McGandy
David Kramer
Susan Jones
Leslie Chatterton, Staff
Charles Pyott, Staff
Chair Susan Stein called the special meeting to order at 4:31 p.m. and read the legal notice for the public
hearings.
I. PUBLIC HEARINGS
A. Consideration of John Snaith House, 140 College Avenue, for Local Landmark Designation
Mary Tomlan prefaced her presentation by indicating that the designation process for the two buildings
being considered today was initiated over the course of writing the report she co-authored with John
Schroeder (Collegetown Historic Resources Worthy of Detailed Research) and the subsequent Common
Council resolutions associated with the Collegetown Urban Plan and Conceptual Design Guidelines.
M. Tomlan thanked Megan Gilbert, John Schroeder, Beth Spergel, Lindsay Myron, and Nancy Falconer
for their contributions.
M. Tomlan then proceeded to read the introductory paragraphs of both the Narrative Description of
Property and the Narrative Description of Significance:
“The John Snaith House is a two-story brick dwelling situated on a generously sized, downward sloping
lot at the southwest corner of College Avenue and Cook Street. The house has a total of four habitable
stories, the top story housed within a tall, steeply pitched slate-sheathed mansard roof with pedimented
dormers while the stone-walled basement story is above grade for approximately half of its perimeter.
Modern alterations, which have retained the basic form and detailing of the body of the house, include
the mid-1980s removal of a one-story sunroom and addition of a structural fire escape on the south side
and, more recently, the regrading of the front lawn to create a partially paved terrace level and the
replacement of a classically styled porch at the northeast corner with an extensive shed-roofed canopy
supported on wooden piers with decorative brackets.”
“The house at 140 College Avenue is significant not only as the sole nineteenth century brick dwelling
along that street but also and especially for its association with John Snaith, who came to Ithaca from his
native England to work on Ezra Cornell’s villa and whose career led him from work as a contractor,
sometime designer and real estate entrepreneur in Ithaca to major contracting jobs in Scranton, Albany
and New York City. Originally built by Snaith in 1874 as his family’s home, the house was rebuilt
under his direction following a damaging fire in 1894. Throughout its history, the East Hill location of
the house and its occupancy have been closely related to the presence and growth of Cornell
University.”
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M. Tomlan remarked that it is the extensive history associated with the house, even more than the
house’s historic architectural features, which serves as the principal argument for designation. As
described in further detail in the application submitted to the Commission, John Snaith, a carpenter from
Newcastle-on-Tyne, was one of fourteen artisans enlisted by Cornell University professor and fellow
Englishman Goldwin Smith to come to Ithaca in 1869. Snaith and his wife purchased property on East
Hill, their initial parcels comprising lands west of Huestis Street (now College Avenue). While the
family initially lived downtown, in the summer of 1874, Snaith erected a substantial and attractive brick
dwelling at No. 40 Huestis (No. 140 since 1899). The scale and geographic scope of Snaith’s
subsequent contracting work expanded significantly in the 1880s, beginning with his construction of the
Lackawanna County Courthouse in Scranton, Pennsylvania in 1881-84, and continuing throughout New
York State, including Albany, where Snaith’s work on the New York State Capitol brought him to the
attention of the broader public.
Public Hearing
On a motion by D. Kramer, seconded by M. McGandy, Chair S. Stein opened the public hearing.
Witnesses in Favor of Designation
Alphonse Pieper, Executive Director of Historic Ithaca and resident of 110 Ithaca Road, presented
comments in support of designation and submitted the following written comments for the record:
Historic Ithaca represents the voice for historic preservation in our community. Our mission is to protect
historic, architectural and cultural resources and to encourage sound, sustainable reuse and economic
development that respects our shared heritage.
Historic Ithaca supports the landmark designation of the John Snaith House at 140 College Avenue. The
2009 Collegetown Urban Plan & Conceptual Design Guidelines, endorsed by the City of Ithaca
Common Council in August of 2009, calls for the identification and local designation of historically
significant resources within the Collegetown Planning Area. There are currently no individual local
landmarks within this area.
The Snaith House is architecturally distinctive and historically significant in the development of
Collegetown and Cornell University. The landmark designation of the Snaith House and other key
historic resources in Collegetown is essential to maintaining the unique character of Collegetown in the
face of intense development pressure.
Local designation will provide a mechanism for review of exterior alterations, protecting this historically
significant property and making it eligible for the City of Ithaca's Real Property Tax Exemptions for
Historic Properties. Local designation may also lead to listing in the State and National Registers of
Historic Places, which would make the property eligible for New York State Rehabilitation Tax Credits.
