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ZBA Minutes 2024-08-27 (3)
Town of Ithaca Notice of Public Hearing Zoning Board of Appeals Tuesday, August 27, 2024 @ 6:00 p.m. 215 N. Tioga St. ZBAA-24-11 Appeal of Matthew Bollinger and Ann Weber, owners of 232 Troy Rd, Ithaca, NY, 14850; are seeking relief from Town of Ithaca Code sections 270-56C (Permitted accessory buildings and uses) and 270-219.2A (limitations on home occupations) 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. Town Ithaca Code section 270-219.2A allows for a maximum area of 25% of the floor space of the dwelling or 500 sq.ft. to be used as a home occupation (whichever is less), where the applicant is proposing to use approximately 1,000 sq.ft for a home occupation. The current property is located in the Low-Density Residential Zone, Tax Parcel No. 45.-2-11. The meeting will be held in-person with the option for the public to also attend by video conferencing through the Zoom App. The meeting can be accessed, and you can provide comments during the public hearing by going to www.zoom.us - Join Meeting - Meeting ID 852-5587-1576. You can also call into the Zoom meeting by telephone at +1 (929 436 2866) to listen to the meeting and provide comments during the public hearing. You can also provide comments via email before and during the meeting to Town Clerk Paulette Rosa at townclerk(o_townithacany.gov. For more information on how to access the meeting and project application/meeting materials, or how to submit a comment before or during the meeting, please visit the Town of Ithaca's website and click on Meeting Agendas. If there are any questions pertaining to this public hearing, contact Marty Moseley at mmoseley(D_townithacany.gov or 607-273-1783. Marty Moseley Director of Code Enforcement Town of Ithaca August 20,2024 ZBAA-24-11 Primary Location Applicant Zoning Board of Appeals 232 Troy Rd Unit Anne Weber& Matthew Bollinger Area Variance Matthew Bollinger , 816-885-6325 Application Ithaca,NY 14850 @ bollingermatt@gmail.com Status:Active Owner * 232 Troy Road Submitted On: 5/8/2024 Ithaca,NY 14850 Anne Weber&Matthew Bollinger 232 Troy Rd Ithaca,NY 14850 Internal Only-Review A Tax Parcel No. A Is Planning Dept.Approval Required? 45.-2-11 No A Is Engineering Dept.Approval Required? A Is a GML-239 Review Required? No Yes A GML-239 Reason for Review* A Type of Variance The right of way of any existing or Area Variance proposed county or state road A Appearance Date for Variance August 27, 2024 A Variance Code Language ZBAA-24-11 Appeal of Matthew Bollinger and Ann Weber,owners of 232 Troy Road,Ithaca,NY, 14850;are seeking relief from Town of Ithaca Code sections 270-56C(Permitted accessory buildings and uses)and 270-219.2A(limitations on home occupations) 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.Town Ithaca Code section 270-219.2A allows for a maximum area of 25%of the floor space of the dwelling or 500 sq.ft.to be used as a home occupation (whichever is less),where the applicant is proposing to use approximately 1,000 sq.ft for a home occupation. The current property is located in the Low-Density Residential Zone,Tax Parcel No.45.-2-11 A Variance Code Section 270-56C and 270-219.2A Internal Tasks to be Completed & Meeting Result(First Appearance) Meeting Result(Second Appearance) Adjourned — & Is Applicant Ready to Re-Appear? Additional Meeting is Yes Additional Meeting with Public Hearing & Materials For GML-239 Were Sent & Deadline for Hearing Notice to Journal 07/19/2024 8/15/24 Noon & Public Hearing Notice Was Sent & Neighbor Notification Letters Were Sent 08/16/2024 08/20/2024 A Date Sign Was Picked-up & Material Packets Sent to ZBA Members 05/25/2024 08/20/2024 Historical Only & Address affiliated with request A Status Applicant's Information Applicant is* Is the primary point of contact for application Property Owner different than the applicant?* No Description Brief Description of Variance Request* 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 on our 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. 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 barn will not be visible from any of the neighboring properties. Many other homes in the surrounding neighborhood have workshops, barns, and detached garages on their properties.This project will be entirely in keeping with the precedents in our area. Our supporting pdf shows many examples of properties in our area and the character of our neighborhood. 2.Can the benefit sought by the applicant be achieved by a feasible alternative to the variance?* No Reasons: I will use this barn as a year round workshop.The space I need to work isn't available within the house or attached garage.The cost to level the slope in the rear of the house makes attaching the barn not feasible.An attached barn would also be out of the historic character of our home and similar properties on South Hill.We have sought to purchase additional land from our neighbor,Jack Little, but he did not wish to sell. Our supporting pdf shows why this project is necessary and cannot be achieved by other means. 3.Is the requested variance substantial?* Yes Reasons: We were told during the previous ZBA meeting that our request was considered substantial.That said, 1000 sq/ft is the minimum size needed for a professional artist with a practice like mine. Our property is uniquely situated between an 87 acre wildlife preserve and our neighbor's forested acreage on our remaining three sides.The result is a much more isolated property than many others on South Hill.We feel that this mitigates the scale of our request. 4.Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood?* No Reasons: We would like the building to integrate as well as possible into the site. Our supporting materials show that our building reflects the historic nature of our home and is in keeping with the character of our neighborhood. My studio practice uses non-toxic, water-based paints and will not have a negative impact on the environment. Furthermore, my work makes no more noise than would come from the typical uses of a residential property. 5.Is the alleged difficulty self-created?* Yes Reasons: We are choosing to build this barn because it aligns with our goals of reducing our commutes and being closer to family.The cost of commercial real estate in Ithaca makes it extremely difficult if not impossible to maintain a professional artistic studio practice long term. 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 Matthew L Bollinger 08/27/2024 May 8,2024 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 TOWN OF ITHACA ZONING BOARD OF APPEALS Tuesday, June 25, 2024, at 6:OOpm 215 N. Tioga St. AGENDA • Denied -ZBAA-24-10 Appeal David and Donna Wexler, Owners of 209 Roat St., Ithaca NY, 14850; are seeking relief from a condition that was established on a previously approved area variance, which allowed for a reduced side yard setback for a garage. The previously approved area variance condition requires the garage be moved in the event the Town of Ithaca widens Blackstone Ave. (in the direction of the garage) and the garage interferes with the widening of the roadway, where the applicants are requesting to remove or amend the condition. The property is located in the Medium Density Residential zone, Tax Parcel 71.