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HomeMy WebLinkAbout08-15-17 Planning and Development Board Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 PLANNING & DEVELOPMENT BOARD Project Review Committee NOTICE OF MEETING & AGENDA TO: City of Ithaca Project Review Committee (Planning & Development Board) FROM: Lisa Nicholas, Senior Planner DATE: August 10, 2017 SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY, AUGUST 15, 2017 The Project Review Committee Meeting is scheduled to begin at 8:30 a.m. in the Second Floor Conference Room, City Hall, 108 E. Green St. Please call Lisa Nicholas at 274-6550, if you cannot attend or you require additional information. 8:30 Project: 709 West Court Street (Housing) Location: 326 & 328 N Meadow St. and 709 – 713 W Court Street Applicant: Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Anticipated Board Action(s) in August: Public Hearing and Determination of Environmental Significance 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. 8:50 Project: Elm St Apartments (Rebuild) (New materials attached) Location: 203-209 Elm Street Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS) Anticipated Board Action(s) in August: Public Hearing and Determination of Environmental Significance Project Description: The proposed project consist of the demolition of a two single family homes and one duplex 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. 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 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2 9:10 Project: Duplex (New materials attached) Location: 217 Columbia Street Applicant: Charlie O’Connor for 985 Danby Rd LLC Anticipated Board Action(s) in August: Public Hearing Project Description: the applicant is proposing to install a modular duplex with one 3- bedroom apartment on each floor. The new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is a Type II Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-5 C.(8) and the State Environmental Quality Review Act (“SEQRA”) § 617.5 (C)(9) and is not subject to environmental review. 9:30 Zoning Appeals (Materials enclosed) #3080, 131 Blair Street, Area Variance #3081, 203-211Elm Street, Area Variance 9:35 Draft Planning Board Reports Regarding the Proposed Designations of 403 and 411-415 College Avenue (Materials enclosed) 9:50 Agenda Review for 8-22-17 10:00 Adjournment cc: Mayor Svante Myrick & Common Council Dr. Luvelle Brown, Superintendent, ICSD Jay Franklin, Tompkins County Assessment If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., no later than 2 days (not including weekends and holidays) before the meeting. Q. a a Ithaca Neighborhood ~ HOUSING SERVICES BETTER HOUSING for Tompkins County Together we are increasing quality housing opportunities for Tompkins County and beyond. 8/9/17 Lisa Nicholas City of Ithaca 108 E. Green St., 3rd floor Ithaca, NY 14850 Re.: 203-211 Elm Street Energy Use and Conservation Dear Lisa- INHS is committed to environmental, economic, and social stewardship through incorporating sustainable building practices into all of our real estate development projects. Our Real Estate Development policy requires us to apply the following sustainable practices, at a minimum: • optimizing site potential, • eschewing development in environmentally sensitive areas, • optimizing energy use, • protecting and conserving water, • using environmentally preferable products, • enhancing indoor environmental quality, and • optimizing operational and maintenance practices. Unless determined to be financially infeasible, all new construction projects are required to conform to a formal sustainability rating system. We have not yet completed the initial LEED checklist for the Elm Street project, but we anticipate targeting a LEED Gold rating. We will also target EnergyStar and EPA Indoor Air Plus certification. Energy efficiency features of the development will include: • advanced framing • continuous insulation • EnergyStar appliances • high efficiency water heaters • high efficiency heating system • triple pane Energy Star windows with low-E glass • LED lights 115 West Clinton Street Ithaca, New York 14850 Phone: 607-277-4500 I IthacaNHS.org Other "green" features of the development will include: • Indoor air quality: o low VOC paints o Green Label Plus certified carpet in bedroom areas only, hard surfaces elsewhere o continuous ventilation o Sealed combustion appliances • Resource conservation: o compact development o engineered wood o cementitious siding o drought-tolerant landscaping o high efficiency faucets and fixtures o certified low-waste construction Please let me know if there are any additional questions I can answer about the project. Thank you. . Truame r Housing Developer THESE DOCUMENTS AND ALL THE IDEAS, ARRANGEMENTS, DESIGNSAND PLANS INDICATED THEREON OR PRESENTED THEREBY AREOWNED BY AND REMAIN THE PROPERTY OF SWBR ARCHITECTURE,ENGINEERING & LANDSCAPE ARCHITECTURE, P.C. AND NO PARTTHEREOF SHALL BE UTILIZED BY ANY PERSON, FIRM, ORCORPORATION FOR ANY PURPOSE WHATSOEVER EXCEPT WITH THESPECIFIC WRITTEN PERMISSION OF SWBR ARCHITECTURE,ENGINEERING & LANDSCAPE ARCHITECTURE, P.C..ALL RIGHTS RESERVED ©387 East Main StreetRochester, NY 14604-2107Voice: 585.232.8300Fax: 585.232.9221w w w . s w b r . c o mFILE PATH:DRAWING TITLEproj. no.checkedproj. mgr.drawn bySTATUS:DRAWING NO.PROJECT:CLIENT:ISSUE DATE:ROCHESTER, N E W Y O R K2/29/2016 11:22:07 AMJ:\2015\15225.00 INHS 203-209 Elm Street Apts\4-CAD\4.01_Revit\15225_Elm Street Apartments_Central.rvt E16-12AJSAJSTRTSITE PLAN APPLICATIONITHACA NEIGHBORHOODHOUSING SERVICESINHS ELM STREETAPARTMENTS115 WEST CLINTON STREET ITHACANY, 148507/18/2017203-209 ELM STREET ITHACA, NEWYORK 14850DEMOLITION, EROSIONAND SEDIMENTCONTROL PLANC-102··· Page 1 of 6 City of Ithaca FULL ENVIRONMENTAL ASSESSMENT FORM - Part III Project Name: 203-209 Elm Street (Rebuild) Date Created: 7/5/17 Updated 7/26/17 and 8/9/17 in Yellow PROJECT DESCRIPTION The proposed project consist of the demolition of a two single family homes and one duplex 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. IMPACT ON LAND The project site is currently developed – however- due to the steep slopes and unique landforms, construction activities have the potential to impact the land. According to information provided by the applicant, 40% of the site has slopes over 15%, and 5% is between 10-15%. The applicant has provided a memo titled INHS Apartments – Site Plan Comments – Geotech Report dated June 29, 2017 and prepared by SWBR. The letter states the following: Currently there is no geotechnical report for the Elm Street Apartments project. As shown on the submission documents, there are existing structures on the proposed built area, making geotechnical report not feasible at this time. Once demolition of the current structures is complete, the owner plans to engage a geotechnical engineer to investigate soil conditions. To this point the design team has made assumptions that the soil will provide adequate drainage and bearing pressures for the proposed foundation system, slab on grade, and retaining walls. The slab on grade system for the project will consist of a 5” thick reinforced concrete slab on grade. A vapor barrier will be provided below the slab and +/-6” of washed, compacted stone will be placed on compacted subgrade. The foundation system for the project will consist of 12” reinforced CMU or concrete walls on concrete footings. The foundation walls will act as retaining walls when necessary, as well as provide structural support for the exterior walls above. With the assumption of adequate soil bearing pressures, the project team is assuming traditional concrete spread footings, roughly 24” wide x 12” thick. All foundation walls above the lover level slab on grade will have sheet applied waterproofing and drainage mats on the exterior. This will shed to a continuous footing drain. The retaining walls at the east and west ends of the site will be an engineered gravity wall system designed by the retaining wall manufacturer consisting of interlocking modular blocks set on stone and compacted subgrade. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the Page 2 of 6 front and side area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced from previous submissions in an effort to protect the stream and minimize disturbance to the slope. Also see Impact on Drainage. Perched water tables may exist in the conditions on site. Appropriate measures should be taken. Information provided by the applicant states that bedrock outcroppings are present on site. The applicant has confirmed verbally that these occur only in the intermittent stream. IMPACT ON WATER The project site is steeply sloped. According to information provided by the applicant, 40% of the site has slopes over 15%, and 5% is between 10-15%. The project site is within UNA 137. An unnamed perennial creek runs through the lower portion of the property that is not slated for development. The Unique Natural Areas Inventory of Tompkins County 2015 Revision identifies intermittent streams a potentially sensitive communities within UNA 137. IMPACT ON DRAINAGE There will be a small increase in impervious surface on the site. The applicant has submitted a memo regarding stormwater from TG Miller PC dated June 30, 2017. The letter states that because the project will disturb less than ½ acre a Basic SWPPP will be required. The Lead Agency is concerned that adequate E&S controls be installed during construction to protect the stream. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the front and sides area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced form previous submissions in an effort to protect the stream and minimize disturbance to the slope. The applicant has also submitted updated Demolition and Erosion and Sediment Control Plans dated 7/18/17 and prepared by TG Miller PC, showing construction fencing and silt fencing in the rear of the property. The applicant will submit tree protection details before Site Plan Approval. IMPACT ON AIR No impact anticipated. IMPACT ON PLANTS AND ANIMALS See Impacts to Unique Natural Areas. IMPACT ON AESTHETIC RESOURCES No impact anticipated. IMPACT ON HISTORIC RESOURCES No impact anticipated. IMPACT ON OPEN SPACE AREA Page 3 of 6 No impact anticipated. IMPACT ON UNIQUE NATURAL AREAS OR CRITICAL ENVIRONMENTAL AREAS The project site is within UNA 137- Octopus Cliffs. The Unique Natural Areas Inventory of Tompkins County 2015 Revision, describes the UNA as such: This UNA contains a steep forested slope with many small gorges with cliffs and streams (many intermittent). The soils are shallow with rock outcrops. The south end of the site has pretty much been developed, but Kentucky coffeetree (Gymnocladus dioica), a locally rare species, persists here. The forest includes mixed oak forest and also nice, fairly old, mesic forest dominated by sugar maple, red oak, and basswood. Farther up the slope, the oaks are more abundant. Herbs are abundant, with high species diversity. Sensitive communities within the UNA that may be present on the undeveloped portion of the site include intermittent stream communities, Cliff and talus communities and shale talus slope woodland communities. The applicant has provided a survey prepared by TG Miller PC and dated 6/5/17. The survey identifies the species and size of trees on the development site. None of the trees on the survey are identified are Kentucky coffeetree. The applicant has submitted updated Demolition and Erosion and Sediment Control Plans dated 7/18/17. The revised plans show the retention of five trees previously slated for removal, revised grading that reduces the amount of disturbed area, removal of previously proposed construction fencing at the rear of the property and revised placement of silt fencing and construction fencing in the rear of the property. The applicant will submit tree protection details before Site Plan Approval. The Lead Agency is concerned that adequate E&S controls be installed during construction to protect the stream. The applicant has submitted a revised undated and unattributed drawing (date stamped 8-9-17) titled Elm Street Site Logistics Plan showing a construction area with chain link fence delimiting the front and sides area of disturbance and with orange construction fence delimiting the area of disturbance in the rear (downslope). The area of disturbance is significantly reduced form previous submissions in an effort to protect the stream and minimize disturbance to the slope. Information provided by the applicant states that bedrock outcroppings are present on site. The applicant has confirmed verbally that these occur only in the intermittent stream. IMPACT ON TRANSPORTATION The applicant is requesting relief from parking requirements in the R-3a Zoning District. The applicant is proposing 6 spaces rather than the required 13. Based on similar projects, INHS has predicted that six spaces will meet the demand of this project. In an email dated July 18, 2017, the City Transportation Engineer has provided the following comments on the project Page 4 of 6  A work zone traffic control plan, stamped by a professional engineer, must be provided depicting how vehicles, bikes and pedestrians will be accommodated during all phases of construction of the proposed project. Of particular concern is the ability of pedestrians to access the extent of Elm Street from Chestnut Street to Floral Ave during construction, as a reroute would be lengthy for pedestrians.  The applicant should provide a "bulbout" treatment at the existing crosswalk on the property side of Elm Street to enhance pedestrian safety and accessibility to the site.  The proposed plan must show cross slopes and running slopes of the proposed sidewalk and driveway apron.  The proposed sidewalk edge should be aligned with the road curbline, similar to the existing sidewalk alignment, for consistency. No impact anticipated. IMPACT ON ENERGY The applicant has submitted the following information regarding energy use and conservation: INHS is committed to environmental, economic, and social stewardship through incorporating sustainable building practices into all of our real estate development projects. Our Real Estate Development policy requires us to apply the following sustainable practices, at a minimum: • optimizing site potential, • eschewing development in environmentally sensitive areas, • optimizing energy use, • protecting and conserving water, • using environmentally preferable products, • enhancing indoor environmental quality, and • optimizing operational and maintenance practices. Unless determined to be financially infeasible, all new construction projects are required to conform to a formal sustainability rating system. We have not yet completed the initial LEED checklist for the Elm Street project, but we anticipate targeting a LEED Gold rating. We will also target EnergyStar and EPA Indoor Air Plus certification. Energy efficiency features of the development will include:  advanced framing  continuous insulation  EnergyStar appliances  high efficiency water heaters  high efficiency heating system  triple pane Energy Star windows with low-E glass  LED lights Other "green" features of the development will include:  Indoor air quality:  low VOC paints Page 5 of 6  Green Label Plus certified carpet in bedroom areas only, hard surfaces elsewhere  continuous ventilation  Sealed combustion appliances Resource conservation:  compact development  engineered wood  cementitious siding  drought-tolerant landscaping  high efficiency faucets and fixtures  certified low-waste construction No impact anticipated. IMPACT ON NOISE AND ODORS No impact anticipated. IMPACT ON PUBLIC HEALTH The applicant has submitted Phase 1 Environmental Site Assessment dated June5, 2017 and prepared by Seeler engineering, PC. The Report concludes that no Recognized Environmental Conditions were identified on the project site. No impact anticipated. IMPACT ON GROWTH AND CHARACTER OF COMMUMITY OR NIEGHBOORHOOD The applicant is requesting two area variances for relief from requirements in the R-3a Zoning District. The first is for relief from the rear yard setback requirement. The relief allows for the retaining wall that supports the parking area to have two planted tiers on the downslope side- both of which encroach into the rear yard setback. The applicant states that without the tiered portions, the retaining wall would be very large and potentially unattractive from the rear yards of the adjacent properties. By adding the tiers to the retaining