Both the city tax exemption and state tax credits are powerful tools for encouraging sound reinvestment
in historic properties that ultimately contributes to Ithaca's tax base.
Protecting historic landmarks through local designation will help to achieve and maintain a diverse,
vibrant, and livable Collegetown. The designation of the John Snaith House is an important first step.
Sincerely,
Alphonse F. Pieper, Executive Director
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Susan Blumenthal, 305 Mitchell Street and former Common Council member for eight years, Planning
and Development Board Chair, and member of the Planning and Economic Development Committee,
presented comments in support of designation and submitted the following written comments for the
record:
Dear Commission Members,
I've lived in the vicinity of Collegetown for twenty-four years and have witnessed many changes on East
Hill - some for better and some for worse. While it hasn't provided perfect outcomes, the establishment
of the East Hill Historic District has been a valuable tool in maintaining the historic fabric of lower East
Hill. Sometimes I ponder what would have happened to some of the old buildings if the district hadn't
been put in place to protect the character of the beautiful old buildings. Hence, in light of the sweeping
changes occurring in the area along East State Street and the potential for additional removal and
alteration of Ithaca's historic buildings as the Collegetown core gets redeveloped, I hope the commission
will provide protection for the two distinguished historic buildings on College Avenue under
consideration.
Despite alterations over the years, the Snaith and Grand View Houses remain largely intact and provide
valuable references to Ithaca's past, as ably described by Mary Tomlan. Each stands out to the passing
public for its noteworthy architecture and presence ― the red brick Snaith House alongside many
wooden structures and the eyecatching size and placement of the imposing Grand View House. The two
structures also provide important ties to the early development of the area with different forms of student
housing.
Absent designation of a wider swath of area south of the university, the commission should be proactive
in protecting Collegetown's historic resources given the pressured environment to tear down the old for
the new. In addition, ILPC designation will also ensure that future alterations to these significant
buildings are designed and built in a sympathetic manner.
Thank you for your consideration of my comments
Sincerely,
Susan Blumenthal
John Schroeder, Planning and Development Board Chair, speaking as a private citizen, presented
comments in support of designation. He remarked that the building is a good example of the positive
impact of the founders of Cornell University. Andrew Dixon White’s vision inspired the construction of
the building, while the numerous connections of professors like Goldwin Smith enabled skilled artisans
to come to Ithaca to work. The impetus arising from this vision enriched the entire community, led to
the evolution of East Hill and other parts of Ithaca, branched out to Scranton and New York City, and
arguably even spread to other segments of the Northeast. J. Schroeder noted that the visual power of the
Snaith House, its corner location, its setback, its prominence, and its unusual construction for this
section of Collegetown all lend support to its designation and he believes it is important to preserve the
building.
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Kathy Yoselson presented comments in support of designation. She noted that she has lived across the
street from the building since 1972 and has seen many changes to the neighborhood over that period of
time. Over the years, as she has looked out onto Cook Street, the large vista visible from her house
compelled her to pay considerable attention to the Snaith House. She believes the age and architectural
authenticity of the building alone make it worthy of designation.
Witnesses in Opposition to Designation
Adam Shay, attorney for the building’s current owners, spoke in opposition to the designation.
According to his understanding of the arguments that have been articulated in support of designation, he
noted the primary reason being articulated in support of designation appears to revolve exclusively
around the building’s association with John Snaith. A. Shay indicated, however, that he had not heard
sufficient detailed substantiation of the role Mr. Snaith played in the re-building of the structure after the
fire. A. Shay noted that it states in the Narrative Description of Significance that “the house was rebuilt
under his [Snaith’s] direction following a damaging fire in 1894.” A. Shay does not believe there is any
way this kind of claim can be substantiated. It is only conjecture. A. Shay also remarked that the
Narrative Description of Significance states that “[…] it seems reasonable to assume that the masonry
portions of the original structure remained basically intact throughout.” A. Shay does not believe this is
reasonable to assume, either. In concluding, A. Shay indicated he does not believe it is appropriate to
designate the building, given what is known at this time. He added that the designation application
partially relies on an advertisement that was published at the time; and yet such advertisements are
typically phrased in glowing terms and he believes this particular advertisement undoubtedly
exaggerated the originality of the new structure.