-5-1. • Adjourned- ZBAA-24-11 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) to allow for a maximum aggregate footprint of all accessory buildings to exceed 600 sq.ft., due to the lot only being 1.9 acres. The property is located in the Low-Density Residential Zone, Tax Parcel 45.-2-11 • Granted- ZBAA-24-13 Appeal of Roger and Susan Eslinger, owners of 20 Dove Dr., Ithaca, NY, 14850; are seeking relief from Town of Ithaca Code section 270- 7 1 E(2)(Yard regulations)to allow for an accessory building to be placed in the side yard, where an accessory building is only allowed to occupy a rear yard. The current property is located in the Medium-Density Residential Zone, Tax Parcel No. 61.-1-8.42 Page 1 of 2 Resolved that this Board denies the appeal of David&Donna Wexler, owners, 209 Roat St., seeking relief from a condition on an existing area variance which allowed for a reduced side yard setback for a garage, with the condition that the garage be moved in the event the Town of Ithaca widened Blackstone Ave. (in the direction of the garage) and the request was to remove or amend the condition. The rationale of this decision is based upon the information on the record that the original mistake was uncovered in 1981; at that time options were presented to rectifying the situation by either moving what had been done so far in the process of building the garage to the correct spot or going for a variance. The applicant chose to get a variance. Now, at this point in time, there is no pressing or impending real situation, there is just conjecture or imaginary situations of what could happen in the future. Therefore, there is no solid information necessitating moving forward with any action. Moved: David Squires Seconded: Kim Ritter Vote: ayes— Squires, Friedman, Ritter and Jung nays—Terry ZBAA-24-11 Appeal of Matthew Bollinger &Ann Weber, owners, 232 Troy Rd, TP 45:2- 11,LDR; seeking relief from Town of Ithaca Code section 270-56C (Permitted accessory buildings and uses) to allow for a maximum aggregate footprint of all accessory buildings to exceed 600 sgft. Mr. Bollinger gave a presentation with depictions of the proposed building done by his wife, who is a landscape architect and urban planner. He said that he is a professional artist of large paintings and animated films and they have designed the building to complement the existing buildings on the lot and in the neighborhood and it is set directly behind his house and well clear of the seasonal creek near the property. The property has a 155 sgft shed on it and the property is just under 2 acres and so the proposed building, the variance is for approximately 555 sgft over what is permitted. Mr. Friedman asked if this would be for his personal use only and Mr. Bollinger responded that it would be. Ms. Ritter asked about the loft area in the drawings, saying that Air BNB requests come through quite often and asked if there was any intent to transform this into housing in the future. Mr. Bollinger responded, "absolutely not" and this is just for art and working with his daughter on art. Mr. Terry asked about the proposed utilities in the building. Mr. Bollinger responded that there would be electric, a heat pump and water for brushes hooked into the sewer system. ZBA 2024-06-25 (Filed 7/2) Pg. 8 Mr. Squires opened the public hearing. Jack Little spoke, saying that he is the owner of the properties on three sides of Mr. Bollinger's property, and it is heavily wooded, and he would not see the new pole barn. He has no objections to the project and felt that if he didn't object,he couldn't see why anybody else would. Mr. Squires closed the public hearing. Discussion Mr. Squires said the application did not say anything about being an artist, but just a generic pole barn, and our duty is to grant the minimum variance necessary. He added that the reference to other out buildings in the area didn't seem accurate from his site visit and the size of the lot is not the same as those in the areas. Mr. Moseley shared his screen depicting the County's GIS map(s) and some Live Earth shots of the area and the pertinent lot. Mr. Bollinger stated that he currently rents space in downtown Ithaca and it has been his dream to build this studio. He shared pictures of the type of large-scale art he does to exemplify why the space is needed. In answer to some questions, he noted that there would not be any additional curb cut requests or driveway, nor would he be paving the existing driveway. Lengthy discussion followed with the Board talking through possible smaller structures and conditions to ensure the structure did not become housing in the future. As the discussion moved through, it became apparent that Staff and Board members were not aware of the intended use, which would qualify as a home occupation,with size limitations associated with that use and therefore additional variances would be needed and another appearance and associated public hearing to be held. Different options were briefly discussed and Mr. Bollinger asked for an adjournment of this appeal to be able to meet with Staff again and go through options and return with additional and/or revised plans and request(s). Motion made by Mr. Squires, seconded by Ms. Jung to adjourn the appeal for up to 90 days to give the applicant the opportunity to revise his application; unanimous. ZBAA-24-13 Appeal of Roger & Susan Eslinger, owners of 20 Dove Dr., TP 61.4-8.42, MDR; seeking relief from Town of Ithaca Code section 270-7 1 E(2)(Yard regulations) to allow for an accessory building to be placed in the side yard, where they are only permitted in the rear yard. ZBA 2024-06-25 (Filed 7/18) Pg. 9 Ms. Eslinger gave a summary, saying that the shed has been there since 2003 and was found to be in violation during a pre-roofing inspection. She stated that there have been numerous permits and inspections over the years,but this time she was told she needed a variance. She added that her neighborhood has a list sery and many people have stated their support on granting the variance. Mr. Squires opened the public hearing; there was no one wishing to speak, and the hearing was closed. Discussion Ms. Jung stated that she did a site visit, and what makes this different from other requests is that it doesn't look like a shed. It has windows and it looks like it is part of the house with matching paint, and there is a lot of plantings around it. She said she thought it was attached to the house. It blends in very well, and there is a little pond in the backyard now. Mr. Squires said he