HomeMy WebLinkAboutZBA Packet 2025-03-25Town of Ithaca
Zoning Board of Appeals
Tuesday March 25, 2025, at 6:00pm
215 N. Tioga St.
AGENDA
ZBAA-25-7 Appeal Cornell University, Owner; Lelie Schill, Agent: is seeking relief
from Town of Ithaca Code sections 270-49E (Prohibited signs and displays) and 270-
254 (Residential and Conservation Zones). Town of Ithaca Code section 270-254 limits
signs to 32 square feet of aggregate area, limits one sign to 24 square feet, and limits
the maximum freestanding sign height to 6 feet, where the applicant is proposing to
exceed the aggregate sign area, exceed the maximum size allowed for a single sign,
and exceed the maximum height for free standing signs. Town of Ithaca Code section
270-249E prohibits signs with phosphorescent, fluorescent, or reflective material or
paint, where the applicant is proposing to utilize reflective material or paint on the sign.
Town of Ithaca Code section 270-254I requires signs to be placed outside of the public
right of way, where the applicant is proposing to install signs in the public right of
way. The properties are currently located in the Low-Density Residential District Zone
and the Multiple Residence District Zone, Tax Parcel Numbers: 67.1-1.1. and 67.-1-2.1.
ZBAA-25-9 Appeal of Matthew Bollinger and Ann Weber, owners of 232 Troy Road,
Ithaca, NY, 14850; are seeking relief from Town of Ithaca Code section 270-56C
Permitted accessory buildings and uses). Town of Ithaca Code section 270-56C allows
for a maximum aggregate footprint of all accessory buildings to exceed 600 sq.ft. where
the lot is less than 3 acres, where the applicant is proposing to exceed the total
aggregate footprint area for all accessory buildings on site by approximately 555 sq.ft.
due to the lot only being 1.9 acres. The property is currently located in the Low-Density
Residential Zone, Tax Parcel No. 45.-2-11.
ZBAA-25-10 Appeal of Jessica and Nicolas Romero, owners of 135 Ridgecrest
Road, Ithaca, NY, 14850; are seeking relief from Town of Ithaca Code sectionn270-
71E.(2)(Yard Regulations).Town of Ithaca Code section 270-71E.(2) requires an
accessory building, other than a garage and woodsheds, to be placed in the rear yard,
where the applicant is proposing to locate an accessory building in the side yard. The
property is currently located in the Medium-Density Residential District Zone, Tax Parcel
No. 45.-2-23.
Appeal materials are available at the Town website via the “Public Meetings”.
Comments on the appeal(s) can be made in person or via ZOOM during the meeting. Comments &
questions can be emailed to codes@townithacany.gov up until 3pm the day of the meeting. All
comments become part of the official record.
Accessing the Meeting:
Youtube Live: “Town of Ithaca Public Meetings”
Zoom: Meeting ID: 852-5587-1576
Zoom: Call (929) 436-2866 same meeting ID as above
The Youtube recording of the meeting is archived Youtube.com/@TownofIthacaVideo.
Marty Moseley
Director of Code Enforcement
3/17/25,10:02 AM ZBAA-25-7
O Town of Ithaca March 17,2025
ZBAA-25-7
Zoning Board of Appeals
Area Variance
Application
Status:Active
Submitted On:1/16/2025
Primary Location
0 Pleasant Grove Rd Unit Cornell
University Area Directional
Signs
Ithaca,NY 14850
Owner
Cornell University
Humphreys Service Building
Ithaca,NY 14850
Applicant
X Leslie Schill
J 607-255-5239
@ leslie.schill@cornell.edu
A Cornell University
Humphreys Service Building,
Dryden Rd
Ithaca,NY 14853
Internal Only-Review
Tax Parcel No.
67.-1-1.1
Is Engineering Dept.Approval Required?
Yes
A GML-239 Reason for Review*
The right of way of any existing or
proposed county or state road
A Appearance Date for Variance
3/25/25
Is Planning Dept.Approval Required?
Yes
A Is a GML-239 Review Required?
Yes
A Type of Variance
Area Variance
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Variance Code Language
ZBAA-25-7 Appeal Cornell University,Owner;Lelie Schill,Agent:is seeking relief from Town of
Ithaca Code sections 270-49E (Prohibited signs and displays)and 270-254 (Residential and
Conservation Zones)
Town of Ithaca Code section 270-254 limits signs to 32 square feet of aggregate area,limits one
sign to 24 square feet,and limits the maximum freestanding sign height to 6 feet,where the
applicant is proposing to exceed the aggregate sign area,exceed the maximum size allowed for a
single sign,and exceed the maximum height for free standing signs.Town of Ithaca Code section
270-249E prohibits signs with phosphorescent,fluorescent,or reflective material or paint,where
the applicant is proposing to utilize reflective material or paint on the sign.Town of Ithaca Code
section 270-254I requires signs to be placed outside of the public right of way,where the
applicant is proposing to install signs in the public right of way.
The properties is currently located in the Low-Density Residential District Zone and the Multiple
Residence District Zone,Tax Parcel Numbers:67.1-1.1.and 67.-1-2.1.
A Variance Code Section
270-249E and 270-254
Internal Tasks to be Completed
Meeting Result (First Appearance)Materials For GML-239 Were Sent
02/24/2025
Deadline for Hearing Notice to Journal
3/14/25
Public Hearing Notice Was Sent
03/13/2025
Neighbor Notification Letters Were Sent Date Sign Was Picked-up
03/17/2025 03/14/2025
Material Packets Sent to ZBA Members
03/17/2025
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Historical Only
Address affiliated with request Status
Applicant's Information
Applicant is*Is the primary point of contact for application
different than the applicant?*
Owner's Agent
If the applicant is NOT the owner,a letter/email from owner designating the
applicant as agent or a copy of the contract with owner's signature will need to be
provided.
Description
Brief Description of Variance Request*
Cornell University proposes to install 7 signs on North Campus for vehicular
wayfinding near its northern gateway.3 signs will be located at the intersection
of Jessup Rd/Plesant Grove Dr and 3 signs will be located at the intersection of
Cradit Farm/Plesaant Grove Dr.A single sign will also be installed on Program
House Dr.All 7 signs are the same design,specification that has been reviewed
by Town Planning Dept.
Area Variance Criteria Form
1.Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
No
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Reasons:
Improved vehicular wayfinding at this gateway to Cornell's campus has been
requested by the community.
2.Can the benefit sought by the applicant be
achieved by a feasible alternative to the variance?*
No
Reasons:
Signage must be legible for cars travelling at posted speeds.Therefore the size
of the signs exceeds local Town sign law.
3.Is the requested variance substantial?*
No
Reasons:
These are routine vehicular wayfinding signs:simple,standard.
4.Would the variance have an adverse impact on the
physical or environmental conditions in the
neighborhood?*
No
Reasons:
Sign installation by nature has little/no impact on environment.
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5.Is the alleged difficulty self-created?*
No
Reasons:
Intersections of existing roads and traffic patterns has necessitated better
wayfinding signage.
Affidavit
The UNDERSIGNED respectfully submit this application requesting an appearance
before the Zoning Board of Appeals.By filing this application,I grant permission for
members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my
property for any inspection(s)necessary that are in connection with my application.I
acknowledge,that completed applications are scheduled on a first-come first-serve
basis and that all documents ideally be submitted forty-five (45)days advance of the
proposed meeting date,together with the required application fee.Failure to do so
may result in a delay in my hearing.
Digital Signature*Meeting Date
Q Leslie Schill
Jan 16,2025
01/16/2025
PAYMENT INFORMATION
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After submission,Code Department Administration will review the application and
materials provided.After review,and email with instructions for paying the fee
online with credit card or E-check will be sent to the applicant.
If it is preferred to pay by check,cash or money order:
Mail to Code Enforcement,Town Hall 215 N.Tioga St,Ithaca,NY 14850
Drop off during business hours to Town Hall M-F 8-4
Place in locked box next to the door on the Buffalo St side of Town Hall
Attachments
Determination/Denial Letter
Sign permit denial.docx
Uploaded by Leslie Schill on Jan 16,2025 at 11:35 PM
Narrative
North Campus Wayfinding Signage Project Narrative.docx
Uploaded by Leslie Schill on Jan 16,2025 at 11:29 PM
Survey and/or Plans
NC Wayfinding Sign Package-June2024-E2.pdf
Uploaded by Leslie Schill on Jan 16,2025 at 8:47 PM
Environmental Assessment Form
Short EAF Part 1-NC WayfindingSignage.pdf
Uploaded by Leslie Schill on Jan 16,2025 at 8:46 PM
Letter or Email of Authorization
Designated Agent.docx
Uploaded by Leslie Schill on Jan 16,2025 at 8:39 PM
Denial Notice 3.10.25.pdf
Denial Notice 3.10.25.pdf
Uploaded by Marty Moseley on Mar 10,2025 at 5:09 PM
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3/11/25,12:21 PM SGN-25-2
Town of Ithaca March 11,2025
SGN-25-2
TOI -Sign Permit
Application
Status:Active
Submitted On:1/12/2025
Primary Location
0 Pleasant Grove Rd Unit Cornell
University Area Directional Signs
Ithaca,NY 14850
Owner
Cornell University
Cornell University Humphreys
Service Building Ithaca,NY 14850
Applicant
X Leslie Schill
J 607-255-5239
@ leslie.schill@cornell.edu
A Cornell University
Humphreys Service Building,
Dryden Rd
Ithaca,NY 14853
Site Information
Zoning District*
Residential/Conservation Zone
Physical Location on the Property*0
7 signs total proposed.3 signs are located at Pleasant Grove Road/Jessup Road
NW,SW,SE corners of the intersection)and 3 at Pleasant Grove Road/Cradit Farm
Rd (1 at NW,2 at SE corners of the intersection).Each of these signs is located on
Cornell land within the Tompkins County ROW of Pleasant Grove Road.One
additional sign is proposed along Program House Drive -a Cornell owned road.
A separate application will need to be submitted for each individual sign
Applicant Is:*
Property Owner
Sign Type and Details
Sign Status Type of Sign *
Free Standing Sign
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Length (ft)*
4.85
Width (ft)*
4.98
Size of Sign (Sq.Ft.)
24.153 B
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status Type of Sign
Free Standing Sign
Length (ft)*Width (ft)
4.85 4.98
Size of Sign (Sq.Ft.)
24.153 HHQB
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status Type of Sign *
Free Standing Sign
Length (ft)*
4.85
Width (ft)*
4.98
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Size of Sign (Sq.Ft.)
24.153 HH
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status
Yes
Length (ft)*
4.85
Type of Sign *
Free Standing Sign
Width (ft)*
4.98
Size of Sign (Sq.Ft.)
24.153
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status Type of Sign *
Yes Free Standing Sign
Length (ft)*
4.85
Width (ft)*
4.98
Size of Sign (Sq.Ft.)
24.153
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If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status
Yes
Length (ft)*
4.85
Type of Sign *
Free Standing Sign
Width (ft)*
4.98
Size of Sign (Sq.Ft.)
24.153 QSQB
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
Sign Status
Yes
Length (ft)*
4.85
Type of Sign *
Free Standing Sign
Width (ft)*
4.96
Size of Sign (Sq.Ft.)
24.056
If sign new electrical work is being conducted a Town of Ithaca electrical permit
is required to be issued prior to a Town of Ithaca Sign Permit being issued
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Sign Measurements
Setback (ft)*O Overall Height (ft)*&
0 10.2
Other Relevant Type(s)and Dimension(s)
6 of the 7 Signs are located within the Tompkins County ROW along Pleasant Grove
Road.
Will sign be Illuminated?*
No
Property Owner Information
Name*Phone*
Leslie Schill 6072555239
Email*Street #*
leslie.schill@cornell.edu 639 Dryden Road
Street Name*City*
Humphreys Service Building Ithaca
State*Zip Code*
NY 14853
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Agent Information
Name *Full Mailing Address*
Leslie Schill 639 Dryden Road
Phone Number*Email Address*
6072555239 leslie.schill@cornell.edu
Sign Company Informaiton
Company Name*Name of Contact Person *
Precision Signs N/A
Full Mailing Address Phone Number*
243 Dixon Ave,Amityville,NY 11701 631-841-7500
Email Address
info@precisionsigns.com
Owner Affidavit
Signature*O
O Leslie Schill
Jan 12,2025
Applicant Affidavit
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Signature
O Leslie Schill
Jan 12,2025
Code Officer/lnternal Only-Review
Planning Department Review Required*0
Yes
Working without a permit?