Rebuttals
In her rebuttal, M. Tomlan remarked that Mr. Shay did not benefit from the complete breadth of her
research. She indicated that, through her reading of historic archive newspapers over a period of many
years, it was evident to her that Snaith returned regularly to Ithaca (e.g., in the 1890s he came back to
work on the furnace of one of his homes) and it seems clear from the historic record that he would have
been very interested in the fate of the building. He returned and worked with the insurance company
and arranged to have someone rebuild it. The number of times his name is mentioned in the newspapers
indicates the extent to which he returned. While it is true we do not know for certain the absolute extent
of the damage from the fire, it is safe to state the majority of the masonry portions of the structure would
have survived and the features that John Schroeder mentioned in his statement are consistent with an
1840 date. M. Tomlan added that the advertisement from the sale of the house was published by the
family of the woman to whom Snaith sold the house and they would have been very familiar with the
house.
M. McGandy asked if, at the time of the fire, it was consistently referred to as the Snaith House, to
which M. Tomlan replied that the first advertisement after the reconstruction referred to it as the former
home of Mr. Snaith.
Closure of Public Hearing
The public hearing was closed on a motion by N. Brcak, seconded by M. McGandy.
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Commission Discussion and/or Action
D. Kramer indicated he is not convinced by A. Shay that the house lost its association with Snaith
merely as a result of the fire damage. D. Kramer believes that parts of it are certainly original.
N. Brcak remarked that, as an architectural historian, she believes it is clear that the body of the building
remains (e.g., the pattern of the brick and other details). The notion that the fire eliminated any
connection to Snaith does not hold water. In fact, there are many examples in architectural history of
similar circumstances in which the connection to the original architect has been demonstrated.
S. Jones indicated that she agrees with N. Brcak and D. Kramer.
E. Finegan noted that when the property was sold after the fire, the building was already being perceived
as a building of a certain historical era.
RESOLUTION: Moved by Susan Jones, seconded by N. Brcak.
WHEREAS, as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks Preservation
Commission (ILPC) may designate landmarks and districts of historic and cultural significance,
and
WHEREAS, a special public hearing held on Tuesday, June 28, 2011, for the purpose of considering a
proposal to designate the John Snaith House at 140 College Avenue as a City of Ithaca
landmark, has been concluded, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form, dated June 20,
2011, including the Narrative Description of Property and the Narrative Description of Significance,
prepared by Mary Tomlan for consideration by the ILPC, and
WHEREAS, the designation of a local landmark 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 John Snaith House 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, Section 228-3 of the Municipal Code defines a landmark as follows:
A structure, memorial or site or a group of structures or memorials, including the
adjacent areas necessary for the proper appreciation of the landmark, deemed worthy of
preservation, by reason of its value to the city as:
A. An outstanding example of a structure or memorial representative of its era,
either past or present.
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B. One of the few remaining examples of a past architectural style or combination
of styles.
C. A place where an historical event of significance to the city, region, state or
nation or representative activity of a past era took place or any structure,
memorial or site which has a special character, special historical and aesthetic
interest and value as part of the development, heritage and cultural
characteristics of the City of Ithaca, including sites of natural or ecological
interest, now, therefore be it
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 June 20,
2011, and additional information presented by Mary Tomlan on June 28, 2011, 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 section of the New York State Building-
Structure Inventory Form, prepared by Mary Tomlan and dated June 20, 2011, the John
Snaith House, and the adjacent areas that are identified as tax parcel #68.-6-2, is a structure
deemed worth of preservation by reason of its value to the city as a structure which has
special character, special historical and aesthetic interest, and value as part of the
development, heritage, and cultural characteristics of the City of Ithaca, as enumerated
below:
1) The John Snaith House has special historical and aesthetic interest and value as a
part of the development, heritage, and cultural characteristics of the City of Ithaca
and as an example of the work of the owner, designer and builder and businessman,
John Snaith.
As stated in the Narrative Statement of Significance portion of the New York State Building-
Structure Inventory Form, John Snaith and his wife, Mary Ann, like many in the area,
participated in the speculative acquisition of properties on East Hill, near Cornell University.
In Snaith’s case, these included properties west of Huestis Street, now College Avenue, and
later east of that street. In 1874, Snaith constructed and likely designed a residence located
at what was then 40 Huestis Street. The Narrative Statement of Significance recounts an
interview published in the Ithaca Daily Journal in October 1874, describing the residence as
having a “fine view of the village” from the westward vantage. The deep setback from the
street and the generously sized lot set the house apart from other houses on the street. The
Snaith House is the only surviving residence on College Avenue constructed of brick. The
house John Snaith originally designed and built for his family in 1874, as suggested by the
surviving features listed above, is a representative example of a residence that reflected the
confidence of a proficient builder and developer.