agreed. Ms. Ritter said that looking at the application, it looks like it would be difficult to place in the backyard with the slope, trees and pond. ZBA Resolution ZBAA-24-13 Area Variance 20 Dove Dr., TP 61.4-8.42, MDR Resolved that this Board grants the appeal of Roger& Susan Eslinger, seeking relief from Town of Ithaca Code section 270-71 E (2) (Yard regulations)to permit an existing shed to remain in the side yard where not permitted, with the following Findings That the benefit to the applicant outweighs any detriment to the health, safety, and welfare of the community, specifically 1. That the benefit cannot be achieved by any other means feasible given the slope of the rear yard and the mature trees and ornamental pond in the rear yard, and 2. That there will not be any undesirable change in neighborhood character or to nearby properties given that the shed has been there for 20 years and is surrounded by mature landscaping and aesthetically looks like an addition of the residence in color, angles, windows and size, and ZBA 2024-06-25 (Filed 7/2) Pg. 10 3. That there will not be any adverse physical or environmental effects as evidenced by no SEQR being required, and . 4. That the request is substantial in that sheds are not permitted in the side yard, and 5. That the hardship is self-created in that the shed was placed without checking with zoning code requirements. Moved: David Squires Seconded: Stewart Friedman Vote: ayes—Squires, Friedman,Ritter, Jung and Terry Other Business Mr. Moseley went through the next meeting agenda which prompted a discussion on sheds. Members would like the Town Board to review the requirements around sheds and consider possible amendments to the Code to permit them in side yards at least,because so many—come through for variances. Brief discussion followed on other aspects of shed placement, size etc.but the,Board stated they would trust the committee to look at the topic wholistically and set any parameters or requirements. ZBA Resolution:- Requesting-the Town Board refer the question of permitting certain sheds in the side yard and the appropriate parameters for that change to the appropriate committee. Moved: Connor Terry Seconded: Stuart Friedman Vote: Unanimous The meeting was adjourned upon motion and a second, unanimous. SubmitWRosajown Pa le erk ZBA 2024-06-25 (Filed 7/18) Pg. 11 8/13/24,9:19 AM Inspection Step: Review-Code Enforcement/Zoning Dept. " Town of Ithaca August 13,2024 Review - Code Enforcement/Zoning Dept. Record No.ZBAA-24-11 Status Completed Became Active August 13,2024 Assignee Marty Moseley Due Date None Primary Location Applicant 232 Troy Rd Unit Anne Weber&Matthew Bollinger Matthew Bollinger Ithaca, NY 14850 , 816-885-6325 Owner @ bollingermatt@gmail.com * 232 Troy Road Anne Weber&Matthew Bollinger Ithaca, NY 14850 232 Troy Rd Ithaca, NY 14850 Inspection Types https://ithacany.workfiow.opengov.com/#/explore/records/33482/133199 1/3 8/13/24,9:19 AM Inspection Step: Review-Code Enforcement/Zoning Dept. Messages Tuesday, August 13th ® Marty Publ August 13, 2024 at 7:58 Moseley ic am Matt, I am finalizing the legal notice for your appearance oat the August 27th Zoning Board of Appeals Meeting.Your materials indicate that there will be a 100 sq.ft. viewing area, how often will the viewing area be used and how many people would be anticipated? ® Matthew Appli August 13, 2024 at 8:25 � Bollinger cant am Hi Marty, Thanks for looking closely at my application. The 100 sq/ft viewing area is part of the 700 sq/ft multi use space.This is to say that it'll be used all of the time for a number of purposes. I retain a clean space to constantly rotate paintings that are finished or in progress to a clean wall to look at them (it is very difficult to tell if a completed painting is done when it is hanging on a paint-splattered wall). I also use the clean area to hang several works together to see how they would work as a pair or part of a group in an exhibition.When I'm painting I use the clean area to store other works that I don't want to get messy, even if they are works in progress. I also use the clean area to document (photograph) the finished works. I also use the clean area to https://ithacany.workfiow.opengov.com/#/explore/records/33482/133199 2/3 8/13/24,9:19 AM Inspection Step: Review-Code Enforcement/Zoning Dept. stretch canvases, some of which are very large, so I need floor space without paint splatters to lay out the clean canvas and stretcher frame. I use the clean area for wrapping completed paintings to send to exhibitions. This happens throughout the year. When I have studio visits, I'll display works in the "viewing area" away from the distracting work mess. I have up to 6 visits in a year with one or two people visiting at a time. These are not events that are open to the public but instead are visits from other artists, gallery directors, curators, collectors, and other arts professionals. Thank you! Best, Matt ® Marty Publ August 13, 2024 at 8:33 Moseley ic am Matt, Thank you for the clarification. Based on your response, the vehicle trips would appear to be low and consistent with that of a residential neighborhood traffic pattern Activity Log Marty Moseley completed this step - Aug 13, 2024 at 08:22 AM Marty Moseley assigned this step to Marty Moseley - Aug 13, 2024 at 07:54 AM https://ithacany.workfiow.opengov.com/#/explore/records/33482/133199 3/3 4�'NS Department of RECEIVED COMMISSIONER F Planning Katherine Borgella DEPUTY COMMISSIONER �` ** Sustainability M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 Phone: (607)274-5560 tompkinscountyny.gov/planning August 5, 2024 Lori Kofoid,Administrative Assistant IV Town of Ithaca 215 North Tioga St. Ithaca,NY 14850 Re: Review Pursuant to §239-1,-m and-n of New York State General Municipal Law Proposed Action: Area Variance for proposed Home Occupation 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 -1, -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, /�/c 4,/t, Katherine Borgella,AICP Commissioner of Planning and Sustainability Creating and implementing plans that position Tompkins County communities to thrive. Short Environmental Assessment Form Part I -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: Bollinger Studio Project Location(describe,and attach a location map): 232 Troy Road Ithaca NY 14850 Brief Description of Proposed Action: 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. Name of Applicant or Sponsor: Telephone:p 816-885-6325 Matthew Bollinger E-Mail: bollingermatt@gmail.com Address: 232 Troy Road City/PO: State: Zip Code: Ithaca NY 14850 1. Does the proposed action only involve the legislative adoption of a plan, local law,ordinance, NO YES 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. El 2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES If Yes,list agency(s)name and permit or approval: ❑ 3. a. Total acreage of the site of the proposed action? .023 acres b.Total acreage to be physically disturbed? .0275 acres c. Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 1.93 acres 4. Check all land uses that occur on,are adjoining or near the proposed action: 5. ❑Urban 0 Rural(non-agriculture) ❑ Industrial ❑ Commercial 0 Residential(suburban) ❑Forest ❑ Agriculture Aquatic ❑ Other(Specify): ❑Parkland Page 1 of 3 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ❑ ❑ ❑ b. Consistent with the adopted comprehensive plan? ❑ 0 ❑ NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? ❑ '❑ 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: F-] ❑ 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? 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: The building will be well insulated and be heated with a heat pump unit. ❑ ❑ 10. Will the proposed action connect to an existing public/private water supply? NO YES If No,describe method for providing potable water: 0 Feel 11. Will the proposed action connect to existing wastewater utilities? NO YES If No,describe method for providing wastewater treatment: 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES 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 ❑ ❑ archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES 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: Page 2 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 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)? ✓❑ ❑ If Yes,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)? If Yes,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? If Yes,describe: ❑ ❑ 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed) for hazardous waste? If Yes,describe: ❑ ❑ I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor/name: Matthew Bollinger Date: 8/27/2024 Signature: Title: or PRINT FORM Page 3 of 3 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 Try I I 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. 46.-1-1 - 1 E.r Kingnton hi nip 45.-2-14.22 I thaca Tot at)to f 45.-2-11 Hanwllon Rochestef in BrdYlo— �1 Albany 45.-2-14.21 �►'' 46.122 1 A - �►, Sources:Esr4 HERS Garmin, L' t= I I._=E Sources: I sri, HERE,Garmir,=USES, Intermap, INCREMENT P, NRC :"Esri JapBMME Q Esri Kan, Esri Japan NIETI, Esn Chira(1 -, I China(Ho Kongl;E ciKore Esri;TMailandi,pJ CC. ?OperStre�tM contributors, and Thai aid;-NGCC, ic'r CperStreetMap<<�rN^;i.tcr; arc tie I; 45. -14.1 th�Gl laser—c-or .4 d I"Ser'Z%Mii iVj. Esn;HERE. �airin, X!r9t55 NPS '� i T"•-�- Pifh hiimh f Part 1 /Question 7 [Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites] No Part 1 /Question 13a [Wetlands or Other No Regulated Waterbodies] Part 1 /Question 15 [Threatened or No Endangered Animal] 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 Short Environmental Assessment Form - EAF Mapper Summary Report 1 Denial Letter Dana Magnuson From: Dana Magnuson Sent: Monday, May 6, 2024 4:26 PM To: Matt Bollinger Subject: RE: Workshop Project/232 Troy Road Hi Matt, Yes,this email can be used as a denial for the ZBA application. Unfortunately,the Town doesn't recommend (or not recommend) contractors to constituents. 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 From: Matt Bollinger<bollingermatt@gmail.com> Sent: Sunday, May 5, 2024 9:23 AM To: Dana Magnuson<DMagnuson@townithacany.gov> Subject: Re: Workshop Project/232 Troy Road Hi Dana, Thanks for this detailed email. I have two follow up questions at the moment. Looking at the variance application I saw this disclaimer: You must have applied for a building, sign, or other required permit and received a determination/denial from Code Enforcement Staff or a referral from the Town of Ithaca Planning Board prior to submitting this application form. 1. Does your email above constitute a referral or do I need to apply for a building permit, knowing it will be denied? 2. I've been looking for an excavation company to do the site prep for our barn. I've only heard back from one company, who is too busy but they recommended that I reach out to the town office to see if you have any recommendations. Are there any people or companies you might recommend? It's been really difficult to get anyone to return my calls. Thank you! Best wishes, Matt On Fri, May 3, 2024 at 2:35 PM Dana Magnuson <DMagnuson@townithacany.gov>wrote: 1 The Town of Ithaca has changed domains from @town.ithaca.ny.us to @townithacany_.gov. Please send any future correspondence to the new domain @town ithaca ny.gov. Thankyou Any questions please contact clerks@townithacany.gov Hi Matt, Thank you for reaching out regarding your proposed pole barn. 232 Troy Rd. is a 1.96 acre parcel and located in a Low Density Residential zone. Below is the link for Ithaca Town Law Article Vlll Low Density Residential Zones, https://ecode360.com/8661811#8661811 Specifically, §270-56Permitted accessory buildings and uses. The following accessory buildings or uses are permitted as of right in a Low Density Residential Zone: A. Off-street garage or parking space for the occupants, users and employees in connection with uses permitted in this article, but subject to provisions of§270-227. B. Where the principal use is as a one- or two-family dwelling, private swimming pool,tennis courts, and other similar recreational facilities for the principal private use of the occupants of the dwelling. C. Up to three accessory buildings other than a garage or a building occupied by a detached accessory dwelling unit, all such accessory buildings in the aggregate not to exceed a total footprint of 600 square feet in size unless the lot is three acres or larger, in which event the aggregate area of the accessory buildings may not exceed a total footprint of 2,000 square feet. [Amended 12-11-2017 by L.L. No. 20-2017; 3-13-2023 by L.L. No. 7-2023] §270-59Height limitations. [Amended 8-1-2005 by L.L. No. 7-2005; 12-11-2017 by L.L. No. 20-2017; 3-13-2023 by L.L. No. 7-2023] Except as may be specifically otherwise authorized in this chapter, in Low Density Residential Zones no building shall be erected, altered, or extended to exceed 38 feet in height from lowest interior grade nor 36 feet in height from lowest exterior grade,whichever is lower. No structure other than a building shall be erected, altered, or extended to exceed 30 feet in height.A building occupied by a detached accessory dwelling unit shall not exceed one story and 20 feet in height,except buildings constructed prior to the effective date of Local Law No. 20 of the Year 2017 may exceed these two parameters as long as the building height is not subsequently increased beyond that existing on the effective date of said local law. Other accessory buildings shall not exceed 20 feet in height.The foregoing height limitations shall not apply to buildings and structures used for agricultural purposes on lands the principal use of which is as a farm and which are located within a county agricultural district created under the provisions of Article 25-AA of the New 2 York State