wall, it becomes less invasive, and allows for vegetation to be planted at the different levels. The second variance is for relief from the parking requirement. The applicant is proposing 6 spaces, 13 are required. Based on similar projects, INHS has predicted that six spaces will meet the demand of a project like this. The Lead Agency does not identify any impacts with these variances. With steeps slopes, the site is unique and both variances would improve the project. The project will displace the current residents. The applicant has provided the following information regarding relocation: Because we anticipate using some federal funds for the construction of the new apartments, we plan to follow the requirements of the Uniform Relocation Act. Current residents will be provided with all required notifications and will receive the appropriate relocation assistance. Our hope is that the relocation will be temporary. We will pay all Page 6 of 6 costs for the tenants to move off site and return to the property when the units are complete, and will pay their rent differential (if any) for the time they are housed elsewhere. No impact anticipated. Prepared by: Lisa Nicholas, AICP gl 8/2/2017 APPEAL # 3080 131 BLAIR STREET Appeal of Christopher Anagnost for an area variance from Section 325-8, Column 4, Off-Street Parking, Column 13, Other Side Yard, Column 14/15, Rear Yard and Section 325-32C (2) Enlargement of a Non-conforming Structure, requirements of the Zoning Ordinance. The applicant proposes to construct a second floor bathroom addition to the existing dwelling located at 131 Blair Street. The dwelling currently contains eight bedrooms and two bathrooms for the eight unrelated permitted in the dwelling. The applicant has found that two bathrooms do not meet the needs of the eight tenants. The proposed third bathroom will be constructed above a one story portion of the building. The zoning ordinance does not permit enlargements of non-conforming structures which do not meet the requirements for lot area and parking. The property at 131 Blair Street lacks the required parking and therefore, the second floor bathroom cannot be constructed without obtaining an area variance. The property has existing deficiencies in off-street parking, other side yard, and rear yard that will not be exacerbated by the proposed addition. The property at 131 Blair Street is located in a CR-3 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. CITY OF ITHACA Board of Zoning Appeals ― Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3080Address131 Blair StreetUse DistrictCR-3Date9/5/2017ApplicantChristopher AnagnostOwnerChristopher Anagnost and Christopher George Corp.Application Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title Use Accessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot Coverage Front Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseMultiple Dwelling0 5019.63 53' 2 3034% Bldg. 56% Green27' 9.3' 3.2' 11' or 11.5%Multiple 3500 40Note Non-Conforming ConditionsOK N/A Def. N/A OK OK OK OK OK OK OK Def. Def. OKProposed Condition and/or UseMultiple Dwelling0 5019.63 53' 2 3034% Bldg. 56% Green27' 9.3' 3.2' 11' or 11.5%Multiple 3500 40Note Non-Conforming Conditions for ProposalOK N/A Def. N/A OK OK OK OK OK OK OK Def. Def. OKNOTES:District Regulations for Existing5None Required33520' Min. 2 Stories Min.District Regulations for Proposed5None Required320' Min. 2 Stories Min.3540% Bldg. 30% Green1040% Bldg. 30% Green10 5 520% or 20' whichever is less *10' Veg. Buffer Req.520% or 20' whichever is less *10' Veg. Buffer Req.5 gl 8/2/2017 APPEAL # 3081 203-211 ELM STREET Appeal of Ithaca Neighborhood Housing Services, Inc. for an area variance from Section 325-8, Column 4, Off-Street Parking and Column 14/15, Rear Yard requirements of the Zoning Ordinance. The applicant proposes to demolish three buildings and construct a 13 unit apartment building at the property located at 203-211 Elm Street. The project site currently consists of four parcels that will be consolidated to accommodate the new three story apartment building. As part of the project, the applicant proposes to install a parking area on the southwest portion of the parcel. The parking area will accommodate 6 parking spaces and a 24’ wide two way driveway aisle for safe ingress and egress. The applicant contends that the historical data for INHS properties suggests that 6 parking spaces will be sufficient for the project. The ordinance requires one parking space be provided for each of the 13 units within the apartment building. In order to construct the parking area, a retaining wall must be constructed in the rear yard due to the steep grade at the rear portion of the lot. The applicant proposes to install a three tier retaining wall, consisting of 7’ high sections, to make up this supporting structure. The retaining wall will encroach into the required rear yard by 7.3’, leaving 17.7’ of the 25’ required by the ordinance. The property at 203-211 Elm Street is located in an R-3a 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. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3081Address203-211 Elm StreetUse DistrictR-3aDate9/5/2017ApplicantIthaca Neighborhood Housing Services, Inc.OwnerIthaca Neighborhood Housing Services, Inc.Application Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 13 14/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building Height203-Multiple 0 3066-Def. 33' 3 34.0% 7' 2.9' 1.9' 46.5'-OK205-1 Fam. 0 1649-Def. 17.22' 1 23.0% 49'-OK .7' .5' 17'-Def.207-09-Multiple 6 8102-Def. 79.72' 2 44.5% -3.9' 5' 1.6' 45'-OK211-Vacant Lot 4 7143.84 52.92' N/A N/A N/A N/A N/A N/ADistrict Regulations for ExistingMultiple Dwellings14 50' 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions* OK N/A Def. N/A **Def. Def. OK OK Def. Def. Def. Def. Def. N/AProposed Condition and/or Use13 Unit Multiple6 19,968 SF 183' 3 25.0% 10' 10' 5' 17.7' or 17.9%District Regulation for ProposedMultiple Dwellings13 13,500 SF 50' 4 40 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/A Def. N/A *** OK OK OK OK OK OK OK OK Def. N/ANotes:* The property at 203 Elm Street is currently a 4 unit multiple dwelling. The property at 205 Elm Street is currently a single family residence. The property at 207-209 Elm Street is currently a 9 unit multiple dwelling. The property at 211 Elm Street is currently a vacant lot.** The required lot area for each lot is as follows:203 Elm St. -7750 SF205 Elm St. - 5000 SF207-09 Elm St. - 11500 SF*** The four parcels at 203, 205, 207-209, and 211 Elm Street will be consolidated for the proposed project. The lot area equals the total SF of the four parcels.Existing Condition and Use Proposed Local Designation, 403 College Ave- The Larkin Building Board of Planning & Development, Meeting Held August 22, 2017 At the regular monthly meeting on July 11, 2017 the Ithaca Landmarks Preservation Commission by unanimous vote recommended designation of the Larking Building at 403 College Avenue as a local landmark. A map showing the location of the house and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, “The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved.” The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan 2009 Collegetown Urban Plan and Conceptual Design Guidelines (Collegetown Plan) contained the following recommendations pertain ing to historic resources: 5.M. Historically significant resources within the entire Collegetown Planning Area which merit designation as local historic landmarks, but which currently have no such protection, should be identified by the Ithaca Landmarks Preservation Commission and designated by Common Council. Ideally, this process would take place concurrently with consideration and adoption of the proposed form-based Collegetown zoning amendments. 5.N. Collegetown’s cultural, architectural and natural history should be highlighted and interpreted for both residents and visitors through such elements as markers, signs or decorative sidewalk panels, in accordance with a thematically and aesthetically coordinated program. 