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Planning Department Recomendation
Per Town Code §270-260B outlined below,the following Sign review criteria
unbolded text)were applied for the following recommendation (bold text)on the
acceptability of the proposed signs as to design,materials,illumination,placement,
and size:
a)Signs should be legible in the circumstances in which they are seen and layout
should be orderly.The proposed directional signs are legible for the
surrounding vehicle speed limits and sign mounting height;the layout is
orderly with a clear visual vocabulary.
b)Freestanding signs should be designed to be compatible with their surroundings
and appropriate to the architectural character of the buildings near which they are
placed.Sign panels and graphics on buildings should relate with and not cover
architectural features or details and should be sized in proportion to them.The
proposed freestanding signs are similar to directional signs on and near the
Cornell University campus and are both obvious and recognizable.The signs
have been specifically designed to be “wayfinding”-providing guidance and
the means to help provide geographic direction --for campus visitors.Such
signs purposely contain a uniform appearance,as that is part of the Cornell
University branding.The proposed signs are compatible with their
surroundings and appropriate to the architectural character of the buildings
near which they are being placed.
c)Illumination should be appropriate to the character of the surroundings and shall
be in accordance with the Town’s Outdoor Lighting Law.The proposed signs will
not be illuminated.Should the Applicant decide to illuminate the signs,then
the signs will be required to comply with the provisions of the Outdoor
Lighting Law,Town Code §173.
d)Monument signs are preferable to pole signs.Pole signs should be as low to the
ground as practical.The proposed signs are freestanding signs.They are taller
than permitted in the Town Code.However,their height (10ft tall,instead of 6ft)
does not create negative visual or traffic impacts,or block any known scenic
views.
e)Multi-use or multi-tenant signs located on the same premises should meet the
requirements of §270-256C and F.The proposed signs are directional signs,not
multi-tenant signs.This criterion does not apply.
f)Landscaping should be installed and maintained at the base of a freestanding sign
if such landscaping would improve the overall appearance of the sign.Landscaping
could improve the overall appearance of the signs and could enhance the
visual aesthetic provided the landscaping does not get overgrown and
unkempt.However,this is not a requirement;it is included as an option for the
applicant to consider.
Such signage must comply with the location requirements of the Town Code.
The signs are also a bit taller and larger than permitted by Town Code.The
sign designs,illumination,materials,and placement appear appropriate for
wayfinding/directional signs associated with a university campus.The signs as
proposed do not create negative traffic or visual impacts and do not block any
known scenic views.Given the design criteria above,and with express written
permission from the entity having ownership jurisdiction (Tompkins County for
Pleasant Grove Road,CR-122),the Director of Planning recommends approval
of the proposed signs.
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A Does this application need an Area Variance?*
Yes
A Detailsfor Area Variance
A Does this application need a Use Variance?*A Tax Parcel Number (Permit &CO)
No
A Permit Type
A Comments/Conditions (Permit)
A Scope of Work (P)ZDescription (CO)
A Code Officer Name Printed on Document
A Historical Background
A Date Submitted A Municity App #
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I filed sign permit application SGN-25-2 on 1/12/25 with the Town of Ithaca for these 7
signs and the application was reviewed and denied by Marty Moseley on 1/15/16. He
determined that the signs do not comply with the requirements of the Town of Ithaca Sign
Law and would require an area variance.
To Whom It May Concern:
I am a designated agent of Cornell University for submittal of permits,
applications, and official requests for municipal project reviews/approvals for any
Cornell project.
Sincerely,
Leslie Schill
Director of Campus Planning
Cornell University
North Campus Wayfinding Signage Project
The North Campus Wayfinding Signage project in the Town of Ithaca consists of the
installation of 7 vehicular directional signs; 3 at the intersection of Pleasant Grove and
Jessup Roads, 3 at the intersection of Pleasant Grove Road and Cradit Farm Drive, and 1 on
Program House Drive. These signs would replace and enhance the existing vehicular
directional signs on Pleasant Grove Drive that are in poor conditions with outdated
information and are inconsistent with our current university signage standard.
The proposed signs have been designed to comply with the Cornell University Signage and
Wayfinding Plan which establishes signage standards for the Ithaca campus. The signs will
support clearer information to visitors coming to the Cornell campus from points north.
Arrow points to message face)
Number keys to message)
Arrow points to message face)(
Number keys to message )
Central Campus
Tang Welcome Ctr
North Campus
RPCC Center
Hasbrouck Apts
Sign 102 - Traveling East
Central Campus
Tang Welcome Ctr
Airport
Hasbrouck Apts
Sign 103 - Traveling North
North Campus
RPCC Center
Hasbrouck Apts
Airport
Sign 104 - Traveling South
Central Campus
Tang Welcome Ctr
Observatory
Helen Newman
Hasbrouck Apts
Sign 101 - Traveling South Sign 105 - Traveling Northeast Sign 106 - Traveling North
Central Campus
Tang Welcome Ctr
North Campus
RPCC Center
Hasbrouck Apts
North Campus
RPCC Center
Airport
Hasbrouck Apts
Sign 120 - Traveling West
Program Houses
Hu Shih Delivery
RPCC Center
Front View
Scale: 1/32=1
NOTE: Overall dimensions may represent nominal sizes in order to improve material yield.
VERSION NUMBER:
Engineering Page 2 of 13
SIGN TYPE:DESCRIPTION:CLIENT:Scale: 1/32=1
jlorber
10/15/2020
10/15/2020
jlorber
Model By
WWW.PRECISIONSIGNS.COM
Drawing By
PMCORNELL-NCR-X.30B Cornell
jlorberThematerialsandideasembodiedhereinare
the valuable proprietary and confidential information
of Precision Signs.Com. By receiving these materials
the recipient agrees that it will not sue, disclose,
reproduce, publish, or disseminate these materials or
the information contained herein without the advanced
written approval of Precision Signs.com.
58.5"
57.75"
10"
1/8" 6061 Aluminum
Face Panel (Removable)
Painted MP84702 Dark Grey,
MP14833 Black Princess Ruby and
MP18084 Champion Silver Metallic.
Map Direct Print on Face (Front Side Only)
Welded to Join Angles
and Intermidiate Plate
Stencil Cut Base
Welded to Upright
61.25"
All Painted Elements to Receive Topcoat
with MP290228SP Super Satin Clear
Side A
Side B
Painted Aluminum Face Panel
with Reflective White
Vinyl Graphics
10"
5/8"-11 Breakaway
Hardware
10" Rebar
Concrete Anchor
122.5"
8 x 1/2" Flat Head Screw
Painted MP14833 Black
Princess Ruby, (3x) Places
12.5"
4" x 4" Aluminum Extrusion with
Face and Edges Painted MP14833
Black Princess Ruby
Reflective White Vinyl Graphic
6063 Aluminum Structure with
All Visible Surfaces Painted
MP 18084 Champion Silver Metallic
North Campus Vehicular Signage Plan - Message Schedule and Sign Details
COMMISSIONER
Katherine Borgella
DEPUTY COMMISSIONER
M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning
Creating and implementing plans that position Tompkins County communities to thrive.
March 5, 2025
Lori Kofoid, Administrative Assistant IV
Town of Ithaca
215 North Tioga St.
Ithaca, NY 14850
Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law
Proposed Action: Sign Variances for proposed Cornell Directional Signs, Tax Parcel #67.-1-1.1,
Cornell University, Owner; Leslie Schill, Applicant.
Dear Ms. Kofoid:
This letter acknowledges your referral of the proposed action identified above for review by the
Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New
York State General Municipal Law.
We have determined the proposed action will have no significant county-wide or inter-community impact.
We look forward to receiving notification on the final action taken by your municipality within 30 days of
decision, as required by State law.
Sincerely,
Katherine Borgella, AICP
Commissioner of Planning and Sustainability
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2.Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:
NO YES
3.a. Total acreage of the site of the proposed action? __________ acres
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on, are adjoining or near the proposed action:
5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify): Forest Agriculture
Parkland
SEAF 2019
North Campus Wayfinding Signage
Pleasant Grove Drive from Jessup Rd to Cradit Farm Dr.
Cornell University
Installation of 7 vehicular directional signs; 3 at the intersection of Pleasant Grove and Jessup Rd
and 3 at the intersection of Pleasant Grove and Cradit Farm Dr. One additional sign will be
posted on Program House Dr. The signs are in accordance with the Cornell University Signage
and Wayfinding Plan which establishes signage standards for the Ithaca campus and designed
toward MUCTD standards, defining size and fonts for legibility at posted speeds.
Institutional
02 <
0.01
100
Ithaca NY 14853
Page 2 of 3
5.Is the proposed action,
a.A permitted use under the zoning regulations?
b.Consistent with the adopted comprehensive plan?
NO YES N/A
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?
NO YES
7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
8.a. Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed
action?
NO YES
9.Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
NO YES
10.Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: _________________________________________
NO YES
11.Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
NO YES
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
NO YES
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
NO YES
12.a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district
which is listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
b.Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for
14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
Shoreline D Forest D Agricultural/grasslands D Early mid-successional
Wetland D Urban Ji{ Suburban
15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or NO YES
Federal government as threatened or endangered?
16.Is the project site located in the 100-year flood plan?NO YES
17.Will the proposed action create storm water discharge, either from point or non-point sources?NO YES
If Yes,
a.Will storm water discharges flow to adjacent properties?
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
IfYes, briefly describe:
18.Does the proposed action include construction or other activities that would result in the impoundment of water NO YES
or other liquids ( e.g., retention pond, waste lagoon, dam)?
IfYes, explain the purpose and size of the impoundment:
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES
management facility?
IfYes, describe:
20.Has the site ofthe proposed action or an adjoining property been the subject ofremediation (ongoing or NO YES
completed) for hazardous waste?
IfYes, describe:
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Applicant/sponsor/name: Date:
Signature: Title:
PRINT FORM Page 3 of 3
Leslie Schill 1-16-25
Leslie Schill Dir, Cornell Campus Planning
Outlook
Turf concerns
From Wendy Susan Wolfe <ww16@cornell.edu>
Date Mon 3/24/2025 12:40 PM
To Codes <codes@townithacany.gov>
WARNING** This email comes from an outside source. Please verify the from address, any
URL links, and/or attachments. Any questions please contact the IT department
Please do not allow Cornell’s synthetic turf to go forward, for the reasons stated below.
Wendy Wolfe, Town of Ithaca
1. Signage Placement in Off-Limits Areas
I oppose Cornell's request to place signs within the public right-of-way. According to the Town of
Ithaca's zoning regulations, such encroachments are prohibited to preserve public spaces and prevent
visual clutter. Allowing these signs would set a concerning precedent, leading to potential billboard-like
intrusions that degrade our community's aesthetic. Ithaca's zoning laws are designed to protect our
scenic environment, much like Vermont's successful prohibition of roadside billboards. I urge the board
to uphold these standards and deny the variance."
2. Synthetic Turf as an Impervious Surface
I am concerned about Cornell's synthetic turf project, which effectively creates an impervious surface.
The Town of Ithaca's zoning ordinance emphasizes minimizing increases in impervious surfaces to
manage stormwater runoff and prevent flooding. Synthetic turf prevents natural water infiltration, leading
to increased runoff and potential environmental issues. I request that the zoning board consider these
implications carefully and require comprehensive stormwater management plans before approval."
3. Public Health Implications of Synthetic Turf
I wish to highlight the public health concerns associated with synthetic turf fields. Studies have shown
that these surfaces can reach extreme temperatures, posing heat-related health risks. Additionally, there
is potential for chemical leaching into our water systems. The Town of Ithaca's zoning laws are
established to protect public health and safety. I urge the board to thoroughly assess these health risks
and ensure that any development complies with our community's health standards."