Agriculture and Markets Law. Such agricultural buildings and structures so located may be constructed without limitations as to heights. Regarding setbacks and Buildable Area; §270-60Yard regulations. E. Accessory buildings. [Amended 8-13-2012 by L.L. No. 11-2012; 12-11-2017 by L.L. No. 20-2017] M Buildings occupied by a detached accessory dwelling unit.Any such buildings must be located in a rear yard, be at least 50 feet from any side lot line, and be at least 35 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. W Accessory buildings(including garages,woodsheds, and buildings occupied by a detached accessory dwelling unit), in the aggregate, may occupy not more than 15%of the fifty-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. F. Garages:An attached or detached garage may occupy anyyard provided that it shall be no less than 30 feet from the front property line, no less than 40 feet from a side line, and no less than 50 feet from a rear line.All detached garages in the aggregate shall not exceed a total footprint of 780 square feet in size. Detached garages shall be included in the calculations of accessory buildings that, in the aggregate, may not occupy more than 15%of any required rear yard. Notwithstanding the foregoing,the following shall apply: [Added 8-13-2012 by L.L. No. 11-2012; 3-13-2023 by L.L. No. 7-2023] (1) In one of the side yards, a one-story garage, either attached to the principal building or separate therefrom, may be no less than 15 feet from a side line which is not a street line. In the rear yard, a one-story detached garage may be no less than five feet from any side or rear lot line. 3 A one-story detached garage that serves dwellings on two separate lots may be built across a common lot line with a party wall by mutual agreement between adjoining property owners, provided that there is at least one garage bay on each lot, and further provided that the garage meets the front property line setback requirement a b ove. (3) Where the average natural slope of a lot exceeds 8% rise or fall directly from the street line, a one-story detached garage capable of housing not in excess of two cars may be located in the front or side yard not less than five feet from said street line upon receiving a special approval from the Board of Appeals. G. Woodsheds:A woodshed which has no more than 100 square feet in floor area and the highest point of which is no more than 10 feet above ground level may occupy a side yard, provided that the total storage space of all woodsheds in a side yard shall not be more than 1,000 cubic feet.Awoodshed in a side yard shall be not less than three feet from any side lot line. [Added 8-13-2012 by L.L. No. 11-2012] H. Swimming pools: Private swimming pools allowed for one-or two-family dwellings per§270-56B may not be Located in a front yard, and must be at least 15 feet from any side lot line or rear lot line, as measured from the edge of the pool structure. [Added 4-11-2022 by L.L. No. 6-2022] §270-61 Building area. The maximum building area shall not exceed 10%of the lot area. Projections described in §270-224 are not to be included in computingthe percentage. Below is the Town link for a Zoning Board of Appeals(area variance) application; https://ithacany.portaL.opengov.com/categories/1084/record-types/6461 Please let me know if you have any further questions. Thank you, Dana Magnuson Senior Code Enforcement/Electrical Town of Ithaca 215 N.Tioga St. 4 Zoning Board of Appeals Application 5.7.24 1 am applying for a variance to build a workshop (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. The barn will hav board and batten siding and a simple 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 on our land to satisfy the existing code. Because the workshop exceeds the maximum size allowed in the zoning code, we are applying for this variance. 4�'NS Department of ' COMMISSIONER Planning Katherine Borgella DEPUTY COMMISSIONER �` ** Sustainability M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 1 Phone: (607)274-5560 1 tompkinscountyny.gov/planning June 17,2024 Lori Kofoid,Administrative Assistant IV Town of Ithaca 215 North Tioga St. Ithaca,NY 14850 Re: Review Pursuant to §239-1,-m and-n of New York State General Municipal Law Proposed Action: Area Variance for proposed workshop located at 232 Troy Road,Tax Parcel #45:2-11,Matthew Bolinger&Anne Weber, Owners and Applicants. 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 -1, -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, /�� 4�1� Katherine Borgella,AICP Commissioner of Planning and Sustainability Creating and implementing plans that position Tompkins County communities to thrive. Town of Ithaca Inspection Report Inspection: Review - Code Enforcement/Zoning Dept. Inspector: Marty Moseley Inspection Date: Jun 12, 2024 Record: Zoning Board of Appeals Area Variance Application #ZBAA-24-11 Location: 232 Troy Rd, Unit Anne Weber & Matthew Bollinger, Ithaca, NY 14850 Applicant: Matthew Bollinger BLD-Follow up Overall Result: Pass Overall Remarks: Current property has a 35' stream setback located on the property, but the proposed project appears to be located outside of the stream setback area. The building area appears to be in compliance with the 10% requirement for zoning and the height of the proposed building appears to comply with the maximum 20', per the Town Zoning Code. i 45-2-11 ct' � t� 45-2-14 21 ` Nt • - ----- ,, O __ o _ , ;,. � , �; , � ,} � I �''' - _ --- -------- F_ 50' house Matt as 20' a stick loft at 7' ----_ storage under loft /2 bath w/stop sink under stair 1 fill --- 6'x7' -existing-slope double \ \ 1.182' exterior existing gla a cut — prop os buitdin e e ation patio graded at 2% awaY from building cut patio/garden as needed for fill (can be larger) client to construct dry stacked stone tow retention watts window — placement approx. Loft at 7' Dr, 1Nall railing door 6'x7' storage double area exterior under doors loft Stairs _ Bathroom to Loft under stair fill /cut from eXjs�jng gro paudio 4ryd elevation - i El - _- E F1- --------- l F - - - ---- 77 -------------- --- -------------- ------------ ---------------------------------- ---- ---------------- ---------- -------- ----- I -� - ----------------------- --------- ------- --- ---------------- ------- ------------------ -------------------------------------------------------------- --------------------------------- -------------------- -------------- -------------------- Click the Link to see in 3d! htips://postframesolver.azurewebsites.net/Framer/Viewer?key=F30KZXA047DLS27LGTZV2H30RP5BZY9F 0 '-0 16 0 Scan QR with your Phone Camera Summary Width 20' Length 50' I� III Ceiling Height 12' Slab Depth 0'4" Overhangs 1' i Roof Pitch 8.5/12 Job Information Project Name Matt Bollinger Company Name Premier Metal Supply Contact Email Phone Delivery Address ZIP code {ZipCode} Comments I Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Post Layout 