6.A. As a resource to be used when applying the new design standards, exemplary existing Collegetown buildings, both new and historic, should be identified which can serve as sources of inspiration for designers. Suitable newer buildings might include 401, 407 and 409 College Avenue, and suitable older buildings might include not only those structures selected for historic designation (see item 5.M. above), but other non- designated older structures displaying attractive proportions or physical design elements that could spark ideas suitable for inclusion in projects under design. After the adoption of the Collegetown Plan, the Collegetown Historic Resources Survey was completed in 2009. This study identified structures worthy of further research. The Larking Building and the Chacona Block were identified as key elements of an architectural ensemble on the east side of the 400 block of College Avenue. Local designation is consistent with the Collegetown Plan and the Collegetown Historic Resources Survey. 2. Relation to Zoning Laws The property is located in the Mixed Use-2 (M-U2) zoning district the purpose and intent of which are as follows: The Mixed Use districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts. Local designation will not affect building uses permitted under the Zoning Ordinance. Building height in the district is limited to a maximum of 6 stories and 80’ and a minimum of 4 stories and 45’. The existing building is five stories. Local designation may restrict the future addition of a sixth story. Any proposed exterior alterations or additions would be subject to the area requirements in the MU-2 Zoning district and would require Commission review to assess the visual compatibility. 3. Relation to Projected Public Improvements Streetscape improvements are planned for the length of College Ave, including the 400 block within which this property is located. Improvements, which are currently in the planning process, will likely take place in 2020 and include realignment of the curb line and improvements to pedestrian and bike amenities. Local landmark designation means that any future public improvements in the immediate area may require review and approval by the Ithaca Landmarks Preservation Commission before work commences. 4. Relations to Plans for Renewal of the Site or the Area There are no plans in the City’s Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. Proposed Local Designation, 411-415 College Ave- The Chacona Block Board of Planning & Development, Meeting Held August 22, 2017 At the regular monthly meeting on August 8, 2017 the Ithaca Landmarks Preservation Commission by unanimous vote recommended designation of the Chacona Block at 411-415 College Avenue as a local landmark. A map showing the location of the house and a summary of its historic and architectural significance are attached to this report. As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, “The Planning Board shall file a report with the Council with respect to the relation of such designation to the comprehensive plan, the zoning laws, projected public improvements, and any plans for the renewal of the site or area involved.” The following report has been prepared to address these considerations. 1. Relation to the Comprehensive Plan 2009 Collegetown Urban Plan and Conceptual Design Guidelines (Collegetown Plan) contained the following recommendations pertaining to historic resources: 5.M. Historically significant resources within the entire Collegetown Planning Area which merit designation as local historic landmarks, but which currently have no such protection, should be identified by the Ithaca Landmarks Preservation Commission and designated by Common Council. Ideally, this process would take place concurrently with consideration and adoption of the proposed form-based Collegetown zoning amendments. 5.N. Collegetown’s cultural, architectural and natural history should be highlighted and interpreted for both residents and visitors through such elements as markers, signs or decorative sidewalk panels, in accordance with a thematically and aesthetically coordinated program. 6.A. As a resource to be used when applying the new design standards, exemplary existing Collegetown buildings, both new and historic, should be identified which can serve as sources of inspiration for designers. Suitable newer buildings might include 401, 407 and 409 College Avenue, and suitable older buildings might include not only those structures selected for historic designation (see item 5.M. above), but other non- designated older structures displaying attractive proportions or physical design elements that could spark ideas suitable for inclusion in projects under design. After the adoption of the Collegetown Plan, the Collegetown Historic Resources Survey was completed in 2009. This study identified structures worthy of further research. The Larking Building and the Chacona Block were identified as key elements of an architectural ensemble on the east side of the 400 block of College Avenue. Local designation is consistent with the Collegetown Plan and the Collegetown Historic Resources Survey. 2. Relation to Zoning Laws The property is located in the Mixed Use-2 (M-U2) zoning district the purpose and intent of which are as follows: The Mixed Use districts accommodate retail, office, service, hotel, and residential uses, and in most cases, multiple uses will be combined within the same building. The purpose is to create a dynamic urban environment in which uses reinforce each other and promote an attractive, walkable neighborhood. Located in central Collegetown, the Mixed Use districts allow the highest density within the Collegetown Area Form Districts. Redevelopment is anticipated and encouraged (with the exception of designated local landmarks), and the intent is to concentrate the majority of additional development within these districts. Local designation will not affect building uses permitted under the Zoning Ordinance. Building height in the district is limited to a maximum of 6 stories and 80’ and a minimum of 4 stories and 45’. The existing building is four stories. Local designation may restrict the future addition of stories. Any proposed exterior alterations or additions would be subject to the area requirements in the MU-2 Zoning district and would require Commission review to assess the visual compatibility. 3. Relation to Projected Public Improvements Streetscape improvements are planned for the length of College Ave, including the 400 block, where this property is located. Improvements, which are currently in the planning process, will likely take place in 2020 and include realignment of the cu rb line and improvements to pedestrian and bike amenities. Local landmark designation means that any future public improvements in the immediate area may require review and approval by the Ithaca Landmarks Preservation Commission before work commences. 4. Relations to Plans for Renewal of the Site or the Area There are no plans in the City’s Community Development Block Grant program or by the Ithaca Urban Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that any private proposal for material change of the exterior of the building or site undergo review and approval by the Ithaca Landmarks Preservation Commission before work commences. Narrative Description of Property: Chacona Block, 411-415 College Avenue, Ithaca, NY The Chacona Block is a 3 ½-story, commercial-style, stucco-clad building constructed in 1911-1912 in the Renaissance Revival Style. Three plaques on the building’s façade depict lions’ heads and a Greek cross, a reference to builder John N. Chacona’s Greek heritage. The building occupies a prominent location in the heart of Collegetown at the edge of the Cornell University campus. It is among the earlier commercial-style buildings constructed in Collegetown to provide both rental apartments and commercial space. Located at the corner of College and Oak Avenues at a prominent site adjacent to the campus of Cornell University, this representative of the commercial, Renaissance Revival Style is a mixed- use building housing commercial space in its three ground-floor storefronts and residential space in its upper stories. The building anchors the corner of a continuous row of mixed-use, commercial buildings on the southern side of the College Avenue Bridge. The Chacona Block and the Larkin Building, located in the same commercial row, were constructed in the early twentieth century and