4. Environmental Impact of Synthetic Turf
I am concerned about the environmental impact of Cornell's proposed synthetic turf field. The Town of
Ithaca's zoning ordinance requires consideration of environmentally sensitive areas and mandates that
developments minimize adverse environmental effects. Synthetic turf can contribute to microplastic
pollution and negatively affect local ecosystems. I urge the zoning board to require a comprehensive
environmental impact assessment before granting approval."
5. Lighting and Wildlife Disruption
I oppose Cornell's request for reflective signage materials, as they may lead to increased light pollution.
The Town of Ithaca's zoning regulations aim to protect the community's welfare, which includes
minimizing light pollution that can disrupt local wildlife, particularly nocturnal species. I request that the
board consider these ecological impacts and deny the variance for reflective materials."
3/12/25,3:00 PM ZBAA-25-10
Town of Ithaca March 12,2025
ZBAA-25-10
Zoning Board of Appeals
Area Variance Application
Status:Active
Submitted On:2/16/2025
Primary Location
135 Ridgecrest Rd Unit Jessica &
Nicolas Romero
Ithaca,NY 14850
Owner
Jessica &Nicolas Romero
135 Ridgecrest Rd Ithaca,NY 14850
Applicant
X Jessica Romero
J 301-997-5521
@ jessicakromero6@gmail.com
A 135 Ridgecrest Road
ITHACA,NY 14850
Internal Only-Review
A Tax Parcel No.
45.-2-23
A Is Planning Dept.Approval Required?
Yes
A Is Engineering Dept.Approval Required?A Is a GML-239 Review Required?
Yes No
A Type of Variance
Area Variance
A Appearance Date for Variance
3/25/25
A Variance Code Language
ZBAA-25-10 Appeal of Jessica and Nicolas Romero,owners of 135 Ridgecrest Road,Ithaca,NY,
14850;are seeking relief from Town of Ithaca Code sectionn270-71E.(2)(Yard Regulations).
Town of Ithaca Code section 270-71E .(2)requires an accessory building,other than a garage and
woodsheds,to be placed in the rear yard,where the applicant is proposing to locate an accessory
building in the side yard.
The property is currently located in the Medium-Density Residential District Zone,Tax Parcel No.45.-2-23.
A Variance Code Section
270-71E
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3/12/25,3:00 PM ZBAA-25-10
Internal Tasks to be Completed
Meeting Result (First Appearance)Deadline for Hearing Notice to Journal
3/13/25
A Public Hearing Notice Was Sent
03/13/2025
A Neighbor Notification Letters Were Sent
03/17/2025
A Date Sign Was Picked-up Material Packets Sent to ZBA Members
03/17/2025
Historical Only
Address affiliated with request A Status
Applicant's Information
Applicant is*
Property Owner
Is the primary point of contact for application different
than the applicant?*
No
Description
Brief Description of Variance Request*
We are requesting a variance for an existing shed that was on the property when we
purchased it in Aug.2024.We have since learned that the shed's location in the side
yard is in violation of town ordinances,which is why we are requesting a variance.The
shed measures 10’2”x 16’1.5 “x 7’10 “=approximately 164 square feet making it difficult to
move.Additionally,the yard behind the shed has a significant slope,which would make a move
further back challenging.We estimate that the shed is only a few feet too far forward putting it
into the side yard rather than the back yard.
https://ithacany.workflow.opengov.eom/#/explore/records/36128/162751 2/9
3/12/25,3:00 PM ZBAA-25-10
Area Variance Criteria Form
1.Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
No
Reasons:
The shed in question is not new and has clearly been on the property for quite some
time.It does not change the character of the neighborhood for it to remain in the
location where it has been for years.Additionally,there are other side yard sheds that
can been seen in neighboring properties along Ridgecrest Road.
2.Can the benefit sought by the applicant be achieved
by a feasible alternative to the variance?*
No
Reasons:
The alternatives are to move the shed,which would be difficult given the downward
sloping of the yard,or to take the shed down altogether.While these are alternatives,
both will come at great cost to us.We are simply asking to allow the shed to remain
where it is.
3.Is the requested variance substantial?*
No
Reasons:
There would be no practical change to the neighborhood or any of its residents by
granting this request.We are simply asking for consideration in rendering a long
existing structure legal.
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3/12/25,3:00 PM ZBAA-25-10
4.Would the variance have an adverse impact on the
physical or environmental conditions in the
neighborhood?*
No
Reasons:
The variance would change nothing in terms of the physical or environmental
conditions.The only change would be to make legal allowance for a structure that has
been in place for years.
5.Is the alleged difficulty self-created?*
No
Reasons:
We did not build or locate the shed;it was already on the property when we purchased
it a few months ago.We became aware when applying for a permit for another project.
We are attempting to legally rectify the situation and take the appropriate actions.
Affidavit
The UNDERSIGNED respectfully submit this application requesting an appearance before
the Zoning Board of Appeals.By filing this application,I grant permission for members of
The Town of Ithaca Zoning Board of Appeals or Town staff to enter my property for any
inspection(s)necessary that are in connection with my application.I acknowledge,that
completed applications are scheduled on a first-come first-serve basis and that all
documents ideally be submitted forty-five (45)days advance of the proposed meeting
date,together with the required application fee.Failure to do so may result in a delay in my
hearing.
Digital Signature*
O Jessica Romero
Feb 16,2025
Meeting Date
04/22/2025
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3/12/25,3:00 PM ZBAA-25-10
PAYMENT INFORMATION
After submission,Code Department Administration will review the application and
materials provided.After review,and email with instructions for paying the fee online
with credit card or E-check will be sent to the applicant.
If it is preferred to pay by check,cash or money order:
Mail to Code Enforcement,Town Hall 215 N.Tioga St,Ithaca,NY 14850
Drop off during business hours to Town Hall M-F 8-4
Place in locked box next to the door on the Buffalo St side of Town Hall
Attachments
Determination/Denial Letter
Gmail -Existing Shed_Zoning Board of Appeals Area Variance Required for 135 Ridgecrest
Road.pdf
Uploaded by Jessica Romero on Jan 12,2025 at 5:22 PM
Survey and/or Plans
2023-05543.pdf
Uploaded by Marty Moseley on Feb 24,2025 at 12:08 PM
shed and garage 135 Ridgecrest.jpg
shed and garage 135 Ridgecrest.jpg
Uploaded by Jessica Romero on Feb 23,2025 at 1:59 PM
Orientation of house and garage 135 Ridgecrest.jpg
Orientation of house and garage 135 Ridgecrest.jpg
Uploaded by Jessica Romero on Feb 23,2025 at 2:00 PM
Position of shed in relation to house.jpg
Position of shed in relation to house.jpg
Uploaded by Jessica Romero on Feb 23,2025 at 2:00 PM
Position of shed in relation to house 2.jpg
Position of shed in relation to house 2.jpg
Uploaded by Jessica Romero on Feb 23,2025 at 2:00 PM
https://ithacany.workflow.opengov.eom/#/explore/records/36128/162751 5/9
Jessica Romero <jessicakromero6@gmail.com>
Existing Shed/Zoning Board of Appeals Area Variance Required for 135 Ridgecrest
Road
Dana Magnuson <DMagnuson@townithacany.gov>Thu, Nov 14, 2024 at 11:07 AM
To: "jessicakromero6@gmail.com" <jessicakromero6@gmail.com>
Cc: "romero.n.martin@gmail.com" <romero.n.martin@gmail.com>
Hello Jessica,
As discussed on site yesterday during Final Electrical Inspection/ Electrical Permit ELEC-24-122 an area
variance is required from the Zoning Board of Appeals (ZBA) for existing side yard shed. Below is the link
for the ZBA area variance application:
https://ithacany.portal.opengov.com/categories/1084/record-types/6461
135 Ridgecrest Road is located in a Medium Density Residential zone. Per Town Law Chapter 270 Zoning
Article IX Medium Density Residential Zones 270-71 Yard Regulations.
E.
Accessory buildings.
Amended 8-13-2012 by L.L. No. 11-2012; 12-11-2017 by L.L. No. 20-2017]
1)
Buildings occupied by a detached accessory dwelling unit. Such buildings must be located in a rear yard, be
at least 30 feet from any side lot line, and be at least 15 feet from a rear lot line.
2)
All other accessory buildings (except garages, and except woodsheds meeting the requirements of
Subsection G below) may not occupy any open space other than a rear yard.
3)
Accessory buildings (including garages, woodsheds, and buildings occupied by a detached accessory
dwelling unit), in the aggregate, may occupy not more than 40% of the thirty-foot rear yard setback required
by Subsection B above.
4)
Accessory buildings (except for garages and buildings occupied by a detached accessory dwelling unit)
shall be not less than three feet from any side or rear lot line. Any accessory building, other than a garage or
a building occupied by a detached accessory dwelling unit, on a corner lot shall be not less than five feet
from the rear lot line.
Medium Density Residential Zone link below:
https://ecode360.com/8661928
This email can be uploaded for the required denial letter for the ZBA application.
Also, a General Building Permit Application is required for the existing shed (link below):
1/12/25, 5:21 PM Gmail - Existing Shed/Zoning Board of Appeals Area Variance Required for 135 Ridgecrest Road
https://mail.google.com/mail/u/0/?ik=d203322940&view=pt&search=all&permmsgid=msg-f:1815714650505746847&simpl=msg-f:1815714650505746847 1/2
Gmail
https://ithacany.portal.opengov.com/categories/1071/record-types/6527
Per Town Law Part II: General Legislation Chapter 125-5 Building Permits A. (1) (c) a Building Permit
is required for an accessory structure if the structure exceeds 144 square feet. I measured the shed during
the Pre-site inspection 11/6/24.
The shed measured 10’ 2” x 16’ 1.5 “ x 7’ 10 “ = approximately 164 square feet.
There is no Town record of a Building Permit issued for the existing shed.
Please let me know if you have any questions.
Thank you,
Dana Magnuson
Senior Code Enforcement/Electrical
Town of Ithaca
215 N.Tioga St.
Ithaca, NY
607-273-1783 ext.131
dmagnuson@townithacany.gov
www.town.ithaca.ny.us
1/12/25, 5:21 PM Gmail - Existing Shed/Zoning Board of Appeals Area Variance Required for 135 Ridgecrest Road
https://mail.google.com/mail/u/0/?ik=d203322940&view=pt&search=all&permmsgid=msg-f:1815714650505746847&simpl=msg-f:1815714650505746847 2/2
2023-05543 07/03/2023 08:32:43 AM
REVISED
i *\
Te 4 "I ~.
r r'.•&
B/1/2D23-UPDA^D SUWLY,
ALL CORNERS FOUND
3/17/25,11:32 AM ZBAA-25-9
O Town of Ithaca March 17,2025
ZBAA-25-9
Zoning Board of Appeals
Area Variance
Application
Status:Active
Submitted On:1/27/2025
Primary Location
232 Troy Rd Unit Anne Weber &
Matthew Bollinger
Ithaca,NY 14850
Owner
Anne Weber &Matthew
Bollinger
232 Troy Rd Ithaca,NY 14850
Applicant
X Matthew Bollinger
J 816-885-6325
@ bollingermatt@gmail.com
A 232 Troy Road
Ithaca,NY 14850
Internal Only-Review
Tax Parcel No.
45.-2-11
Is Planning Dept.Approval Required?
Is Engineering Dept.Approval Required?Is a GML-239 Review Required?
Yes
A GML-239 Reason for Review*Type of Variance
The right of way of any existing or Area Variance
proposed county or state road
Appearance Date for Variance
3/25/25
https://ithacany.workflow.opengov.eom/#/explore/records/29092/details 1/9
3/17/25,11:32 AM ZBAA-25-9
Variance Code Language
ZBAA-25-9 Appeal of Matthew Bollinger and Ann Weber,owners of 232 Troy Road,Ithaca,NY,
14850;are seeking relief from Town of Ithaca Code section 270-56C (Permitted accessory
buildings and uses).