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2) The John Snaith House has special historical and aesthetic interest and value as a
part of the development, heritage, and cultural characteristics of the City of Ithaca
through association with John Snaith, who as stated in the Narrative Description of
Significance portion of the New York State Building-Structure Inventory Form, came
to Ithaca from his native England to work on Ezra Cornell’s villa. His career led him
from work as a contractor, sometime designer, and real estate entrepreneur in Ithaca
to major contracting jobs in Scranton, Albany, and New York City.
As stated in the Narrative Description of Significance portion of the New York State
Building-Structure Inventory Form, John Snaith was born in Newcastle-on-Tyne, and
enlisted to work on the construction of Ezra Cornell’s new villa by Cornell University
professor and fellow Englishman, Goldwin Smith. While at Cornell, he worked on other
building projects associated with the early campus development. Having worked as a
stonecutter at Cornell in the early years of the University’s development, John Snaith is
representative of the many skilled construction workers recruited from England and Europe
who contributed to the establishment and growth of Cornell University.
Over the course of John Snaith’s life, he simultaneously identified himself as a stone cutter,
carpenter/joiner, architect/designer, and builder/contractor. As described in the Narrative
Description of Significance, the scope and geographical area of his commissions expanded
significantly. Among numerous residential commissions noted in the Narrative Description of
Significance, his most visible work in Ithaca was the construction of the Ithaca High School,
1884-85, designed by A.B. Wood. In the 1880, Snaith was awarded the commission for
construction of the Lackawanna County Courthouse in Scranton, Pennsylvania. Contacts in
Scranton led to commissions in Albany, New York, and in, the latter part of his career,
eventually, replacement and repair work at the New York State Capitol.
3) Conversion of the John Snaith House during Snaith’s time from a family residence
to owner-occupied, rooming, or boarding house accommodations, later to a bed and
breakfast, and ultimately to student apartments imparts a special historical and
aesthetic interest and value as part of the development, heritage, and cultural
characteristics of the City of Ithaca.
In 1894, the Snaith House suffered a damaging fire. Although there are no details about
what portions of the building were impaired or destroyed, the Narrative Description of
Significance portion of the New York State Building-Structure Inventory Form notes that one
could assume that the stone foundation and brick walls survived the fire. By the time of the
fire, the Snaith family was living in Albany and the residence had been rented to a landlady
and student tenants. Upon deciding to rebuild, Snaith introduced some changes to the
original design, most notably a steep mansard roof and a greater number of dormer
windows. These features were an indication of Snaith’s likely intention to increase the rental
income by adding habitable space to this well-situated property. The operation of his former
home as a rooming house continued after Snaith’s death in 1896, with the owner-occupants
of 1926 holding the property for almost 20 years and their successors, for a period of
approximately 40 years. During this period, the house served as a family home and rooming
house. In 1985, the house was purchased and altered for use as a bed and breakfast. In
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2003, the house was sold to another local entity who resumed the use of the property as
student rental housing.
BE IT FURTHER RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that,
based on the findings set forth above, the John Snaith House meets criterion “C.,” defining a
“Local Landmark,” as set forth in Section 228-3 of the Municipal Code, “Landmarks
Preservation,” and be it further
RESOLVED, that the Commission hereby designates the John Snaith House, 140 College Avenue, as a City
of Ithaca landmark.
RECORD OF VOTE: 6-0-0
Yes
M. McGandy
D. Kramer
S. Stein
S. Jones
E. Finegan
N. Brcak
No
0
Abstain
0
B. Consideration of Grand View House, 209 College Avenue, for Local Landmark Designation
Mary Tomlan presented a brief introduction to the Grand View House and the arguments for her belief
that it merits designation, incorporating some of the contents of her written submission. She then
proceeded to read the introductory paragraphs of both the Narrative Description of Property and the
Narrative Description of Significance:
“The Grand View House is a multiple dwelling of frame construction, set into an upwardly sloping site
on the east side of College Avenue. The general symmetry of its rectangular massing, including the
shallow projection of a portion of its street façade, is accented by the axial locations of its lengthy
entrance stairway, main door with sidelights, and engaged tower. There are five habitable stories,
comprising a ground or basement story that is largely above grade at the front of the building, three
primary stories and the topmost story within the bell-shaped mansard roof. The most substantial
alterations to the building’s exterior form are the modestly increased height of the mansard roof and the
addition at the rear; both have been executed with sensitivity to the original structure.”