491911 19' 101/2" 10' 10' 9' 10 1/2" 5' 81/4" 6'41/2" 7' 9 3/4" Pi PI Pl Pi Pi PI Pl 72"Double Sliding oor ri ~ O O- 5 � Pi Pi F Q0 N E - "� O O Cust indow3'w Custom Window3'w Custom Window3'w Cu@im WiVd MbW Custom Window3'w Custom Window3'w Custom Window3'w Custom Window3'w Custom Window3'w Custom Window3'w N � 'h z3'h z3'h z x7' x3'h x3'h x3'h z3'h z3'h z3'h = 11 Pi PI Pi Pi Pi Pi 9' 101/2" 10' 10' 10' 9' 101/2" 491911 3 Ply 2x6 Lam.Post 15"Precast Concrete Cookie Pi 1'4"x4'Hole Depth 80#Bag Of Sackrete Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Left Elevation 72"Double Sliding Door Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Front Elevation 8.5/12 8.5/12 N N m m i— i— is io N N N fV Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Right Elevation Cu tam Window 3'wx 'h Cu tam Window 3'wx'h C tom Window 3'wz'h Cu tam Window 3'wx 'h C tom Window 3'wz'h Cu tam Window 3'wx 'h C tom Window 3'wx 'h C tom Window 3'wz'h C tom Window 3'wx 'h C tom Window 3'wx 'h Cust m WalkdoorTwz'4"h Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Back Elevation 8.5/12 8.5/12 N [V m m Custom Window Tw x Th io io � N N <V Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Cross Section - EXT-1 ROOF MATERIAL:Black 36"- AG Panel 8.5/12 TRUSS SYSTEM HEEL HEIGHT:0'4" TRUSS SPACING:48 IN.0.C. PURLINS:2x6 SPF Flat SUBFASCIA:2x6 SPF BRACE PER TRUSS MANUFACTURER'S RECOMMENDATIONS FASCIA:Fascia/Post Trim 51/2" TRUSS LOADING:(none) SOFFIT:Ag Rib Soffit WALL MATERIAL:Bright White 8"Rough Sawn Lumber with Battons INTERIOR CARRIER:SYP 2x10 N TOP OF WALL:Overhang Trim N EXTERIOR CARRIER:SYP 2x10 N EXTERIOR WALL GIRTS:2x4 SPF N CORNER POSTS:3 Ply 2x6 Lam.Post INTERMEDIATE POSTS:3 Ply 2x6 Lam.Post N N EXTERIOR SKIRT BOARD:Treated 2x8 BOTTOM IS AT GRADE D SIDING BEGINS 0'6"ABOVE GRADE SLAB DEPTH 0'4" FOUNDATION NOTES: POST HOLE:4'X 1'4"DIAMETER FASTENER:80#Bag Of Sackrete BASE:15"Precast Concrete Cookie UPLIFT:(none) 1'4" Job:Matt Bollinger Date:5/8/2024 Time:10:39AM Cross Section - EXT-3 ROOF MATERIAL:Black 36"- AG Panel 8.5/12 TRUSS SYSTEM HEEL HEIGHT:0'4" TRUSS SPACING:48 IN.0.C. PURLINS:2x6 SPF Flat SUBFASCIA:2x6 SPF BRACE PER TRUSS MANUFACTURER'S RECOMMENDATIONS FASCIA:Fascia/Post Trim 51/2" TRUSS LOADING:(none) SOFFIT:Ag Rib Soffit WALL MATERIAL:Bright White 8"Rough Sawn Lumber with Battons INTERIOR CARRIER:SYP 2x10 N TOP OF WALL:Overhang Trim N EXTERIOR CARRIER:SYP 2x10 N EXTERIOR WALL GIRTS:2x4 SPF N CORNER POSTS:3 Ply 2x6 Lam.Post INTERMEDIATE POSTS:3 Ply 2x6 Lam.Post N N EXTERIOR SKIRT BOARD:Treated 2x8 BOTTOM IS AT GRADE D SIDING BEGINS 0'6"ABOVE GRADE SLAB DEPTH 0'4" FOUNDATION NOTES: POST HOLE:4'X 1'4"DIAMETER FASTENER:80#Bag Of Sackrete BASE:15"Precast Concrete Cookie UPLIFT:(none) 1'4" I I I LEGEND W � I iI I I O.H. OVERHEAD WIRES W \ I " WATER MAIN a � o — . . . — — — EXISTING DITCH LITTLE (R.O.) I N I 202 1-1 1 034 n00 PROPERTY LINE I ~'8 TAX MAP No. 45-2-10.1 I °D.S. DOWN SPOUT DAYLIGHT I m WATER VALVE I oZ 0~ o -6- FIRE HYDRANT N 7T464_5" E 304_39' TOTAL __ __ - - 35.22• UTILITY POLE 269.17' (P TO P) 1 0 DECIDUOUS TREE CONIFEROUS TREE \ \ I I I I \ RAISED SEPTIC \ I SHRUB \ BED \ I *BENCHMARK* \ I I E.E=100.0 ENTRANCE ELEVATION TOP OF ELBOW ON \ \ WELL CASING I �ELEVATION=1328.74' \ \ I I �( IRON PIN FOUND 26" \ WELL \ I I I I IRON PIPE FOUND ASPHALT PAD \ CALCULATED POINT I 1 SEPTIC O I I I I \ LIDS O WOOD \ \ 0 1 I WALL \\\ SAPLING 28 2 cn y I I I �1329'_ � � m � ( m EDGE OFF, HOUSE a (r I 0 I TITLE INFORMATION n LAWN No. 232 A X j� v Z 1330 32" ANNE WEBER & A PATIO MATTHEW BOLLINGER �Dr N r O J7 \ I rTi r y I INSTRUMENT No. 2022-13598 It0 I TAX MAP No. 45-2-11 i 1 AREA= 1.927 ACRES NET TO ROAD R/W O "WOODS & BRUSH" J� ���, \\ Nm wm. in � m �11 �� � (� w — c 111111111 E pF GRAVEL Z GRAVEL DRIVE \ / 0) It \ m I 01 12 MAP REFERENCES, 1.) 'SURVEY MAP NO. 226 TROY ROAD..." DATED 8/02/2021 BY T.G. MILLER P.C. m 1 �xo I I 2.) 'SURVEY MAP SHOWING LANDS OF JULIAN HOCHBERG & VIRGINIA BROOKS SHED / moo p HOCHBERG, LOCATED ON TROY ROAD..." DATED 8/02/2021 BY T.G. MILLER P.C. \ \ \ \ z D I 3.) "SURVEY AT NO. 232 TROY ROAD...- DATED 1013011954 BY CARL CRANDALL, C.E. 36" C I _cmo� I I 4.)"SURVEY MAP No. 232 TROY ROAD..." DATED 101512022 BY T.G. MILLER P.C. Z NOTES: 1.) HORIZONTAL DATUM OF MAPPING IS PER MAP REF. No. 1 AND VERTICAL DATUM IS n APPROXIMATE NGVD29. REMAINS I / v r rn I I 2.) UNDERGROUND UTILITIES HAVE BEEN LOCATED FROM AVAILABLE RECORDS, FIELD OF SHED (n LOCATIONS OF ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDED BY THE iK 1-1= I I I UTILITY AUTHORITY. THEREFORE, THESE LOCATIONS MUST BE CONSIDERED APPROXIMATE. �OF cREE THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES, THE LOCATION t_AP oX. I I I AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN. LOCATIONS, SIZES AND "WOODS & BRUSH" MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS FIRE NOTED ABOVE. VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. HYDRANT 3.) IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE / 48.88 __ SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING _ — FILE, THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE 270.10' (P TO P) __ —— CONTROLLING DOCUMENT. --3-- TOTAL I I 4.) OUTLINE OF BUILDINGS SHOWN HEREON ARE THE AT GRADE FOOTPRINT. ARCHITECT -- 75-41#18 — " W m I TO VERIFY BUILDING DIMENSIONS PRIOR TO DESIGN OR CONSTRUCTION. m I 5.)THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE / I MAY SHOW. z LITTLE (R.O.) I I 6.)EXISTING LIDAR INFORMATION IS BASED ON MAPPING PROVIDED BY THE TOMPKINS / I m 202 1-1 0938 COUNTY GIS DIVISION. THE END USER OF THIS MAPPING AGREES TO ACCEPT THE DATA A TAX MAP No. 45-2-14.21 m I "AS IS" WITH FULL KNOWLEDGE THAT ERRORS AND OMISSIONS MAY EXIST AND TO WARNING HOLD THE COUNTY AND T.G. MILLER. P.C. HARMLESS FOR ANY DAMAGES THAT RESULT ALTERATION OF THIS MAP NOT I FROM AN INAPPROPRIATE USE OF THIS MAP. SUBDIVISION CONFORMING,n NEW YORK 7STA SUBDMSION 2, NEW PORK STATE \ \ EDUCATION LAW.ARE PROHIBRED BY LAW. ALL CERIIRCATIONS HEREON ARE VAUD FOR THIS MAP AND COPIES THEREOF ONLY IF SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. TITLE: REVISED OF N w - TOPOGRAPHIC MAP °RESCO SFy°� 0 30 60 go NO. 232 TROY ROAD T.G. MILLER, P.C. _ g o ENGINEERS AND SURVEYORS TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK n 605 WEST STATE STREET• SUITE A ITHACA, NEW YORK 14850 d' 050096 WWW.TGMILLERPC.COM DATE: SCALE: LANp 607-272-6477 8/14/2023 1"=30' S23609 .I �I 1111 � r Bollinger Studio Barn rn a 232 Troy Road 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 on our 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. Introduction + The barn will be used as an artist studio. Because I am a Overview 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. ---. �,`� ,,�{v�1'�i^"r ,;'!' J wry 1 •b'. 'f_' :. 1731, s _ y�4 •��s7jFR�,Fy�.�' y+4'I i �Sa 1j ��� .yam { , T r7l MIT" c � all x r j 1 i Y-� q , �' tt' ��� ^I f !'