Town of Ithaca Code section 270-56C allows for a maximum aggregate footprint of all accessory
buildings to exceed 600 sq.ft,where the lot is less than 3 acres,where the applicant is proposing
to exceed the total aggregate footprint area for all accessory buildings on site by approximately
555 sq.ft,due to the lot only being 1.9 acres.
The property is currently located in the Low-Density Residential Zone,Tax Parcel No.45.-2-11
A Variance Code Section
270-56C
Internal Tasks to be Completed
Meeting Result (First Appearance)Materials For GML-239 Were Sent
Deadline for Hearing Notice to Journal Public Hearing Notice Was Sent
3/13/25 03/13/2025
Neighbor Notification Letters Were Sent Date Sign Was Picked-up
03/17/2025
Material Packets Sent to ZBA Members
03/17/2025
Historical Only
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3/17/25,11:32 AM ZBAA-25-9
Address affiliated with request Status
Applicant's Information
Applicant is*
Property Owner
Is the primary point of contact for application
different than the applicant?*
No
Description
Brief Description of Variance Request*
In the summer of 2024,I was granted a variance to build an artist studio (1000 sq/ft,20 x
50 feet,20 feet high)behind our home at 232 Troy Road.Currently there is a small shed
155 sq/ft)on the property.We were granted two variances,one for home occupation and
one for outbuilding size.
After planting a test garden and doing a lighting study,we realized our original proposed
site for the studio would block sun for our garden and the afternoon sun for part of the
house,and cut off connection to the north side of the property.
We are applying for a new variance to allow us to erect the same-sized studio further
back in the property instead of directly behind the house as originally proposed.This new
location is further from the road and stream and would not significantly alter our original,
approved application.
Area Variance Criteria Form
1.Will an undesirable change be produced in the
character of the neighborhood or be a detriment to
nearby properties?*
No
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3/17/25,11:32 AM ZBAA-25-9
Reasons:
Many houses in our neighborhood have outbuildings and detatched garages.My
proposed barn studio will have no effect on the nearby properties and has the
support of our neighbors.
2.Can the benefit sought by the applicant be
achieved by a feasible alternative to the variance?*
No
Reasons:
We have sought to purchase additional land from our neighbor to avoid this
variance,but it wasn't possible.We also looked into attaching the barn to the
house but the exisiting grade would make this cost prohibitive.It would also
block the site of our proposed garden and divide the property in a way that
would make it much less functional.
3.Is the requested variance substantial?*
Yes
Reasons:
The last time we spoke to the ZBA,our request was considered substantial,but,
as our supporting documents show,our proposed building is the minimum size
needed.
4.Would the variance have an adverse impact on the
physical or environmental conditions in the
neighborhood?*
No
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3/17/25,11:32 AM ZBAA-25-9
Reasons:
The new proposed location of the building is further from the stream than our
original approved application.
5.Is the alleged difficulty self-created?"
Yes
Reasons:
We are chosing to make this building because the cost of commercial rentals
make it impossible to be a professional artist long term in Ithaca.We are seeking
this variance to make Ithaca our long term home.
Affidavit
The UNDERSIGNED respectfully submit this application requesting an appearance
before the Zoning Board of Appeals.By filing this application,I grant permission for
members of The Town of Ithaca Zoning Board of Appeals or Town staff to enter my
property for any inspection(s)necessary that are in connection with my application.I
acknowledge,that completed applications are scheduled on a first-come first-serve
basis and that all documents ideally be submitted forty-five (45)days advance of the
proposed meeting date,together with the required application fee.Failure to do so
may result in a delay in my hearing.
Digital Signature*Meeting Date
O Matthew L Bollinger 03/25/2025
Jan 27,2025
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3/17/25,11:32 AM ZBAA-25-9
PAYMENT INFORMATION
After submission,Code Department Administration will review the application and
materials provided.After review,and email with instructions for paying the fee
online with credit card or E-check will be sent to the applicant.
If it is preferred to pay by check,cash or money order:
Mail to Code Enforcement,Town Hall 215 N.Tioga St,Ithaca,NY 14850
Drop off during business hours to Town Hall M-F 8-4
Place in locked box next to the door on the Buffalo St side of Town Hall
Attachments
Determination/Denial Letter
Denial Outbuilding Project.png
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:28 AM
Narrative
Bollinger Variance Narrative.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:28 AM
Survey and/or Plans
TOPO.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:30 AM
Environmental Assessment Form
EAF_Signed.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:30 AM
Bollinger Studio _Variance Application _Revised Location.pdf
Bollinger Studio _Variance Application _Revised Location.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:31 AM
Addendum 2024 Bollinger Studio Variance Application.pdf
Bollinger Studio _Variance Application.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:32 AM
https://ithacany.workflow.opengov.eom/#/explore/records/29092/details 6/9
3/17/25,11:32 AM ZBAA-25-9
BollingerBuckler232TroyVar_240712.pdf
BollingerBuckler232TroyVar_240712.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:32 AM
BZA_Letter.pdf
BZA_Letter.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:32 AM
matt_bollinger_letter.pdf
matt_bollinger_letter.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:32 AM
Ostendarp Letter of Support.pdf
Ostendarp Letter of Support.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:33 AM
Sperling_Bollinger_Studio_Letter.pdf
Sperling_Bollinger_Studio_Letter.pdf
Uploaded by Matthew Bollinger on Jan 27,2025 at 10:33 AM
Bollinger Studio Building Revised GML239 Letter 03.07.2025.pdf
Bollinger Studio Building Revised GML 239 Letter 03.07.2025.pdf
Uploaded by Lori Kofoid on Mar 7,2025 at 11:38 AM
Record Activity
Matthew Bollinger started a draft Record 05/16/2023 at 8:58 am
Matthew Bollinger added file Denial Outbuilding Project.png 01/27/2025 at 10:28 am
Matthew Bollinger added file Bollinger Variance Narrative.pdf 01/27/2025 at 10:28 am
Matthew Bollinger added file TOPO.pdf 01/27/2025 at 10:30 am
Matthew Bollinger added file EAF_Signed.pdf 01/27/2025 at 10:30 am
Matthew Bollinger added file Bollinger Studio _Variance Application _
Revised Location.pdf
01/27/2025 at 10:31 am
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3/17/25,11:32 AM ZBAA-25-9
Matthew Bollinger added file BollingerBuckler232TroyVar_2A0712.pdf 01/27/2025 at 10:32 am
Matthew Bollinger added file BZA_Letter.pdf 01/27/2025 at 10:32 am
Matthew Bollinger added file Bollinger Studio _Variance Application.pdf 01/27/2025 at 10:32 am
Matthew Bollinger added file matt_bollinger_letter.pdf 01/27/2025 at 10:32 am
Matthew Bollinger added file Ostendarp Letter of Support.pdf 01/27/2025 at 10:33 am
Matthew Bollinger added file Sperling_Bollinger_Studio_Letter.pdf 01/27/2025 at 10:33 am
Matthew Bollinger submitted Record ZBAA-25-9 01/27/2025 at 10:33 am
OpenGov system altered inspection step Review -Code Enforcement/Zoning
changed status from Inactive to Active on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system altered payment step Payment,changed status from
Inactive to Active on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system altered inspection step Application In-take Review,
changed status from Inactive to Active on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system assigned inspection step Application In-take Review to Lori
Kofoid on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system assigned inspection step Review -Code
Enforcement/Zoning Dept,to Marty Moseley on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system changed the deadline to Jan 29,2025 on inspection step
Application In-take Review on Record ZBAA-25-9
01/27/2025 at 10:33 am
OpenGov system completed payment step Payment on Record ZBAA-25-9 01/27/2025 at 10:34 am
Lori Kofoid changed form field entry GML-239 Reason for Review from ""to
The right of way of any existing or proposed county or state road"on Record
ZBAA-25-9
01/27/2025 at 10:36 am
Lori Kofoid changed form field entry Is a GML-239 Review Required?from ""
to "Yes"on Record ZBAA-25-9
01/27/2025 at 10:36 am
OpenGov system altered inspection step GML-239 County Review ,changed
status from Inactive to Active on Record ZBAA-25-9
01/27/2025 at 10:36 am
OpenGov system assigned inspection step GML-239 County Review to Lori
Kofoid on Record ZBAA-25-9
01/27/2025 at 10:36 am
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3/17/25,11:32 AM ZBAA-25-9
Lori Kofoid changed form field entry Type of Variance from ""to "Area
Variance"on Record ZBAA-25-9
01/27/2025 at 10:37 am
Lori Kofoid changed form field entry Appearance Date for Variance from ""to
3/18/25"on Record ZBAA-25-9
01/27/2025 at 10:37 am
Lori Kofoid changed form field entry Tax Parcel No.from ""to "45.-2-11"on
Record ZBAA-25-9
01/27/2025 at 10:37 am
Lori Kofoid changed form field entry Meeting Bate from "02/25/2025"to
03/25/2025"on Record ZBAA-25-9
01/27/2025 at 10:37 am
Lori Kofoid altered inspection step Application In-take Review,changed
status from Active to Complete on Record ZBAA-25-9
02/04/2025 at 10:28 am
Lori Kofoid changed form field entry Appearance Date for Variance from
3/18/25"to "3/25/25"on Record ZBAA-25-9
02/04/2025 at 11:01 am
Lori Kofoid added Deadline for Hearing Notice to Journal to Record ZBAA-
25-9
02/21/2025 at 11:57 am
Lori Kofoid changed form field entry Material Packets Sent to ZBA Members
from ""to "03/17/2025"on Record ZBAA-25-9
02/21/2025 at 11:57 am
Lori Kofoid changed form field entry Neighbor Notification Letters Were Sent
from ""to "02/17/2025"on Record ZBAA-25-9
02/21/2025 at 11:57 am
Lori Kofoid changed form field entry Public Hearing Notice Was Sent from ""
to "03/13/2025"on Record ZBAA-25-9
02/21/2025 at 11:57 am
Lori Kofoid changed form field entry Neighbor Notification Letters Were Sent
from "02/17/2025"to "03/17/2025"on Record ZBAA-25-9
03/03/2025 at 10:07 am
Lori Kofoid removed attachment Agricultural Data Statement from Record
ZBAA-25-9
03/03/2025 at 10:19 am
Lori Kofoid altered inspection step GML-239 County Review ,changed status
from Active to Complete on Record ZBAA-25-9
03/03/2025 at 10:51 am
Lori Kofoid added file Bollinger Studio Building Revised GML 239 Letter
03.07.2025.pdf to Record ZBAA-25-9
03/07/2025 at 11:38 am
Marty Moseley changed form field entry Variance Code Language from ""to "
p style-'margin:Gin Gin 8pt;font-size:11pt;font-family:Calibri,sans-serif;
box-sizing:bor..."on Record ZBAA-25-9
03/11/2025 at 4:39 pm
Marty Moseley changed form field entry Variance Code Section from ""to
270-56C "on Record ZBAA-25-9
03/11/2025 at 4:39 pm
Lori Kofoid altered approval step Notice Pick-up (You will be emailed again
when ready),changed status from Inactive to Active on Record ZBAA-25-9
03/14/2025 at 10:44 am
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when ready)to Lori Kofoid on Record ZBAA-25-9
03/14/2025 at 10:44 am
https://ithacany.workflow.opengov.eom/#/explore/records/29092/details 9/9
Zoning Board of Appeals Application
1/27/2025
In the summer of 2024, I was granted a variance to build an artist studio (1000 sq/ft, 20 x 50
feet, 20 feet high) behind our home at 232 Troy Road. Currently there is a small shed (155 sq/ft)
on the property. We were granted two variances, one for home occupation and one for
outbuilding size.
After planting a test garden and doing a lighting study, we realized our original proposed site
for the studio would block sun for our garden and the afternoon sun for part of the house, and
cut off connection to the north side of the property.
We are applying for a new variance to allow us to erect the same-sized studio further back in
the property instead of directly behind the house as originally proposed. This new location is
further from the road and stream and would not significantly alter our original, approved
application.
COMMISSIONER
Katherine Borgella
DEPUTY COMMISSIONER
M. Megan McDonald
121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning
Creating and implementing plans that position Tompkins County communities to thrive.