“The Grand View House at 209 College Avenue is significant as the surviving example of several large
frame boarding houses of dramatic silhouette erected on Huestis Street (now College Avenue) in the
1880s as Cornell University enrollment surged during the latter portion of that decade. Its tall basement
story accommodated a dining room accessible to outside patrons as well as to the resident roomers above,
while the mansard roof provided usable space above the main stories, and the distinctive tower gave the
building visibility from the community below. The subsequent reconfiguration of the upper stories to
provide apartments rather than suites of rooms and the elimination of the boarding function reflected
housing trends in Ithaca in the early twentieth century, while more recent improvements have been made
to increase tenant safety yet preserve the building’s historic character. The Grand View remains as a
witness to the longstanding role of private enterprise in the provision of student housing, initially by a
developer from an outlying part of the county and, since the early twentieth century, by a succession of
local owners.”
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M. Tomlan indicated that the changes associated with the recent (circa 2000) rehabilitation of the Grand
View House included raising the mansard roof, removal of the wooden porches at the rear, and the
construction of the largely enclosed addition. The roof’s increased height changed its relationship to the
entrance tower, bringing more of the tower within the mass of the building and eliminating the windows
on the sides of the upper story of the tower. M. Tomlan noted, however, that these changes have not
compromised the preservation of the essential features of the Grand View House. The current owners
have been very sensitive to the state of the original building.
Witnesses in Favor of Designation
Alphonse Pieper, Executive Director of Historic Ithaca and resident of 110 Ithaca Road, presented
comments in support of designation. He indicated that the Grand View House is a good example of a
modern-day developer doing a good and historically sensitive job with a building, without being
solicited to do so or asking to be designated. He then submitted the following written comments for the
record:
Historic Ithaca represents the voice for historic preservation in our community. Our mission is to protect
historic, architectural and cultura1 resources and to encourage sound, sustainable reuse and economic
development that respects our shared heritage.
Historic Ithaca supports the landmark designation of the Grand View House at 209 College Avenue. The
2009 Collegetown Urban Plan & Conceptual Design Guidelines, endorsed by the City of Ithaca Common
Council in August of 2009, calls for the identification and local designation of historically significant
resources within the Collegetown Planning Area. There are currently no individual local landmarks within
this area.
The Grand View House is architecturally distinctive and historically significant in the development of
student housing Collegetown. The landmark designation of the Grand View House and other key historic
resources in Collegetown is essential to maintaining the unique character of Collegetown in the face of
intense development pressure.
Local designation will provide a mechanism for review of exterior alterations, protecting this historically
significant property and making it eligible for the City of Ithaca's Real Property Tax Exemptions for
Historic Properties. Local designation may also lead to listing in the State and National Registers of
Historic Places, which would make property eligible for New York State Rehabilitation Tax Credits. Both
the city tax exemption and state tax credits are powerful tools for encouraging sound reinvestment in
historic properties that ultimately contributes to Ithaca's tax base.
Protecting historic landmarks through local designation will help to achieve and maintain a diverse,
vibrant, and livable Collegetown. The designation of the Grand View House is an important first step.
Alphonse P, Pieper, Executive Director
John Schroeder, Planning and Development Board Chair, speaking as a private citizen, presented
comments in support of designation. He spoke enthusiastically about the power and presence of the
building, with its recessed elements, imposing steps, the verticality of its windows, and so on, all
executed in a simple style. He stated that it definitely merits being designated, given its iconic
appearance and status in the middle of Collegetown. He also stressed it is the sole survivor of a
grouping/genre of similar historically significant buildings, constructed at the time.
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Witnesses in Opposition to Designation
Steve Beer, Board of Zoning Appeals Chair & owner of the subject property, spoke in opposition to
designation. He prefaced his comments by stating that 12 years ago his family bought the house, which
was essentially derelict at the time. He had a general interest in historic preservation and saw the
potential in the building. So he elevated it and made every effort to treat it in a historically sympathetic
manner, while making it more attractive as a commercial residential building. Despite these efforts, he
expressed, it is by no means an “untouched antique” and that many of the changes he implemented could
not be considered historically authentic or appropriate (e.g., concrete stairs, raised mansard roof, rubber
membrane-covered roof, second means of egress, etc.). S. Beer indicated that, if the Grand View is
designated, then many other buildings in Collegetown should be, as well, so that it not be isolated from
the others. He noted that, while historic designation may be a “plus” for a single-family home, it is not a
“plus” for a commercial residential property, given that designation would impose additional costs on
the property owner. He believes it is unfair to designate a commercial structure.
L. Chatterton indicated that further discussion and action regarding the Grand View House designation
would need to be deferred to the next Commission meeting, given the time limitations.
II. PLEASURE OF THE CHAIR
A. Administrative Matters
(no administrative matters were discussed)
VI. ADJOURNMENT
There being no further business, the meeting was adjourned at 5:59 p.m. by Chair S. Stein.
Respectfully Submitted,
Megan Wilson, Planner
Ithaca Landmarks Preservation Commission
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