� 4 `V It � �. \F•� �� '^L� t�,� � �� 4J' V.e �/ __- FA' 0. R � ` c P• t �{�• a"`¢ a .ter ,.,,"$ �L y { y�q / , ' � � Y AGE.; ,.� F - �7 _� �J r � � � • . /1 •Prw _ it '232 Troy Rd ! Google Earth %o & NN EAC o South Hill Montessori Troy Rec' Trail South ""' Park u King Rd Eldridge Preserve Town of Ithaca Line 0- -Ithaca Waldorf School r µ� _ Nelson Road s Go, 9k" ^e 1 4 i Wm�NGmp .++N:sw t �a .w'nuvlw2wY funs Landmarks near our home R " r232 Troy Rd Eldridge 4' w L Preserve *t. 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Survey of 232 TroyRd � TITLE: �EOTp Ewe Showing grade change TOPOGRAPHIC MAP E,t o• w' W, so• NO. 232 TROY ROAD *t behind house "�"'°.` - ° TOWN aF RIIAfA,TOMPNINS COUNtt,NEW u,- -un pG�14/T1193 1•s10' Z�FO(A�SJF- A� I � - '. �•.�1 '7 2 �-�a��'v,-�&ay'��b s�T�.Fc g..I'.3�f`A'S� � G ` � "-,°�`'�� s � :4 .� 4tf'�� may_ ••�' "` __ '. ,d+ate � -• � Fn >`�j +4Y,iva �4 �� #'+ '4 k� + `w�'. }l y: �y N . r 4�1 iq do do I •• � � a�. � - w:: a �� �� ``. � ����,, „ram.. � -'� .•�-�,�.. Y` I { .' r MAV ♦ rj*II i 1,` ! �'r F ..f r ,'y. n t „r(. _� •; 4c.. .°�': i RW �1 ✓ *�� ;�. yyYYYYYArr � c�,+� � f r �: 1+•£�r4 .a I r 'r 1 i �\ �I i�Ytr. �i '��, "�x rR °" �� F x � � R•` E d f R „� ,�„' �'�'n '� .e.� ::� �' ?�\. _ ,,,. a'•�,�. ,� C{ Y�* af': ,��.� .:d=�- ':>x"�,'`.^ Y�f „�^a � "�y.R.�x'�4F�- - _ _ �,-M ti an. .,._ .. � e �'- �t ,:� �. r.Y�tf i ^�,t� '� " ,n^1��' a�: �"i�•'.n� �.`u ✓��`i����` �y5.. L� . n ` �p .. t � r a. 47 1 /,� a `r CAM � eel y r. 4 The rear of our property is °. . wooded and surrounded by of • maintained as hunting - _ •� grounds by our neighbor, Jack Little. 1--- y ' �.,,� ,L sty� a S,. ,, �.„ /�7p': �°.•? .1�' ° q _ �C�r � N>�d1a°,..°�}/ r °nr� `,�•'� �lYd'��dr �p�,& �,�,. .J-qn s ,� mil._ _ �r�yy'r '`t�� v��l��� ��� !�� ,� a rg k° �y+,�"fR. �! <✓'�'� _ at � � 3 � �. .�� • � ! t�" M1 4/ � v' � .r �� �i �i� �'�", I � u-Y e �q,Y*Cr ,E4 i"p _ i, ^I 1 �, R <..� • • ��• '� �• �iq °f r� �vA��j-y� p��P i i��.F�y� ,� ,.� ��"/rr". � ,f! I�•l', .f+��4� � � ��tl �i J 1 �� ti � f r �K I��'��,./f Irl! �'� Fh""�t+'�rGr J" \�r jj A" r `1 �,y-f�, �,'���' . ��_h �y 1��•^•i�/,'j\7-5��,.�./�.. Kitchen - F Studio 3.543' Door 20.765' Garage House 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. � zrAc � ^E:��-+' ,Ye_M1 :-a.K n -\��`1.1A` i-- - .��sr )r p .���^���,_^.�+vt A VK4 r� rM+��� Y. y �{� . ice.. ,�Ny�Q!� � � t + M� ' J _ V ` 1 � `I �s;,a 7 I,:;`� s �,, I� :a. # :_ s: � y� N •• • • '• R�y., ','�' �, .� � ¢ �. _ r �i:_ �Ji { t:. 4' � � R' c �;. �� � \fit' '�S _ �.t.., 4'9 1 a� a '�"'���ey: '�' s v �a'�; '."`�'��r�u t�'♦�♦`� ��''�� f.1-`>�;: o'_�������� Aa ✓ `'r �, v 1'�k^n.�y.7'�> �`� ,�,,x�' 3a,�? `y.�/ s� :,r �`''T��,"� �'�".����,r�t, +.��,` 4v .:.�.zxFj z is�i:°��'�4✓ 1Y` �' .,� ; m ff s v, r r HOUSE 0 _ (D STUDIO -- 1 0 0 0 SITE PLAN PROPERTY LINE _PROPERTY LINE WOODS - - STUDIO HOUSE RUB BORDER PROPERTY LINE WOODS TROY ROAD 50' 20' storage house loft windows on north side c animation/ 12' office space — -- _ under loft G - roposed building elevation �g�tlstlag slope 1/2 bath w/slop sink sunder-stair --— crushed granite patio - ---------__ w/raised beds on south side window placement approx. Loft at 7' Drywall railing door 6'x7' animation/ double office space exterior under loft doors Stairs Bathroom to Loft under stair i ek1s�1ryg 92otlna ejeVation The studio will be insulated for year round use. The insulation will reduce the minimal noises of stretching canvases (using a staple gun). Click the Link to see in 3d! his://postframesolver.antrewebsites.iiet'Framer/Viewer?key=F30KZXA047DLS27LGTZV2H30RP5BZY9F r � L Scan QR with your Phone Camera Summary Width 20' Length 50' Ceiling Height 12' Slab Depth 0'4" Overhangs 1' Roof Pitch 8.5 12 Job Information Project Name Matt Bollinger Drawings from Kurtz Company Name Premier Metal Supply Builders and Premier Contact Email Metal Supply Phone Delivery Address ZIP code (ZipCode) Premier Metal Supply Comments i fabricates the components and Kurtz Builders constructs the structure. j Job:Matt Bollinger Job:Matt Bollinger Date:s/g/zozA Dace:s/e/zaze rme:..AM Left Elevation Ti..:1D:39AM Right Elevation hb:Matt Bolinger Iob:Matt Bollinger Date:S18/2024 -5/8/303a rn,e:lo:3B AM Back Elevation 0,me:10:I9AM Front Elevation 8.5/12 -/12 -/12 &5/12 a Room r soon mass ■■a■ �u Studio Rendering - �ai View from Driveway The barn will have wooden board and batten siding and a _- , Y .., thoughtful design to enhance rather than detract from the character of the property, ` existing 1840s farmhouse, ,:` and neighborhood. 9 r it r Studio Rendering - ti!•L� .> View from Side - The doors will not allow for vehicles to enter or large-scale industrial work to take place. ty fit A m�Y I 1 a 41- lyl r �` � W. a .°r�l i ' '• ' 'T�1. '�� 1'ti� •Googk Suer Yew F 9 — •' + R�1 •/�1 � �y '� �� •yu' � '.'yc' �, - �• r mmzoza seemaeoa�ee �j�•a.�'` t �� /� ,� �u_i t P''� �4 .. f _,i., �i���� R s ,q� ,� ,�, ,, 'u 1` P 1=•F •4•' rit j�, > i' 4Yvp ,1' i k ��lrJryi4 •.\ s� ,,\� �. j l �,' � �1�;. _ ... '•l�' � 1•.1 f r/9 \�� � +I�\ ..gyp.. R� T „ram, ./11�' .w. �lt �; 1` ♦ `` '� 'k mil. 1 ^' � - "'� \. ► t �; t'~ 1 �'. t � }.R. � } •jd _ ys $ ` r�i N.i' n��. !t l 17`. i'�� �;�� 1�', ��r.j � -^I�1ii _� fir• 'sue 5 � �-� ..,_ • _ .-�a:�..s. t e"���!{��,'i '•I- Y, tV l/� � f. 4 1, �i if�il { j1 L �"Ir� _ M _ M 7 '44 f� �•` Driveway with proposed building. The studio will be only minimally visible from the road. L N Town of Ithaca Inspection Report Inspection:Review-Code Enforcement/Zoning Dept. Inspector:Marty Moseley Inspection Date:Jun 12,2024 Record:Zoning Board of Appeals Area Variance Application#ZBAA-24-11 Location:232 Troy Rd,Unit Anne Weber&Matthew Bollinger,Ithaca,NY 14850 Applicant:Matthew Bollinger BLD-Follow up Overall Result: Pass pa Overall Remarks: 9� Current property has a 35'stream setback located on the property,but the proposed project appears to be located outside of the stream setback area. The building area appears to be in compliance with the 10%requirement for zoning and the height of the proposed building appears to comply with the maximum 20',per the Town Zoning Code. ` a The proposed project is located outside of the stream setback area. Character Neighborhood ocg� " r View to the left from our driveway View to the right from our driveway 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. Detatched Garage,wit Historic House ' 4 {'Historic Detatched Barn o A'a «yx �¢ 4 31 ( Large Outbuilding �•_•_;Design Build Workshop )Large Barn r )Ed +Carlyn Buckler 900 SF garage 232 Troy Rd Large barn ck Little Garage +Greenhouse )Large detatched garage • of • • T Large Separate Garage outbuildings • • • • • • • Large detatched outbuilding )Large detatched garage • • • • T;Barn-like detatched garage • • • • • • r° M �� ' )Barn-like Detatched Garage }y1�: vh zi y 136 Co Rd 123 - -, New York ®Google Street View � • � j � 2 f� May 2024 See more dates OtAl I AN • It Dorm :41 j' �. + A= Google _ - f Y• 200 Co Rd 123 0 ` '.lhs : New York •� rv - O Google Street View : J r May 2024 See more dates '�� j k 1�,. J • _ " �_ rr Expand Google lwt i�•3,4 ..dM�,.... J Nti. W .e ,. . . 