March 7, 2025
Lori Kofoid, Administrative Assistant IV
Town of Ithaca
215 North Tioga St.
Ithaca, NY 14850
Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law
Proposed Action: Area Variance for proposed Bollinger Studio Building located at 232 Troy Road,
Tax Parcel #45.-2-11, Matthew Bollinger & Anne Weber, Owners; Matthew
Bollinger, Applicant.
Dear Ms. Kofoid:
This letter acknowledges your referral of the proposed action identified above for review by the
Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New
York State General Municipal Law.
We have determined the proposed action will have no significant county-wide or inter-community impact.
We look forward to receiving notification on the final action taken by your municipality within 30 days of
decision, as required by State law.
Sincerely,
Katherine Borgella, AICP
Commissioner of Planning and Sustainability
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Name of Action or Project:
Project Location (describe, and attach a location map):
Brief Description of Proposed Action:
Name of Applicant or Sponsor: Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
1.Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
2.Does the proposed action require a permit, approval or funding from any other government Agency?
If Yes, list agency(s) name and permit or approval:
NO YES
3.a. Total acreage of the site of the proposed action? __________ acres
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on, are adjoining or near the proposed action:
5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify): Forest Agriculture
Parkland
Page 2 of 3
5.Is the proposed action,
a.A permitted use under the zoning regulations?
b.Consistent with the adopted comprehensive plan?
NO YES N/A
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?
NO YES
7.Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: ________________________________________________________________________________
NO YES
8.a. Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed
action?
NO YES
9.Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
NO YES
10.Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water: _________________________________________
NO YES
11.Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment: ______________________________________
NO YES
12. a. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district
which is listed on the National or State Register of Historic Places, or that has been determined by the
Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
NO YES
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b.Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: _____________________
NO YES
b. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for
Page 3 of 3
14.Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
Shoreline Forest Agricultural/grasslands Early mid-successional
Wetland Urban Suburban
15.Does the site of the proposed action contain any species of animal, or associated habitats, listed by the State or
Federal government as threatened or endangered?
NO YES
16.Is the project site located in the 100-year flood plan?NO YES
17.Will the proposed action create storm water discharge, either from point or non-point sources?
If Yes,
a.Will storm water discharges flow to adjacent properties?
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe:
NO YES
18.Does the proposed action include construction or other activities that would result in the impoundment of water
or other liquids (e.g., retention pond, waste lagoon, dam)?
If Yes, explain the purpose and size of the impoundment:______________________________________________
NO YES
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste
management facility?
If Yes, describe: _______________________________________________________________________________
NO YES
20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe: _______________________________________________________________________________
NO YES
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Date: _____________________ Applicant/sponsor/name: ____________________________________________________ __________________________
Signature: _____________________________________________________Title:__________________________________
EAF Mapper Summary Report Tuesday, August 27, 2024 9:07 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
Part 1 / Question 7 [Critical Environmental
Area]
No
Part 1 / Question 12a [National or State
Register of Historic Places or State Eligible
Sites]
No
Part 1 / Question 12b [Archeological Sites]No
Part 1 / Question 13a [Wetlands or Other
Regulated Waterbodies]
No
Part 1 / Question 15 [Threatened or
Endangered Animal]
No
Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 / Question 20 [Remediation Site]No
1ShortEnvironmentalAssessmentForm - EAF Mapper Summary Report
Bollinger
Studio Barn
232 Troy Road
Introduction +
Overview
I am applying for a variance to build an artist studio (1000 sq/ft, 20 x
50 feet, 20 feet high) behind our home at 232 Troy Road. Currently
there is a small shed (155 sq/ft) on the property. To build the studio, I
am requesting a variance for the 555 sq/ft this structure will need
beyond the 600 allowed by code.
The barn will have wooden board and batten siding and a simple but
elegant design appropriate to compliment the age and character of
our 1840s farmhouse. It would not encroach on any of the edges of
the property and would be sufficiently far from the small creek onour
land to satisfy the existing code. The building will not have drive-up
access and will be minimally visible from the road. It will not have a
garage door and will not be accessible to vehicles nor will it be used
as a garage.
The barn will be used as an artist studio. Because I am a
professional artist, I am applying for a home occupation variance for
500 sq/ft beyond the 500 permitted by code in order to total the
same amount of square footage as my proposed workspace, 1000
sq/ft. My occupation makes little noise, has no storefront or regularly
incoming customers, and utilizes water-based materials. It will have
no sign and little impact on the neighborhood. All neighboring
property owners have written letters of support for this project.
Our
Property
Our property relative to the City of Ithaca
EAC
Montessori Troy
Park
Eldridge
Preserve
South Hill
Rec’ Trail
Ithaca
Waldorf
School
King Rd
Nelson Road
Town of Ithaca Line
Landmarks near our home
Approximate Town of Ithaca
Danby Town Line
Eldridge
Preserve
King Road
Our property is surrounded by natural lands
Survey of 232 Troy Rd
Showing grade change
behind house
The house is an 1840s farmhouse
Our narrow gravel driveway will
remain as is. The barn will be
only minimally visible from this
point of view.
From the right (north) side of the property, dense vegetation would obscure the barn.
The rear of our property is
wooded and surrounded
by many acres of forest
maintained as hunting
grounds by our neighbor,
Jack Little.
The space between the
existing garage and the
site of the proposed barn is
sloped.
The rear of our property slopes, making a connection between the barn and the
existing garage prohibitively costly due to a grade change of 3.5’. An attached
breezeway would not serve a purpose besides avoiding the size restriction in the
zoning code. Studio needs to be set back from the house for flat building site,
making a breezeway long, large, expensive, and purposeless, as it could not
connect directly to any existing doors to the house.
Historic farmhouses in
upstate New York typically
have detached barns.
Adding a connected
breezeway would diminish
the historic accuracy,
charm, and character of the
neighborhood.
Studio Barn
Proposal
STUDIO
HOUSE
SITE PLAN
STUDIO
TROY ROAD
HOUSE
WOODS
SHRUB BORDER
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
WOODS
The studio will be insulated for year round use. The insulation will reduce the minimal noises of stretching
canvases (using a staple gun).
Drawings from Kurtz
Builders and Premier
Metal Supply
Premier Metal Supply
fabricates the components
and Kurtz Builders
constructs the structure.
Studio Rendering
View from Driveway
The barn will have wooden
board and batten siding and a
thoughtful design to enhance
rather than detract from the
character of the property,
existing 1840s farmhouse,
and neighborhood.
Studio Rendering
View from Side
The doors will not allow for
vehicles to enter or
large-scale industrial work to
take place.
Existing driveway
Driveway with proposed building. The studio will be only minimally visible from the road.
The studio will be only minimally
visible from the road.
The proposed project is located outside of the stream setback area.
Character of the
Neighborhood
View to the right from ourdrivewayViewtotheleftfromourdriveway
Troy Road between Coddington and Nelson is unique on South Hill. Because it moves into Danby, our stretch of the road has a
much more rural character. Our property is bordered on three sides by Jack Little’s land, which he maintains as forest. The
Eldridge Wilderness Preserve is across the road: an 87-acre forest.
Map of examples of
outbuildings on Troy Rd, King
Rd., Ridgecrest Rd,
Coddington Rd
Note: many more examples not shown on Nelson
Rd. in Danby and on Coddington Rd. between
Troy Rd. and Burns Rd. in Town of Ithaca)
Large outbuilding on Troy Road (between Coddington and King)
Large Barn on Troy Road (corner of Troy and King)
Troy Road (between King and Nelson)
Barn-like detached garage
with second level (stairs on side)
Troy Road (between King and Nelson)
Barn-like detached garage
with second level (stairs toward rear)
Troy Road (between King and Nelson) - Large, detached outbuilding
Large, detached garage on Ridgecrest Rd
Design build firm on King Rd - Detached outbuilding behind residence
Design build firm on King Rd - Detached outbuilding behind residence
Coddington Rd between Troy and King. A home with several outbuildings
509 Coddington Rd - 1840s historic home from similar period with a detached barn and outbuildings with wooden siding.
Home at the corner of Coddington Rd and Rich Rd. Multiple outbuildings including the large detached garage at the
end of the driveway. Historic home from similar period with detached outbuildings with wooden siding to enhance
historic charm.
Professional
Work
Matt Bollinger
Visual Artist
Over the last 16 years, I have had 24
solo exhibitions domestically and
internationally and my work has
been reviewed in Artforum, The New
York Times, Le Monde, Art in
America, The New Yorker,
Hyperallergic, and elsewhere.
From 2012 - 2023, I taught full time
at SUNY Purchase. For 3 of the last
4 years I was in my position, I was
department chair for Painting and
Drawing.
I have been a visiting artist at New
York University, Rhode Island School
of Design, Boston University,
University of Washington, Seattle,
and elsewhere.
My work is represented by mother’s
tankstation limited and François
Ghebaly Gallery. These galleries
have spaces in Los Angeles, New
York, Dublin, and London.
My CV can be viewed here:
https://mattbollinger.com/pagecv
Work obligations from 2023 to the present:
Solo Exhibitions & Art Fair Presentations
2024 halftime, mother’s tankstation limited, London, England
6 paintings: 1 @ 96 x 78”, 3 @ 60 x 48”, 1 @ 30 x 24”, 1@ 24 x 20”)
2023 Station, François Ghebaly, New York, NY
7 paintings; 1 animation: 1 @ 96 x 78”, 1 @ 78 x 60”, 1 @ 48 x 38”, 1 @ 32 x 22”, 2 @ 24 x 20”, 1 @ 20 x 16”)
Matt Bollinger, Art Basel Miami Beach, Miami, FL
8 paintings: 2 @ 78 x 60”, 1 @ 60 x 48”, 2 @ 48 x 38”, 2 @ 30 x 24”, 1 @ 20 x 16”)
Group Exhibitions & Art Fairs
2024 The Chicken and the Egg, Centre for the Arts Gallery, Towson University, Baltimore (1 animation)
Art Basel, mother’s tankstation limited, Basel, Switzerland (2 paintings: 1 @ 96 x 78”, 1 @ 32 x 22”)
Frieze, François Ghebaly Gallery, New York, NY (4 paintings: 3 @ 60 x 48”, 1 @ 24 x 20”)
Art Basel, mother’s tankstation limited, Hong Kong, China (2 paintings: 1 @ 78 x 60”, 1 @ 48 x 38”)
2023 Art Basel, mother’s tankstation limited, Basel, Switzerland (4 paintings: 1 @ 96 x 78”, 2 @ 60 x 48”, 1 @ 32 x 22”)
Disegno-in-Motion, Hewitt Gallery of Art, Marymount Manhattan College, New York (1 animation)
Einstein on the Beach, Super Dakota, Brussels (1 painting @ 48 x 38”)
Felix Art Fair, mother’s tankstation limited, Los Angeles, CA (2 paintings @ 20 x 16”)
Hello Animation Festival, Tulsa, Oklahoma (1 animation)
Heaven is a Different Thing, Unclebrother, Hancock, New York (1 painting @ 48 x 38”)
Total Paintings Exhibited: 37 paintings
My gallery
representation,
mother’s
tankstation limited,
has gallery spaces
in Dublin and
London. They also
bring my work to
two to three art
fairs a year. Above
is an installation
view of my 2022
exhibition, Off Peak,
in Dublin.
Off Peak, mother’s
tankstation limited,
Dublin, Ireland, 2022.
My studio space
needs enough room to
develop a body of
work big enough to
occupy a large gallery
space. Not only do I
need to paint the
number of works in
the exhibition, I need a
clean area to display
them to develop the
exhibition design.
Off Peak, mother’s
tankstation limited,
Dublin, Ireland, 2022.
Shown are two 60 x
48” paintings and one
78 x 96” painting. This
exhibition featured 9
paintings and three
animations. For every
exhibition, I need to
make more than the
number of works
shown. An edit is then
made. This means the
studio needs to
accommodate works
that don’t make the
cut or are held back
for future exhibitions.
Station, François
Ghebaly Gallery,
New York, NY,
2023.