set the tone for the late-twentieth century buildings that complete the block today. Neighboring wood-frame buildings were replaced by these newer commercial buildings, appropriately-scaled and complimentary to the historic Chacona and Larkin buildings as well as their neighbor across the street, Sheldon Court. The Chacona’s location on a trapezoidal-shaped, corner lot allows for a large, outdoor gathering space on its north elevation, currently used as an outdoor dining area for Collegetown Bagels, which occupies the storefront of 415 College Avenue. This space is important to the neighborhood’s character, providing a gathering space for the Cornell University and Collegetown community in a neighborhood with little outdoor public space. To the north of the Chacona Block, the historic stone arch College Avenue bridge across Cascadilla Creek connects the Collegtown neighborhood to the Cornell University campus. To the immediate east is St. Luke Lutheran Church at 109 Oak Avenue, constructed in 1923-24. Further along Oak Avenue are late-nineteenth and early-twentieth century homes, most converted for student or fraternity housing, and the Cascadilla School on the corner of Oak and Summit Avenues. Across College Avenue to the west are Sheldon Court and Cornell’s Schwartz Center for the Performing Arts, with Cascadilla Hall further west. To the south along the 300 block of College Avenue are more commercial buildings, most of them dating from the late- twentieth and early-twenty-first centuries; along the 100 and 200 blocks of College Avenue are formerly single-family homes converted to student apartments, except for the Grand View House at 209 College Avenue, the last surviving of Collegetown’s great boardinghouses. The Chacona Block is constructed of hollow clay tile and brick with a steel frame. The building’s three-bay, four-story principal façade (west) contains three storefronts in the first story, with a simple cornice dividing the first story from the upper stories of the building. Each bay of the second and third stories contains a group of three 6/1 windows, with the center window being slightly wider than the two flanking it. In the fourth story, the center windows of the north and south bays are replaced with a round lion’s-head plaque. In place of the center bay’s center window is a round plaque depicting a shield emblazoned with a Greek cross. The flanking windows on the fourth story are 4/1 and shorter than the windows of the stories below. The west façade is capped by a wide cornice and stepped parapet. Upper floor windows throughout the building lack moldings or ornament, with the exception of simple sills clad in the same pebble-dash stucco as the walls. The northernmost storefront, designated as 415 College Avenue, consists of a central expanse of plate glass topped with several fixed sash each containing many small lights in a grid pattern of 9 units in width, 7 in height. This glazing pattern appears to be original to the building, and continues into the angled, sheltered storefront entrance shared by the entrance to the northern apartments’ stair hall as well as the entrance to the center storefront, designated as 413 College Avenue. The ceiling of the sheltered entrance is finished with pressed metal panels, likely original to the building. Surmounting the plate glass windows of the center storefront is an art- glass transom window, likely original to the building, partially visible behind a modern sign. The southernmost storefront, at 411 College Avenue, departs in appearance from the northern two and was extensively altered sometime after 19751. Where it once had a sheltered entrance similar to the one shared by 413 and 415, it now has a vaguely Gothic-Revival style appearance, including windows with pointed-arch mullions, a round-arched entry door, and heavy wood paneling and moldings. Brick pilasters mark the north and south corners of the west façade and delineate the 411 and 413 storefronts. In a 1975 photograph, these appear to be stuccoed and/or painted to match the exterior wall treatment of the upper stories.2 The north façade of the Chacona Block consists of six bays, with single 6/1 windows on the second and third stories centered over first-story bays of large plate-glass windows each topped with two transom sash containing 6 lights. The exception to the pattern is in the second bay from the east, which contains paired 6/1 windows on the second and third stories over a glass 1 New York State Building-Structure Inventory Form photograph, 1975, Historic Ithaca, Inc., Ithaca, NY 2 Ibid. greenhouse-type structure (added after 19753) within the first story bay which provides a second entrance to the commercial space. There are no fourth-story windows on the north façade. The brick wall and pilasters dividing the bays of the first story appears to have been originally stuccoed to match the upper stories. The wall terminates in a parapet which steps down towards the rear (east) of the building, disguising a low-slope shed roof. A palimpsest suggests that the height of the building was increased at some point prior to 1954.4 At the rear (east) façade, a three-story partially-enclosed addition (at one time open porches) includes a fire escape. At the south, the single-story storefront of 409 College Avenue forms a continuous streetwall at the ground level. The upper floors of the south façade are similar to the north façade, except for the elevator shaft of 409 College Avenue which adjoins the Chacona Block about midway along the south façade, providing elevator access to both 409 and 411-415. Narrative Description of Significance: Chacona Block, 411-415 College Avenue, Ithaca, NY The Chacona Block is architecturally significant as a nearly intact example of a local interpretation of the commercial form of the Renaissance Revival Style. The Chacona Block is significant for its close association with the growth and development of Cornell University, as an example of the early-twentieth century response to the changing housing needs and preferences of those seeking to reside in proximity to the campus, and for its role in the development of Collegetown, particularly College Avenue, as an urban neighborhood separate from downtown Ithaca and with its own distinct character. Built in 1911-12 as a mixed-use, fireproof, commercial-style building replacing an earlier wood boardinghouse, the construction of the Chacona Block on a site adjacent to the campus of Cornell University established it as one of Collegetown’s most prominent and recognizable buildings. The Chacona Block has additional local significance for its association with John N. Chacona, the owner of a successful chain of confectionary and ice cream shops in Ithaca, as well as with the larger Greek business community in Ithaca. The building’s designer, John M. Wilgus, was locally well-known in the late 19th and early 20th centuries as the architect of several Collegetown-area mercantile-residential buildings, including the McAllister Block at the corner of Eddy and Williams Streets (1907-08), the John J. Gainey Block (demolished) at the corner of College Avenue and Dryden Road (1899), and another Gainey Block at 315-317 College Avenue (1908), as well as the Chacona Block. Wilgus also designed the brick commercial building at 114¬118 S. Cayuga St. and several downtown residences, many of which are located within National Register districts. 