The 96” tall
painting on the far
wall pushed my
studio to the limits
since the ceiling in
my workspace was
only 99”. I had to
lie on the floor to
paint the details at
the bottom of the
canvas. Large
walls are essential
to make my work.
Station, François
Ghebaly Gallery,
New York, NY, 2023.
This exhibition
featured seven
paintings and one,
18-minute animation.
Station, François
Ghebaly Gallery,
New York, NY,
2023.
View from the
video screening
area.
A short clip of my most
recent animation
project, which will debut
at François Ghebaly
Gallery in 2025 in Los
Angeles, can be viewed
here:
https://vimeo.com/9819
33495/ea0434b2bd?sha
re=copy
More of my animations
can be viewed here:
https://mattbollinger.co
m/animation
In addition to personal
projects, I sometimes do
commercial work such as
the animated illustrations I
created for the California
Sunday Magazine in 2020.
https://story.californiasunda
y.com/covid-life-care-center
kirkland-washington/
halftime, mother’s
tankstation limited,
London England, 2024.
Both of the galleries that
represent me have two
brick and mortar spaces,
one large and one smaller.
This is mother’s
tankstation’s smaller space
which is still substantial.
halftime, mother’s
tankstation limited,
London England,
2024.
This exhibition featured
six paintings, most of
which were very large.
The painting on the left
is 8 feet wide.
Art Basel, Miami Beach, mother’s
tankstation limited, Miami, FL, 2023.
My galleries each do several art fairs a
year. In the last 12 months, mother’s
tankstation did three art fairs, while
François Ghebaly participated in seven
fairs. Pictured is a solo presentation of my
work at Art Basel Miami Beach.
For a given fair, I will ship between 1 and
12 works.
Often only a few of the works that ship
will be exhibited, although all may be
made available to collectors.
Throughout the year my work is exhibited domestically and internationally at art fairs. Pictured are my works
at Art Basel in Basel, Switzerland in 2024 and 2023. In the last few years I have participated in fairs in New
York City, London, Los Angeles, Miami, Hong Kong and Basel.
My forthcoming, 2025
exhibition will be in
François Ghebaly
Gallery’s 12,000 sq/ft
Los Angeles space
pictured here with the
work of Gabriel Mills.
The painting on the
back wall is 120 x 192”.
My 2025 exhibition at
François Ghebaly Gallery will
utilize their entire main
exhibition space and feature
numerous paintings,
including a 12-foot canvas,
and a video installation, the
product of 5 years of work.
Renting a studio in Ithaca is not
a long-term solution. Both my
current studio and my previous
studio were rented to me at
below market rates. I kept the
spaces in good working order
and occupied until my landlord
could rent to a tenant who
could pay full commercial rent. I
made improvements to the
spaces, painting, redoing
flooring, replacing lighting and
cleaning. My spaces have been
temporary. I moved into my
current studio on W Green St
on the same day I was given
notice I needed to leave my S
Fulton studio.
Rental Market
Challenges
203 N. Aurora St. Ithaca, NY 14850
2900/mo | 3030 sq ft
930 Danby Road, Ithaca, NY 14850
20 SF/YR | approx 5000 sq ft
531 Etsy St, Ithaca NY 14850
19 SF/YR | 5000 sq ft
704 W Buffalo St, Ithaca, NY 14850
15 SF/YR | 2192 sq ft
208-212 W Buffalo St, Ithaca, NY 14850
3500/mo | 1265 sq ft (medical offices, subdivided space)
116 N Cayuga St, Ithaca, NY 14850
345/mo | 175 sq ft
1301 Trumansburg Rd, Ithaca, NY 14850
2363/mo | 1250 sq ft (medical offices)
Artist Alley | South Hill Business Campus
950 Danby Road, Ithaca, NY 14850
250 - $455/mo | 200-405 sq ft
Currently unavailable; spaces only
semi-private with chain link doors)
Rental Comps
Sourced from Century 21, Loopnet, Warren Real Estate, Keller Williams Realty, PropertyShark)
The current rental market includes almost no spaces that would be appropriate for an artist studio. Many are
storefronts and many others are subdivided medical offices. Most are much too large or too small. Most do not
have the large wall space and ceiling height required. All these spaces are very expensive.
Studio
Requirements
Current studio at 726 W
Green St
Requirements - a space for making
large works. Pictured is an 8 x 12 foot
canvas.
Requirements - space for
stretching and preparing canvases.
Requirements - light controlled
space for shooting animation and
editing videos.
Requirements - space for shooting large-scale animated works and models (Note: space pictured is a previous studio).
Shooting large canvas Space set up for animating 3D models
A fraction of the paintings and
most of the models used to
create my animated short Three
Rooms (18 min, 30 sec; 2018)
Requirements - room to work on several paintings at a time to prepare for exhibitions
note: the paintings pictured range from 24 to 144”).
Long, tall wall to make larger paintings Space to make smaller paintings
Requirements - slop sink needed to wash large
brushes and fill gallon buckets with water.Large brushes (24” brush at bottom)
Requirements - bathroom. I need a small, half bath for
daily use. Returning to my house to use the restroom
during the day creates unwanted distractions, can make a
mess (tracking in paint), and takes time away from the
studio. I also have studio visits from gallerists, collectors,
curators, and arts professionals who will need access to
bathroom facilities without entering our domestic space.
The sink in my current studio is much too small for
washing brushes as can be seen here.
Note: the proposed studio will not have a kitchen or
shower, making it not useable as a domestic space, rental
unit, or AirBnB).
Requirements - space to store blank canvases and works in progress. Because of the expense of having stretcher
frames fabricated and canvases stretched, I purchase at least one year’s worth of canvases at one time. These must be
stored at the studio until used.
Requirements - storage
for completed works,
either those that are
waiting to be exhibited or
those that have been
returned
Requirements - storage for
completed works, either
those that are waiting to be
exhibited or those that have
been returned
Requirements - storage for raw materials - 8-foot rolls of canvas, 22 x 30” sheets of paper, packing materials including
large 6-foot foam rolls, 8-foot cardboard sheets, and rolls of 3 mil plastic.
Requirements - paint-free space to wrap and pack canvases for shipping.
Current wrapping space Shipment ready to leave
Requirements - accessible
storage for paint. Because of
the cost of paint and the scale
of my work, I purchase large
volumes (quarts and gallons)
that must be stored.
Requirements - clean space to photograph the work Requirements - space to store photo equipment
Requirements - space for visitors.
I receive studio visits from artists,
curators, collectors, art
professors, students, gallerists,
critics, actors (for work in my
animations), and other arts
professionals. These visits require
a clean place for guests to sit.
Visits can lead to exhibitions,
sales, curatorial opportunities,
teaching opportunities,
constructive feedback, and
collaborations.
Requirements - clean space
to view art works and
display for visitors.
Requirements - tall walls for large works. The painting above is 8 feet tall. My old studio’s ceiling was about 8’ 3”. In the
proposed studio, the work-wall is much taller so I can raise up the painting when working. To make this piece, I had to lie
on the ground to paint the detailed plants along the bottom edge.
8 foot tall painting with little clearance Detail of painting
Requirements - a small
office area. I need space
to have my computer, to
take calls, to do Zoom
visits with art schools, to
take virtual meetings
with galleries, curators,
and colleagues. I use
this space for drawing
and I also have a printer
not pictured here) to
print copies of drawn
studies I use when
making my paintings.
This is the studio of artist Danica Lundy. It is on her property in Connecticut and is
similar in many ways to the barn that I am proposing although it is slightly larger at
24 x 48’. It is easy to see how the space requested is not excessive. The works
pictured were in her London exhibition which you can view at the link below.
https://www.whitecube.com/gallery-exhibitions/danica-lundy-masons-yard-2024
First Floor
Second Floor
Proposed Studio Barn
Use
Reduced SF due to
increased efficiencies in
floor plan that maximize
usable wall and floor
space, and minimizes
circulation. Reduced
storage due to being able
to construct custom
storage solutions.
First Floor
Storage Loft
Minimum Variance
The proposed plan is the
minimum variance
required to meet needs.
Studio barn proposed is
less than half the square
footage of utilized space
in current studio.
Size Variance Home Occupation Variance
Will not alter character of neighborhood
Many houses near ours have outbuildings
Minimal visibility from road
Considerate design to to fit with historic
character
Will not have drive up access or garage door
Industrial work will not be possible
Supported by neighbors
Purchase of additional land was not possible
Attaching to existing home was cost prohibitive
due to the sloping site and out of keeping with
historic character
Visual artist working in painting and animation
Work makes little noise
The studio will be insulated which will minimize
any sound
Slop sink needed to clean large brushes and fill
large buckets for water-based painting
Water-based paints will not have environmental
impact
bath needed for daily use to avoid
distraction, household mess, and making
professional visitors use bathroom in the house
No sign, storefront, or regularly visiting
customers
Space needed for large paintings, working on
an entire exhibition at one time, storage for
canvases, art supplies, and finished works.
Space needed for office, light-controlled
animation space, and small seating area for
guests
Rental market makes building the only
sustainable option
The barn studio that we have designed
will be a lovely addition to our property
and neighborhood. We have taken
pains to be considerate with our design
and to request only the minimum
variance needed to achieve our goals.
We have sought out other ways to
satisfy our needs to avoid a variance
but there are none that are feasible.
This studio will enable me to make my
work without the uncertainty of the
rental market and allow us to make
Ithaca our long-term home. We hope
that you will grant us these two
variances in light of these
considerations and the full support of
our neighbors.
Conclusion
Bollinger
Studio Barn
232 Troy Road
Introduction +
Overview
In the summer of 2024, I was granted a variance to build an artist
studio (1000 sq/ft, 20 x 50 feet, 20 feet high) behind our home at 232
Troy Road. Currently there is a small shed (155 sq/ft) on the property.
We were granted two variances, one for home occupation and one
for outbuilding size.
After planting a test garden and doing a lighting study, we realized
our original proposed site for the studio would block sun for our
garden and the afternoon sun for part of the house, and cut off
connection to the north side of the property.
We are applying for a new variance to allow us to erect the
same-sized studio further back in the property instead of directly
behind the house as originally proposed. This new location is further
from the road and stream and would not significantly alter our
original, approved application.
Our
Property
Our property relative to the City of Ithaca
EAC
Montessori Troy
Park
Eldridge
Preserve
South Hill
Rec’ Trail
Ithaca
Waldorf
School
King Rd
Nelson Road
Town of Ithaca Line
Landmarks near our home
Approximate Town of Ithaca
Danby Town Line
Eldridge
Preserve
King Road
Our property is surrounded by natural lands
Survey of 232 Troy Rd
Showing grade change
behind house
The house is an 1840s farmhouse
Our narrow gravel driveway will
remain as is. The barn will be not
be visible from this point of view.
From the right (north) side of the property, dense vegetation would obscure the barn.
The rear of our property is
wooded and surrounded
by many acres of forest
maintained as hunting
grounds by our neighbor,
Jack Little.
The backyard is at a higher
grade than the house,
making a direct connection
to the barn cost
prohibitive.
Historic farmhouses in
upstate New York typically
have detached barns.
Adding a connected
breezeway would diminish
the historic accuracy,
charm, and character of the
neighborhood.
Studio Barn
Proposal | Revised Location
STUDIO
HOUSE
PRIOR SITE PLAN
STUDIO
HOUSE
SOLAR STUDY
Morning to Evening
Shadows
May 15th
SHADOWS FROM ORIGINAL
STUDIO SITE SHADE OUT
FUTURE GARDEN SITE
LIMITED GARDEN SPACE
ON STEEPER SLOPE
STUDIO SITED IN
SUNNIEST LOCATION
TALL FIR TREES
BLOCK MORNING SUN
STUDIO
HOUSE
SHADOWS FROM ORIGINAL
STUDIO SITE SHADE OUT
FUTURE GARDEN SITE
LIMITED GARDEN SPACE
ON STEEPEST SLOPE
STUDIO SITED IN
SUNNIEST LOCATION
TALL FIR TREES
BLOCK MORNING SUN
SOLAR STUDY
Tall Fir Trees
Block Morning Sun
For Garden Site
SEPTIC FIELD
CANNOT PLANT
GARDEN HERE
MATURE TREES
SHRUB BUFFER
STUDIO
HOUSE
UPDATED SITE PLAN
Shifts studio to back of
lawn
Garden in sunniest
location
Improved connection
to rest of property
Doesn’t block views/
western sunlight in the
house
Existing trees buffer
eastern sun in studio
Farther from neighbors
GARDEN ON
SUNNIEST SITE
SHRUB BUFFER SHIELDS
VIEW FROM ROAD
INCREASED BUFFER
FROM STREAM/DITCH
PEDESTRIAN ONLY
CONNECTION TO
HOUSE + PATIO
WOODS
WOODS
MATURE TREES SHIELD
VIEW FROM ROAD
STUDIO
TROY ROAD
HOUSE
WOODS
SHRUB BORDER
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
WOODS
DITCH/STREAM
GARDEN
The studio will be insulated for year round use. The insulation will reduce the minimal noises of stretching
canvases (using a staple gun).
Building Elevations
Premier Metal Supply
fabricates the components
and Kurtz Builders
constructs the structure.
Materials
The barn will have wooden board and batten or wood siding,
metal roof, and a thoughtful design to enhance rather than
detract from the character of the property, existing 1840s
farmhouse, and neighborhood.
Driveway with proposed building. The studio will not be visible from the road.
The studio will be only minimally
visible from the road.
The proposed project is located outside of the stream setback area. New site is even further back, providing greater buffer.
Character of the
Neighborhood
View to the right from ourdrivewayViewtotheleftfromourdriveway
Troy Road between Coddington and Nelson is unique on South Hill. Because it moves into Danby, our stretch of the road has a
much more rural character. Our property is bordered on three sides by Jack Little’s land, which he maintains as forest. The
Eldridge Wilderness Preserve is across the road: an 87-acre forest.
Map of examples of
outbuildings on Troy Rd, King
Rd., Ridgecrest Rd,
Coddington Rd
Note: many more examples not shown on Nelson
Rd. in Danby and on Coddington Rd. between
Troy Rd. and Burns Rd. in Town of Ithaca)
Large outbuilding on Troy Road (between Coddington and King)
Large Barn on Troy Road (corner of Troy and King)
Troy Road (between King and Nelson)
Barn-like detached garage
with second level (stairs on side)
Troy Road (between King and Nelson)
Barn-like detached garage
with second level (stairs toward rear)
Troy Road (between King and Nelson) - Large, detached outbuilding
Large, detached garage on Ridgecrest Rd
Design build firm on King Rd - Detached outbuilding behind residence
Design build firm on King Rd - Detached outbuilding behind residence
Coddington Rd between Troy and King. A home with several outbuildings
509 Coddington Rd - 1840s historic home from similar period with a detached barn and outbuildings with wooden siding.
Home at the corner of Coddington Rd and Rich Rd. Multiple outbuildings including the large detached garage at the
end of the driveway. Historic home from similar period with detached outbuildings with wooden siding to enhance
historic charm.
Professional
Work
Matt Bollinger
Visual Artist
Over the last 16 years, I have had 24
solo exhibitions domestically and
internationally and my work has
been reviewed in Artforum, The New
York Times, Le Monde, Art in
America, The New Yorker,
Hyperallergic, and elsewhere.
From 2012 - 2023, I taught full time
at SUNY Purchase. For 3 of the last
4 years I was in my position, I was
department chair for Painting and
Drawing.
I have been a visiting artist at New
York University, Rhode Island School
of Design, Boston University,
University of Washington, Seattle,
and elsewhere.
My work is represented by mother’s
tankstation limited and François
Ghebaly Gallery. These galleries
have spaces in Los Angeles, New
York, Dublin, and London.
My CV can be viewed here:
https://mattbollinger.com/pagecv
Work obligations from 2023 to the present:
Solo Exhibitions & Art Fair Presentations
2024 halftime, mother’s tankstation limited, London, England
6 paintings: 1 @ 96 x 78”, 3 @ 60 x 48”, 1 @ 30 x 24”, 1@ 24 x 20”)
2023 Station, François Ghebaly, New York, NY
7 paintings; 1 animation: 1 @ 96 x 78”, 1 @ 78 x 60”, 1 @ 48 x 38”, 1 @ 32 x 22”, 2 @ 24 x 20”, 1 @ 20 x 16”)
Matt Bollinger, Art Basel Miami Beach, Miami, FL
8 paintings: 2 @ 78 x 60”, 1 @ 60 x 48”, 2 @ 48 x 38”, 2 @ 30 x 24”, 1 @ 20 x 16”)
Group Exhibitions & Art Fairs
2024 The Chicken and the Egg, Centre for the Arts Gallery, Towson University, Baltimore (1 animation)
Art Basel, mother’s tankstation limited, Basel, Switzerland (2 paintings: 1 @ 96 x 78”, 1 @ 32 x 22”)
Frieze, François Ghebaly Gallery, New York, NY (4 paintings: 3 @ 60 x 48”, 1 @ 24 x 20”)
Art Basel, mother’s tankstation limited, Hong Kong, China (2 paintings: 1 @ 78 x 60”, 1 @ 48 x 38”)
2023 Art Basel, mother’s tankstation limited, Basel, Switzerland (4 paintings: 1 @ 96 x 78”, 2 @ 60 x 48”, 1 @ 32 x 22”)
Disegno-in-Motion, Hewitt Gallery of Art, Marymount Manhattan College, New York (1 animation)
Einstein on the Beach, Super Dakota, Brussels (1 painting @ 48 x 38”)
Felix Art Fair, mother’s tankstation limited, Los Angeles, CA (2 paintings @ 20 x 16”)
Hello Animation Festival, Tulsa, Oklahoma (1 animation)
Heaven is a Different Thing, Unclebrother, Hancock, New York (1 painting @ 48 x 38”)
Total Paintings Exhibited: 37 paintings
My gallery
representation,
mother’s
tankstation limited,
has gallery spaces
in Dublin and
London. They also
bring my work to
two to three art
fairs a year. Above
is an installation
view of my 2022
exhibition, Off Peak,
in Dublin.
Off Peak, mother’s
tankstation limited,
Dublin, Ireland, 2022.
My studio space
needs enough room to
develop a body of
work big enough to
occupy a large gallery
space. Not only do I
need to paint the
number of works in
the exhibition, I need a
clean area to display
them to develop the
exhibition design.
Off Peak, mother’s
tankstation limited,
Dublin, Ireland, 2022.
Shown are two 60 x
48” paintings and one
78 x 96” painting. This
exhibition featured 9
paintings and three
animations. For every
exhibition, I need to
make more than the
number of works
shown. An edit is then
made. This means the
studio needs to
accommodate works
that don’t make the
cut or are held back
for future exhibitions.
Station, François
Ghebaly Gallery,
New York, NY,
2023.
The 96” tall
painting on the far
wall pushed my
studio to the limits
since the ceiling in
my workspace was
only 99”. I had to
lie on the floor to
paint the details at
the bottom of the
canvas. Large
walls are essential
to make my work.
Station, François
Ghebaly Gallery,
New York, NY, 2023.
This exhibition
featured seven
paintings and one,
18-minute animation.
Station, François
Ghebaly Gallery,
New York, NY,
2023.
View from the
video screening
area.
A short clip of my most
recent animation
project, which will debut
at François Ghebaly
Gallery in 2025 in Los
Angeles, can be viewed
here:
https://vimeo.com/9819
33495/ea0434b2bd?sha
re=copy
More of my animations
can be viewed here:
https://mattbollinger.co
m/animation
In addition to personal
projects, I sometimes do
commercial work such as
the animated illustrations I
created for the California
Sunday Magazine in 2020.
https://story.californiasunda
y.com/covid-life-care-center
kirkland-washington/
halftime, mother’s
tankstation limited,
London England, 2024.
Both of the galleries that
represent me have two
brick and mortar spaces,
one large and one smaller.
This is mother’s
tankstation’s smaller space
which is still substantial.
halftime, mother’s
tankstation limited,
London England,
2024.
This exhibition featured
six paintings, most of
which were very large.
The painting on the left
is 8 feet wide.
Art Basel, Miami Beach, mother’s
tankstation limited, Miami, FL, 2023.
My galleries each do several art fairs a
year. In the last 12 months, mother’s
tankstation did three art fairs, while
François Ghebaly participated in seven
fairs. Pictured is a solo presentation of my
work at Art Basel Miami Beach.
For a given fair, I will ship between 1 and
12 works.
Often only a few of the works that ship
will be exhibited, although all may be
made available to collectors.
Throughout the year my work is exhibited domestically and internationally at art fairs. Pictured are my works
at Art Basel in Basel, Switzerland in 2024 and 2023. In the last few years I have participated in fairs in New
York City, London, Los Angeles, Miami, Hong Kong and Basel.
My forthcoming, 2025
exhibition will be in
François Ghebaly
Gallery’s 12,000 sq/ft
Los Angeles space
pictured here with the
work of Gabriel Mills.
The painting on the
back wall is 120 x 192”.
My 2025 exhibition at
François Ghebaly Gallery will
utilize their entire main
exhibition space and feature
numerous paintings,
including a 12-foot canvas,
and a video installation, the
product of 5 years of work.
Renting a studio in Ithaca is not
a long-term solution. Both my
current studio and my previous
studio were rented to me at
below market rates. I kept the
spaces in good working order
and occupied until my landlord
could rent to a tenant who
could pay full commercial rent. I
made improvements to the
spaces, painting, redoing
flooring, replacing lighting and
cleaning. My spaces have been
temporary. I moved into my
current studio on W Green St
on the same day I was given
notice I needed to leave my S
Fulton studio.
Rental Market
Challenges
203 N. Aurora St. Ithaca, NY 14850
2900/mo | 3030 sq ft
930 Danby Road, Ithaca, NY 14850
20 SF/YR | approx 5000 sq ft
531 Etsy St, Ithaca NY 14850
19 SF/YR | 5000 sq ft
704 W Buffalo St, Ithaca, NY 14850
15 SF/YR | 2192 sq ft
208-212 W Buffalo St, Ithaca, NY 14850
3500/mo | 1265 sq ft (medical offices, subdivided space)
116 N Cayuga St, Ithaca, NY 14850
345/mo | 175 sq ft
1301 Trumansburg Rd, Ithaca, NY 14850
2363/mo | 1250 sq ft (medical offices)
Artist Alley | South Hill Business Campus
950 Danby Road, Ithaca, NY 14850
250 - $455/mo | 200-405 sq ft
Currently unavailable; spaces only
semi-private with chain link doors)
Rental Comps
Sourced from Century 21, Loopnet, Warren Real Estate, Keller Williams Realty, PropertyShark)
The current rental market includes almost no spaces that would be appropriate for an artist studio. Many are
storefronts and many others are subdivided medical offices. Most are much too large or too small. Most do not
have the large wall space and ceiling height required. All these spaces are very expensive.
Studio
Requirements
Current studio at 726 W
Green St
Requirements - a space for making
large works. Pictured is an 8 x 12 foot
canvas.
Requirements - space for
stretching and preparing canvases.
Requirements - light controlled
space for shooting animation and
editing videos.
Requirements - space for shooting large-scale animated works and models (Note: space pictured is a previous studio).
Shooting large canvas Space set up for animating 3D models
A fraction of the paintings and
most of the models used to
create my animated short Three
Rooms (18 min, 30 sec; 2018)
Requirements - room to work on several paintings at a time to prepare for exhibitions
note: the paintings pictured range from 24 to 144”).
Long, tall wall to make larger paintings Space to make smaller paintings
Requirements - slop sink needed to wash large
brushes and fill gallon buckets with water.Large brushes (24” brush at bottom)
Requirements - bathroom. I need a small, half bath for
daily use. Returning to my house to use the restroom
during the day creates unwanted distractions, can make a
mess (tracking in paint), and takes time away from the
studio. I also have studio visits from gallerists, collectors,
curators, and arts professionals who will need access to
bathroom facilities without entering our domestic space.