3 Ibid 4 Tompkins County Department of Assessment, Tompkins County Tax Assessment photograph, 1954, Historic Ithaca, Inc., Ithaca, NY. Wilgus’s father John B. Wilgus and uncle Henry L. Wilgus were successful merchants who erected the Wilgus Block at the corner of State and Tioga Streets. ________________________ Along with the rest of Collegetown and much of the present-day city of Ithaca, the Chacona Block property was part of the extensive holdings amassed by Simeon DeWitt following the allotment of lands within the Military Tract. The area now called Collegetown was settled relatively early due to the abundant water power provided by Cascadilla Creek. In 1827 Otis Eddy, for whom Eddy Street is named, established his cotton mill on the current site of Cascadilla Hall. Eddy had already constructed a dam in Cascadilla Gorge to direct water to his mill pond. Called Willow Pond, it endured until the 1890s, crossed by Huestis Street immediately north of the present-day sites of the Chacona Block and Sheldon Court. Much of the land on East Hill was farmed or grazed during the early 19th century, and in 1857 the DeWitt farm north of Cascadilla Creek was purchased by Ezra Cornell, who would go on to donate 200 acres for the campus of his namesake university. To the south of the creek, much of present-day Collegetown was part of the 21-acre John and Samuel Giles estate. Possibly anticipating commercial and residential development after the opening of Cornell University in 1868, the Giles heirs divided the estate into urban¬size parcels and sold them in the 1870s. The lot that would become 411-415 College Avenue was identified as Lot #4 of the John and Samuel Giles estate; the lot that would become 409 College Avenue was Lot #3.5 The shortage of student housing that continues to plague Cornell today began as soon as the University opened in 1868. At that time, the university provided only two lodging facilities: Cascadilla Hall and a portion of Morrill Hall. Cascadilla Hall was repurposed building designed (but never used) as a water-cure sanitarium located on the rim of the gorge across Cascadilla Creek from the campus. Morrill Hall was the first building designed and constructed for university use, and included both residential and instructional space. Those who did not lodge on campus rented rooms in homes downtown and endured multiple daily treks up East Hill before omnibus service began in 1876. It appears that the first structure on the site of the Chacona Block was the boardinghouse constructed for Ellen M. Murphy in 1884 to cater to Cornell University students living off- campus in proximity to the student-oriented services beginning to flourish at the edge of campus. The house appears in an undated photograph prior to 1904 as a 2¬story frame gable-and-ell structure with several projections and additions probably intended to maximize the number of rentable rooms.6 It was one of four large, wood frame, residential style buildings on the east side of the block. This prominently located property across from Sheldon Court was sought after as a 5 Deed conveying 413-415 College Avenue to Student Agencies Properties, Inc. from Lynn Breedlove and Gary Gut, May 19 1977, Office of the Tompkins County Clerk, book 557, page 467, Ithaca, NY. Deed conveying 411 College Avenue to John E. Van Natta from Giles heirs, April 8 1876, Office of the Tompkins County Clerk, book 9, page 325, Ithaca, NY. 6 Carol Sisler, Margaret Hobbie, and Jane Marsh Dieckmann, eds., Ithaca’s Neighborhoods, (Ithaca, NY: DeWitt Historical Society of Tompkins County, 1988), 168. The photograph also shows the Otis Eddy Mill Pond, which had disappeared by the time the p ublication of the 1904 Sanborn Maps company fire insurance map of Ithaca. business location by the early 1900s, with a January 9, 1908 Ithaca Daily News article reporting that Ms. Murphy turned down an offer of $13,000 for the property amid speculation that the east side of the 400 block of College Avenue would soon be developed into one business block.7 During the planning of the Chacona Block in 1911, it was noted that Mr. Chacona had not yet decided whether the existing boardinghouse building would be torn down or relocated.8 The heyday of the Collegetown boardinghouses lasted from around 1880 to 1915. During this time, they provided meals to many who lodged elsewhere – downtown or within fraternity houses that lacked dining facilities. The advent of on-campus cafeterias sounded the death-knell for the boardinghouses, already losing business to the newer rooming-houses and apartment buildings appearing in Collegetown. By 1919 only one of the four early boardinghouses remained on the 400 block of College Avenue. John N. Chacona purchased 411 and 413-415 College Avenue from Ellen Murphy on June 30, 1911. The Chacona Block was constructed to reflect the existence of the two parcels, with a masonry wall dividing the ground floor along the property line. For many years following Chacona’s ownership, the two parcels were held by different owners. The plans for the new building were made public August 3, 19119 and newspaper coverage followed the project until its completion in 1912. The cost of the building was estimated at $30,000-$40,000. It contained space on the ground floor for three shops, and three six-room flats on each of the second and third floors, all “strictly up-to-date with all modern conveniences,” including a vacuum cleaning system, steam heat, and electric light.10 The attic was designated for storage. The northern two apartments on each floor were accessible from a common, skylit stairway and hall, while the southern apartments were reached from a separate entrance and stair hall, lit by windows opening to a narrow light well between the southern and central units. Masonry, structural steel and carpentry work was contracted to the Ithaca Contracting Company, plumbing and heating work were done by W. C. Dean, wiring and electrical work by Davis- Brown Electrical Company, “painters and decorators” were the firm of Vredenburg, Kelly & Bell, and the windows, plate glass, and builder’s hardware were supplied by Treman, King & Co.11 The Chacona Block apartments were representative of flat-style apartment units, an urban housing mode that contained kitchen, bathroom, and living areas in one private unit. This type of apartment became popular in Ithaca during the first two decades of the twentieth century, particularly in Collegetown. The building was designed by the locally prominent architect, John M. Wilgus, who enjoyed a more than forty-five year career in the field. In contrast to most of his professional contemporaries such as A. B. Dale, William H. Miller, Clinton Vivian, and the partners of the firm of Gibb & Waltz, John M. Wilgus was raised in Ithaca, where his family was actively 7 Ithaca Daily News, January 9, 1908, page 5. 8 Ithaca Chronicle and Democrat, August 17, 1911, page 5. 9 Ithaca Weekly Journal, August 3,1911, page 6. 10 Ithaca Chronicle and Democrat, August 17, 1911, page 5. Ithaca Daily Journal, July 13,1912, page 9. 11 Ithaca Daily News, August 16, 1911, page 3. involved in the business and social life of the city from the mid-19th through the early-20th centuries. His father John B. and uncle Henry L. Wilgus commissioned the Wilgus Block, erected in 1867-68 at the southwest corner of State and Tioga Streets, home to the Wilgus Bros. retail firm and Wilgus Hall (later Wilgus Opera House), a site now occupied by a portion of the Center Ithaca building. Local newspapers regularly reported on activities and events associated with Wilgus family members, such as the February 5, 1880, wedding of John M. and Carrie Thompson, the daughter of Ithaca grocer Thaddeus Thompson, complete with a description of the bride’s attire, wedding gifts (including a calendar clock) and the presence of the “city orchestra” at the reception.12 The marriage in 1890 of John’s sister, Lois, to Cornell graduate J. Herbert Ballantine, a member of the noted New Jersey brewing company, was covered as “the nuptial event of the season.”13 The press followed the career of John’s brother, Charles, who purchased and consolidated two newspapers in Ravenna, Ohio, commissioning John to design a substantial new building there in 1904.14 The travels of John, Carrie and their daughter Amelia were also noted by the local papers, whether trips to visit friends in Auburn, New York, to the Pan-American Exposition in Buffalo in 1901 or to visit family in Pasadena, California in 1913.15 John M. Wilgus began his architectural career in the mid-1880s, and as a member of an established family within the Ithaca community, he likely had numerous social and business connections that would bolster his long and successful career. Unlike some of his contemporaries, John M. Wilgus did not pursue architectural studies at Cornell University or work in the prestigious office of William H. Miller. After some limited design work on his own, he partnered with Alfred B. Dale, a well-known local architect during the last half of the 19th century. 