The sink in my current studio is much too small for
washing brushes as can be seen here.
Note: the proposed studio will not have a kitchen or
shower, making it not useable as a domestic space, rental
unit, or AirBnB).
Requirements - space to store blank canvases and works in progress. Because of the expense of having stretcher
frames fabricated and canvases stretched, I purchase at least one year’s worth of canvases at one time. These must be
stored at the studio until used.
Requirements - storage
for completed works,
either those that are
waiting to be exhibited or
those that have been
returned
Requirements - storage for
completed works, either
those that are waiting to be
exhibited or those that have
been returned
Requirements - storage for raw materials - 8-foot rolls of canvas, 22 x 30” sheets of paper, packing materials including
large 6-foot foam rolls, 8-foot cardboard sheets, and rolls of 3 mil plastic.
Requirements - paint-free space to wrap and pack canvases for shipping.
Current wrapping space Shipment ready to leave
Requirements - accessible
storage for paint. Because of
the cost of paint and the scale
of my work, I purchase large
volumes (quarts and gallons)
that must be stored.
Requirements - clean space to photograph the work Requirements - space to store photo equipment
Requirements - space for visitors.
I receive studio visits from artists,
curators, collectors, art
professors, students, gallerists,
critics, actors (for work in my
animations), and other arts
professionals. These visits require
a clean place for guests to sit.
Visits can lead to exhibitions,
sales, curatorial opportunities,
teaching opportunities,
constructive feedback, and
collaborations.
Requirements - clean space
to view art works and
display for visitors.
Requirements - tall walls for large works. The painting above is 8 feet tall. My old studio’s ceiling was about 8’ 3”. In the
proposed studio, the work-wall is much taller so I can raise up the painting when working. To make this piece, I had to lie
on the ground to paint the detailed plants along the bottom edge.
8 foot tall painting with little clearance Detail of painting
Requirements - a small
office area. I need space
to have my computer, to
take calls, to do Zoom
visits with art schools, to
take virtual meetings
with galleries, curators,
and colleagues. I use
this space for drawing
and I also have a printer
not pictured here) to
print copies of drawn
studies I use when
making my paintings.
This is the studio of artist Danica Lundy. It is on her property in Connecticut and is
similar in many ways to the barn that I am proposing although it is slightly larger at
24 x 48’. It is easy to see how the space requested is not excessive. The works
pictured were in her London exhibition which you can view at the link below.
https://www.whitecube.com/gallery-exhibitions/danica-lundy-masons-yard-2024
First Floor
Second Floor
Proposed Studio Barn
Use
Reduced SF due to
increased efficiencies in
floor plan that maximize
usable wall and floor
space, and minimizes
circulation. Reduced
storage due to being able
to construct custom
storage solutions.
First Floor
Storage Loft
Minimum Variance
The proposed plan is the
minimum variance
required to meet needs.
Studio barn proposed is
less than half the square
footage of utilized space
in current studio.
Original Size Variance New Location Proposal
Will not alter character of neighborhood
Many houses near ours have outbuildings
Minimal visibility from road
Considerate design to to fit with historic
character
Will not have drive up access or garage door
Industrial work will not be possible
Supported by neighbors
Purchase of additional land was not possible
Attaching to existing home was cost prohibitive
due to the sloping site and out of keeping with
historic character
Minimal alteration of the original proposed
structure besides new site. Location of doors,
windows, and stairs reoriented for circulation
and solar aspect
The new location is further back in the property
and less visible from the road. Hedgerow will
obscure view from Troy Rd
New location will be further from the stream,
creating a greater buffer
Barn will not be visible from the end of the
driveway
New site maximizes solar aspect and area for
future garden, and creates stronger connection
between the north and south areas of the
property
New location does not block afternoon sun in
house
Pedestrian only path to barn (further from
driveway), preventing industrial use.
Retains historic character for historic
farmhouse. Barn will add to the beauty and
function to the property
Our proposed location change will
observe the intention of the granted
variance while making our home even
more beautiful and functional. The barn
studio that we have designed will be a
lovely addition to our property and
neighborhood. We have taken pains to
be considerate with our design and to
request only the minimum variance
needed to achieve our goals. We have
sought out other ways to satisfy our
needs to avoid a variance but there are
none that are feasible. We hope that
you will grant us this variance in light of
these considerations and the full
support of our neighbors.
Conclusion
info@ghebaly.comFrançoisGhebaly
391 Grand Street, New York, NY 10002 ghebaly.com
To Whom It May Concern,
I am writing to address the studio requirements of artist Matt Bollinger for his professional career. Matt has
an upcoming solo exhibition at Ghebaly Los Angeles, which will be held in a 12,000 square foot warehouse
space in Downtown Los Angeles.
To successfully produce works for this exhibition, as well as for group shows and art fairs, Matt requires a
studio space large enough to work on multiple paintings simultaneously. Based on my 22 years of experi-
ence as an art dealer, I can attest that an artist with Matt ’s workload would need a studio of at least 1,000
square feet in size.
Thank you for your attention to this matter. If you have any questions regarding the information provided,
please don’t hesitate to contact me at +1 917 328 4656 or blaize@ghebaly.com.
Best,
Blaize Lehane
July 6, 2024
François Ghebaly, Los Angeles/New York
Blaize Lehane
Partner
Date
Members of the Ithaca Town Board 7/19/24
Members,
I’m writing to you as a 24-year resident of Ithaca and an Associate Professor at Cornell where
I’ve taught studio art/painting for over two decades. Recently having completed a ten-year term
as Director of Graduate Studies for Cornell’s MFA program. I’m also a professional artist having
participated in over 260 group exhibitions and 33 solo national and international galleryand
museum shows since 1989. My paintings are represented in multiple private and public
collections including the Whitney Museum of American Art, The Museum of Modern Art and
the Museum für Moderne Kunst in Frankfurt among others. It is with this experience that I write
to you in support of the zoning variance requested by Matt Bollinger who intends to construct a
working studio for his creative practice.
From both personal experience as well as my involvement with colleagues in the Department of
Art, I can attest to the extraordinary difficulty of finding an affordable rental space for studios in
the town/city limits of Ithaca. In my time in Ithaca, despite my best effortsI’ve not been able to
locate an appropriate existing site for my work and have pursued my own practice, divided
between the basement of my home and my office at Cornell. At a minimum, a professional
studio needs to accommodate space sufficient for a range of activities including rack and flatfile
storage of completed and in-progress canvasses; storage of art materials; a stretcher assembly,
stretching and priming area; office space for maintaining correspondence and archives; wall
space that can accommodate more than one in-progress canvas and viewing space for
documentation and studio visits with dealers, curators and collectors. 1000 square feet is a
minimum amount of area for these endeavors.
Mr. Bollinger is a highly respected, influential and accomplished figure in the professional field.
He is also, increasingly an unusually productive and visible participant in national and
international exhibition. His presence in Ithaca lends considerable credibility to the town’s
profile as a community that values and supports creative work. I urge the Ithaca Town Board to
demonstrate that ethic by granting the variance.
Best regards,
Carl Ostendarp
Dear Town of Ithaca Zoning Board,
This letter is in support of my friend and fellow colleague Matt Bollinger. My
name is Joshua Sperling and like Matt I am a professional artist living in Ithaca. Matt
and I both exhibit and sell our art around the world and understand what it takes to
maintain this profession. I am writing in support of Matt’s request for a 1,000 sq ft
studio. His request to build a studio of this scale is reasonable for an artist of his
professional level. I know this from experience because I currently have a 1,200 sq ft
art studio in my back yard in the City of Ithaca.
It is important for an artist to have a reasonable amount of space to work in.
An artist must have this amount of space for multiple reasons. One is that he can
work on multiple projects at once. Working on multiple paintings at a time is
commonplace for artists. Painting requires lengthy observation and to be able to do
so with multiple paintings is essential for being productive. Another reason is the
amount of space it takes to store materials and nished works. Also painting can be
a messy endeavor and is best to be separated from your living environment. For
this reason it is essential to have slop sinks in your work space to clean up your
mess. Painting also requires intense concentration free from distraction. For this
reason it is important to remain in your work environment and is essential to have a
bathroom so you don't have to enter your house and ght distraction.
I believe Art is an important part of our society and I know Ithaca is a
community that is supportive of the Arts. I also know that Ithaca is a town with high
taxes and rent. This is another important reason for justifying Matt’s decision to
build and own his own art studio.
I hope you will grant Matt’s request for building his art studio. I believe it will only
be a positive addition to the community.
Joshua Sperling
Edward & Carlyn Buckler
233 Troy Rd,
Ithaca, NY 14850
esb33@cornell.edu
July 10, 2024
Town of Ithaca Zoning Board of Appeals
Ithaca Town Hall
215 North Tioga Street
Ithaca, NY 14850
Dear Members of the Zoning Board,
We are writing to express our full support for our neighbor, Matt Bollinger and Anne
Weber's, request for a building variance for their property at 232 Troy Rd. As residents of
this neighborhood since 2003, we value the historical and natural character of our area and
believe that Matt and Anne's proposed barn will enhance, rather than detract from, this
aesthetic.
Anne and Matt's house, built in the 1840s, is a treasured part of our community's
architectural history but with many older houses it can be cramped. The planned
workshop, with dimensions of 20x50 feet, will be used as a workshop and artist's studio.
Importantly, it will be located such that it is only minimally visible from the end of their
driveway, and even then, it will be well-integrated into the landscape. This careful
placement ensures that the barn will not negatively impact the visual character of our
neighborhood.
Our own property includes a detached garage with a 30x30 foot footprint and two stories,
which serves as a useful comparison to the proposed barn. Like our garage, the barn will
utilize wood siding, to blend seamlessly with the existing structures in the neighborhood.
This thoughtful design choice will ensure that the workshop fits well with the old farmhouse
charm that defines our community.
Moreover, Matt and Anne's intended use of the barn as a workshop and artist's studio will
not introduce substantial noise or tra[ic, maintaining the quiet and peaceful nature of our
area. This aligns with the principles of preserving the historical and natural character of our
neighborhood while allowing for modern, functional use of property.
We believe that Matt and Anne's project is a thoughtful and respectful addition to our
neighborhood and will contribute positively to its character. We appreciate your
consideration of this variance request and strongly support its approval.
Please feel free to contact us if you need any further information or clarification.
Sincerely,
Edward S. Buckler - 607-262-5274
Carlyn S. Buckler - 607-592-4108
1 | P a g e
John E. Little, CPA
159 Ridgecrest Rd
Ithaca, NY 14850
jack.littlecpa@gmail.com
607-227-6162
July 11, 2024
Zoning Board of Appeals
Town of Ithaca
215 N Tioga St
Ithaca, NY 14850
Dear Members of the Town of Ithaca, Board of Zoning Appeals-
I write to you today in support of Anne Weber and Matthew Bollinger’s application for zoning variances on
their proposed studio project at 232 Troy Rd. I understand that two variances might be required for their
project to proceed, one for the size of the structure relative to the lot size and another for the amount of
square footage devoted to a home business.
As I discussed during the public comment session of the last BZA meeting, I am the owner of the property
surrounding 232 Troy Rd. on three sides. The area is heavily wooded, with thick undergrowth, so I do not
expect that the proposed structure would be visible from any direction from my property. Furthermore, from
my understanding of Matt’s work, there will be no activity- noise, smell, traffic- that would be disruptive to
our generally peaceful neighborhood.
Properties with large accessory structures are common on South Hill, including my residence at 159
Ridgecrest, where I have a 24’ x 40’ barn and adjacent 1,000 sq ft greenhouse. Marty Taylor at 250 Troy Rd
also has a large accessory structure behind her house. As you work your way-out Troy Rd, granted quickly
making your way into the Town of Danby, large accessory buildings abound. The size of the structure
relative to the size of the lot is still an understandable zoning concern, but I believe the placement of the
structure, nature of the surrounding woods/undergrowth and the intended use of the structure mitigate any
potential negative impact to our neighborhood.
Please do not hesitate to reach out to me should you have any questions.
Sincerely,
John E. Little, CPA