16Dale’s works included the Boardman House at 120 E. Buffalo St. (DeWitt Park Historic District), the Griffin Block at 224 E. State St. (NR Ithaca Downtown Historic District), and the Andrus-Whiton House at 222 S. Aurora St. (Individual Local Landmark). Although this partnership was short-lived,17 it undoubtedly gave Wilgus valuable professional experience and exposure to potential clients within and outside of the community. In June 1887, Wilgus set up his own office in the Wilgus Block, and began designing buildings that ranged widely in terms of architectural style and programmatic use.18 His works included everything from single-family residences to three- and four-story mixed-use buildings to a least one religious structure. Some of his early residential works included the F. M. Bush House at 110 N. Albany St. (1889; Downtown West Historic District), E. P. Gilbert House at 518 E. State St. (c. 1893; East Hill Historic District), and C. A. Ives duplex at 204 N. Cayuga St. (1893; DeWitt Park Historic District).19 Wilgus’s mixed-use commercial and apartment buildings included the Livingston Apartments at 318 E. Seneca St. (1896), 114-118 S. Cayuga St. (1898; NR Ithaca Downtown Historic District), the McAllister Block at 418-426 Eddy St. (1894-95; redesigned and rebuilt 1908-09 after fire; East Hill Historic District), and the Gainey Block at 315-317 College Avenue 12 Ithaca Daily Journal, February 6, 1880, page 4. 13 Ithaca Democrat, September 25, 1890, page 1. 14 Ithaca Democrat, August 29,, 1895, page 5; Ithaca Daily Journal, May 28, 1904, page 3, respectively. 15 Ithaca Daily Journal, June 16, 1904, page 3; October 5, 1901, page 3; February 3, 1913, page 6, respectively. 16 Ithaca Daily Journal, Aug. 17, 1883, page 3; 1886 Ithaca City Directory. 17 Ithaca Daily Journal, June 9, 1887, page 3. 18 1888 Ithaca City Directory. 19 Ithaca Daily Journal, Apr. 17, 1888, page 3; Ithaca Daily Journal, Jan. 9, 1889, p.3; Ithaca Democrat, Aug. 17, 1893, page 5. (1908).20 These buildings exhibit characteristics that reflect Wilgus’s pragmatic and economical approach to building design, specifically their relatively simple brick façades with limited ornamentation. One of Wilgus’s more distinctive commissions, the First Church of Christ, Scientist again demonstrated his ability to meet the aesthetic, practical and financial needs of his clients. Located at the base of Cascadilla Park, an early-20th century planned residential development along Cascadilla Gorge, this Craftsman Style church was designed to meet the aesthetic requirements of this upscale development and the financial restrictions of the congregation that commissioned it. Built in 1910-11, the church’s simple design reflected the architectural quality of the surrounding residences, provided the programmatic space needed by the congregation, and proved buildable within the limited means of the organization.21 The design of the Chacona Block at 411-415 College Avenue reflected this same practical approach to design as well as the architect’s consideration of the needs and wishes of his client. Reminiscent of his other mixed-use, commercial, and apartment buildings, Wilgus’s design for the Chacona Block included a relatively unadorned west façade and north elevation, a simple wood cornice and a stepped parapet. The building’s large windows openings, skylight over the central interior staircase and light well between 411 and 413-415 College Avenue admitted natural light into the interior spaces and reduced the need for artificial light, an expensive amenity in 1912. The original storefronts on the 413-415 College Avenue reflected this same design approach but on a much smaller scale. The large plate glass windows at street level on the west façade and north elevation allowed pedestrians to easily see the merchandise within the shops. The prism-glass transoms over the plate glass windows on the west façade provided ventilation through their casement openings and directed natural light into the deep commercial spaces, again reducing the need for artificial light. The wood cornice above the glazed storefronts and the recessed doors completed the simple, yet highly functional, storefront composition. The client’s influence on the design was most distinctly represented in the pebble-dash stucco exterior, a unique feature of this design, and the west façade’s stone plaques. The building’s distinctive lion’s head and Greek cross decorative plaques at the fourth floor bore witness to John N. Chacona’s native land. Wilgus’s design also addressed concerns about life-safety in the quickly urbanizing Collegetown neighborhood. Fires remained a tremendous threat in the neighborhood well into the early-20th century. This danger was the result of the lack of running water in some buildings, the continued use of kerosene and gas lighting, and the lack of organized fire protection for Collegetown. Although the Company No. 9 firehouse was established in 1895 and a better water supply secured, major fires continued to destroy properties on the hill. A 1907 fire damaged several Eddy Street buildings, including the locations of the John Chacona Candy Company store, the Student Agencies laundry, and a men’s clothing shop, possibly the Toggery Shops which moved 20 Ithaca Daily Journal, Feb. 15, 1910, page 5; National Register of Historic Places, Ithaca Downtown Historic District, Ithaca, Tompkins, New York, National Register #04NR05326; Ithaca Democrat, Sept. 13, 1894, page 5, and Ithaca Daily Journal, Nov. 11, 1908, page 3; Ithaca Daily Journal, Mar. 28, 1908, page 6, respectively. 21 Ithaca Daily Journal, May 23, 1910, page 3; July 15, 1910, page 3. to the new Chacona Block along with the candy store in 1912. The modern rooming houses and apartment buildings constructed in the early 1900s – Sheldon Court, the Larkin Building and others – were constructed of fire-resistant materials, heated with steam, and illuminated with electric lights to reduce the danger of fire. Wilgus incorporated these features as well as structural terra cotta tile and stucco, steel framing and abundant sources of natural light into the design to reduce the threat posed by fire.22 The commissioner of the Chacona Block, John N. Chacona, was an active and influential member of the Greek-American business community in Ithaca at the turn of the 20th century. John N. Chacona was born in Sparta, Greece in 1884 and immigrated to the United States at the age of nine. He settled in the Ithaca area in 1899 and worked at the Chacona Candy Company on East State Street with his cousin, John P. Chacona.23 John P. Chacona was known as “Big John” and John N. Chacona was known as “Little John”. These nicknames were commonly known and frequently used to distinguish John P. from John N. in newspaper accounts of their business and family activities. The two operated successful confectionary stores together and independently, not only in Ithaca but also in Buffalo and Syracuse. When their partnership dissolved, John N. opened several independent confectionary shops, the first being at 416 Eddy St. He also operated the Sugar Bowl restaurant, a business he purchased from John P. Chacona.24 With the completion of the Chacona block in 1912, John N. opened another confectionary shop in the storefront at 415 College Avenue. With its close proximity to Cornell University, Chacona’s confectionary shop at 415 College Avenue, and John N. Chacona, himself, became important parts of student life. In the April 26, 1918 issue of the Cornell Daily Sun, the satirical “Freshman Rules for 1918-19” referenced the store in rule number three: “no freshman shall be allowed in Chacona’s or downstairs in Candyland under any circumstances, nor upstairs in either, unless accompanied by an upperclassman.”25 References to the John N. Chacona and his candy shop appeared regularly in the Cornell Era, a student produced publication published between 1868 and 1924. A poem titled “Fame” by Morris Bishop, class of 1913 and later Cornell historian, in the 1912-1913 issue of this publication included these lines: “With the John N. Chacona Hussars/Then followed the Greeks of the Candy Trade,/Their Martial rage to evince/And red-haired youths spoiled my drinks/(I’ve hardly recovered since).”26 Apart from Chacona’s confectionary shop in 415 College Avenue, the storefronts at 411 and 413 College Avenue were occupied by numerous student-oriented businesses in the second and third decades of the 20th century, including The Toggery Shops, a billiards establishment, A & B 22 An announcement in a local newspaper awarding the bids for the construction of the building noted that the building was to be constructed of hollow tile with a stucco exterior, and that steel was to be used for girders and beams. The masonry, structural steel and carpentry contract was reported to have been let to Ithaca Contracting Company. Ithaca Chronicle & Democrat , August 17, 1911, page X. Upon completion of the Chacona Block, the No. 9 hook and ladder truck was called out to determine whether the extension ladder could reach the top of the new building; it exceeded the height of the building by five feet. Ithaca Daily News, May 17, 1912, page 3 23 “J.N. Chacona’s Twenty Years,” Ithaca Daily News, August 16,1919, page 5 24 “They Linked Greece to Ithaca,” The Ithaca Journal, July 15, 1989, page 14A. 25 Cornell Daily Sun, April 26, 1918 26 “Fame,” Cornell Era, 1912-13, (Ithaca, NY: Cornell University Press), 3. Stores selling student supplies, and the Orchard Tea Shop. Pop’s Place, the confectionary shop and, later, restaurant operated by John G. Papayanakos, replaced the Chacona shop in the corner space at 415 College Avenue. During this time, at least two physicians rented flats for use as offices, while they resided elsewhere. Several Chacona family members, including John N. Chacona, also lived in the building. Although it was in a prime location for attracting student renters, the building’s other early occupants were widows and professionals, including the principal of the Cascadilla School, suggesting that the six-room flats were beyond the means of most students at the time.27 The relocation of John N. Chacona’s confectionary shop from Eddy Street to College Avenue was part of a larger shift in student- and university-oriented businesses from Eddy Street to College Avenue in the early decades of the twentieth century. Other businesses that moved from Eddy Street to College Avenue at this time were L.C. Bement’s Toggery Shops, relocating to the Chacona Block, and the Taylor & Co. Book Shop, relocating to ground floor of Sheldon Court. While the nineteenth century saw student-oriented development both downtown and at the edge of campus with a concentration along Eddy Street, in the early twentieth century, the construction of large, commercial-style mixed-use buildings firmly established the 400 block of College Avenue as the heart of Collegetown. The construction of the Chacona Block was a key part of the area’s transformation from an extension of downtown housing and services to a vibrant neighborhood with a distinct identity. The distinct shift was documented in following passage in the October 16, 1912 issue of the Cornell Alumni News: Mercantile changes have taken place on the fringe of the campus. Right at the end of College Avenue (Huestis Street), near the campus entrance, across from Sheldon Court, Little John Chacona has built a big stucco block fo r stores and apartments. Little John sells candy and ice cream there. One of the stores in the block has been occupied by L.C. Bement, the hatter, hosier, etc., etc., who has given up his shop on Eddy Street. Taylor & Company also have closed their Eddy Street store and have doubled the size of the Triangle Book Shop in Sheldon Court. Business tends to seek the center of population, and the student center has moved up the hill in recent years. Hence the removals from Eddy Street. College Avenue now drains a big area of students every day, and it is lined with shops for two long blocks.28 The dual nomenclature of College Avenue in this passage alluded to a significant event that permanently marked this street as the geographic center of Collegetown. With support from the street residents and business owners, the City of Ithaca renamed Huestis Street as College Avenue in 1908. Three years after opening his 415 College Avenue store, he sold the business to his brothers, Paul and Marcus, when he sailed to Greece to visit family. Upon his return to Ithaca in 1917, John N. purchased the confectionary back from his brothers and operated the business until 1919, 27 Ithaca city directories, 1864-1981, Historic Ithaca, Inc., Ithaca, NY. 28 Cornell Alumni News, October 16, 1912. when he sold the shop and block and returned to Greece, this time to bring his wife and children back to Ithaca.29 He also established Cozy Corners, a “delicatessen lunch and imported food novelty shop,” at the corner of E Buffalo and N. Aurora Streets in 1926.30 In 1919 John N. Chacona sold the Chacona Block and confectionary business to James P. and John G. Papayanakos, immigrants or their descendants hailing from the same Greek village as the Chaconas. Papayanakos' business became known as Pop's Place and operated at 415 College Avenue until 1977 under a series of owners, many of whom were Greek-American.31 In fact, the ownership of the building and proprietorship of tenant businesses at 413-415 College Avenue through much of the twentieth century appears to have been by immigrants and/or their descendants from the same village.32 The close business associations of these families were part of the national pattern of cultural and family ties maintained by Greek and other immigrant groups. The southern portion of the Chacona Block, 411 College Avenue, came under different ownership in 1925 when it was sold to George F. Doll, the proprietor of a men’s clothing shop occupying the storefront of 411. In 1954 he sold the property to Emmet M. and Mabel Doane (Mabel operated the Hill Beauty Shoppe out of the storefront of 411), who in turn sold to Student Agencies Properties, Inc. in 1972. The owners of 413-415 College Avenue at that time, Lynn Breedlove and Gary Gut, sold the northern portion of the Chacona Block to Student Agencies in 1977, once again consolidating the two parcels’ ownership. Student Agencies Properties, Inc. is a wholly-owned subsidiary of Student Agencies, Inc., the oldest independent student-run company in the United States. It was founded in 1894, providing laundry and other profitable services to the student population. For several years the company was sold from board to board, as students graduated and moved on, before it was finally incorporated in 1910. With over $2 million in annual revenues, Student Agencies is the second- largest employer of students after Cornell, and its services include shipping and storage, moving, campus promotions, note-taking, housing, and publication of the Cornellian Yearbook.33 Student Agencies had made improvements and modifications to the Chacona Block over the last 30 years, including the installation of a sprinkler system. In the 1990s 411 and 413-415, which already shared a single fire escape, were consolidated into a single parcel. 29 Ithaca Daily Journal, February 15, 1917, page 5. 30 Advertisement, The Ithaca Journal, February 19, 1926, page 13. 31 "Pop's Place, Higher rent ends the experiment," Ithaca Journal, June 9, 1977, page 20. 32 Directory of the Tsintzinian Heritage Society of America. Owners of 413 -415 College Avenue included James P. and John G. Papayanakos (likely two of three brothers who settled in Ithaca in the mid-1920s), George P. Nickles (original name Nikolaides), Peter J. Poulos (a John J. Poulos reportedly came to Ithaca before 1913), and Constantine J. Manos (original name Voulomanos). Long-term leases on the candy shop were given to Constantine J. Manos and George Conomikes (originally Economikis). 33 “Our Company,” Student Agencies, Inc., accessed June 29, 2012, www.studentagencies.com/info.php?page=our_company Today, the tenants of the Chacona Block’s storefronts – two eateries and a store selling t-shirts and other Cornell-logo gear – reflect changes to the character of Collegetown and the orientation of its businesses in the late twentieth and early twenty-first centuries. The variety of businesses catering to students and other residents once included bookstores, salons and barbershops, eateries, and clothing and shoe stores. Today, dining and entertainment are by far the largest proportion of business types in the neighborhood. The residential units within the Chacona block, reorganized to offer 1-bedroom to 5-bedroom apartments, remain highly desirable as student rentals.