71 • 111�� • Road (between • andNelson) 1. Barn-likedetached garage with second on •e '" ?iSy'' .t�Y ..) � �� z. ^�^r�J -'. � " '�� •�.'��,i.�� .� .. s �� +r. r� s' v.rL .` � �� �, s �. T�',+t• 3.�/S �'7Y �m / .�,J�' ;i �� �� s�i�.�• '�1+� ♦, ".f��xG .� it 't - �'s S y '• ''� r '3 � ': lay - I� s3 -� .,.i, j •� y''rj,` �J' X� ,.S•�F,., � . �WX' •, �. '7r _''��*" , .. _ F -, ti✓,'_ s� '7�w �•: ah '^ ) � I�-`` ,- 4:.- �.✓-4 /ram ..x.:•' , '.v.� .:ti . '.ir .r � IJ TIA 10, �4? r with • • toward 321 Co Rd 123 Q Ithaca,New York •Google Street View , ]■j May 2024 See more dates Vie' - - r..._ ;•. `: i�r �f r�l�. r � - VIA j� '.r.: Zoom ± Expand Google Image capture:May 2024 ©2024 Google :'es_Twine Priyew Reporta problem Kai Search Google Maps 40 166 Ridgecrest Rd Ithaca,New York • '_t •Google Street view .. May 2024 See more dates Google MEN _ _ Image capture'.May 2024 02024 Google H-port a problem 153 Co Rd 179 0 Ithaca,New York •Google Street View ,r.1 } May 2024 See more dates ' J IBM tk— r 'S _ _ f Google - Image capture:May 2024 s�2024 Google e Design build firm on King Rd - Detached outbuilding behind residence Search Google Maps • 40I I vI _ E 153 Co Rd 179 i ® 1 ty Design build firm on King Rd - Detached outbuilding behind residence Ithaca,New Vork _ •Google Street View May 2024 See more dates (� � t y �y 1 a _ c i Google ■■■ . � mage�a,r��e may zoxa ozoza caog�e ,�r<a swc<: r<m�: rm<y w<wrcawoni<a, /,11 d lyprn� .� � sL I t!' ] J `_... 4y. j1l{ !? •' �� � ., � ,.< �• ., � '�.�, , Ott i � •r • ^. t •.�� � " � .,fie �� R� �� �_ Coddington Rd between Troy and King. A home with several outbuildings ,ore dates lAir w + z _ Google Google Search Google Maps Q Q �'�Restaurants MRHotels Qo Things to do Q Museums Q Transit b Pharmacies ^ATMs 'r to IN At i 1 w ! v ikjo, a � t• Q � o 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. �J � 1 e Professional Work Q7he Neltr Ork Li111cs 1�071UO1lk PHILIPPE DAO N - Matt Bollinger e zurcher Matt Bollinger ,. o The Reservoir»,titre de 1'exposi- Artist � — { tion,est aussi celui de 1'oeuvre Visual A rt i S t R�� autour de laquelle elle s'ordonne: un tableau,avec de nombreux col- lages,representant une pi6ce enva- hie de livres.Il y en a sur des etag6- res qui ploient,d'autres en piles qui s'effondrent.Une biblioth6que �rAea�n al $I TcRe6r8�fall II„Qer at zureher Gape y. apr&s un seisme?Plut6t une allego rie,un autoportrait,une fable auto- Matt Bollinger, biographique:Matt Bollinger, a,,�.r.,M,a � ,ro,r. , a•Po= �M a�,�, `Independence,MO' New-Yorkais,estunlecteurachar- 'Iy By KEN JOHNSON ne.Ses oeuvres sont des apologies A men Bea in bed staring at the ceiling nast to his de Mcriture.Volumes entasses I` sleeping partner in a graphite drawing titled"4 AM'by Matt Ballinger.What's keeping him dans un sac,livres ouverts et anno- awake is suggested by another drawing,hanging nearby in Mr.Bollingers affectingly tes,liseuses et liseurs absorbes:it a tobiographicaleshibition at Zurcher.It shows a hand holding up a baby-food bottle against a se saisit de tous les genres pour ser- f barkground of grocery store shelves.It's as if— were seeing through the eyes of a new parent vir son propos.La technique du col- examining the container's label. Mr.Bollingers main subjects,represented in lage permet d'integrer des pagesMatt a - paintings made with vivid,slightly ham-fisted la toile.Sigmar Polke,Alex Katz,le y realism,are his parents and their home in BollingerInde"Independence If&o.II Is an obere he lique ue portrait of pop art:Bollinger a passe du �• their marriage ageeint ef�noa>2-frepresent -wide to temps dans les musees et les gale- The R modestly farrnrshed sitting room including an dent portable television,a record player and rles et S'en SOUvient.Il a trOUVe ancient albums stored on low shelves.The back wall une tonalite propre,du cote de la is made up of multipaned windows and a screen door on the left through which the hazy figure of lenteur et du songe.• the artist's father looks in from outside.IYs daytime on the last and nighttime on the right, PHILIPPE DAGEN here light is provided by lamps.A silhouette of the mother is reflected in the dark window.On the The Reservoir,gArie Zurcher,56,rue maternal side,an Agatha Christie paperback lies on the sofa.That's el.:01-42-72-82-20. painting may be said to represents mystery that has practically all sentient humans wondering Du mardi au samedi de 12 heures a from time to time!How did two strange people, different as night and day,come together to create 19 heures.J usq u'au 10 ma i. me? Over the last 16 years, I have had 24 solo exhibitions domestically and internationally and my work has been reviewed in Artforum, The New L= York Times, Le Monde, Art in America, The New Yorker, Hyperallergic, and elsewhere. I From 2012 - 2023, 1 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. have been a visiting artist at New York University, Rhode Island School j of Design, Boston University, University of Washington, Seattle, and elsewhere. r My work is represented by mother's �� • tankstation limited and Francois Ghebaly Gallery. These galleries have spaces in Los Angeles, New 0& York, Dublin, and London. r My CV can be viewed here: htti2s://mattbollincier.com/12agecv 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, Francois 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, Frangois 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 �x My gallery o rot f representation, ' A 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. N r� AM PWIPPPP- 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 need to paint the number of works in the exhibition, I need a clean area to display them to develop the exhibition design. i 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 i 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, Frangois ' Ghebaly Gallery, 1.\ 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". 1 had to lie on the floor to paint the details at the bottom of the canvas. Large walls are essential to make my work. 7ftl- Lig i 4� r Station, Francois Ghebaly Gallery, New York, NY, 2023. k' This exhibition featured seven r paintings and one, _ 18-minute animation. " I Station, Frangois _ Ghebaly Gallery, New York, NY, 2023. View from the video screening area. e �J , A short clip of my most recent animation 4 project, which will debut at Frangois 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:Hmattbollinaer.co m/animation e • S 4P New Chror ;1Hyp AN AiA 0 CAD AS mb AUGUST 23,2020 WHAT HAPPENED IN ROOM 10? iT .ter 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-wash ington/ halftime, mother's tankstation limited, T 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. C R 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. `may Art Basel, Miami Beach, mother's tankstation limited, Miami, FL, 2023. ''— My galleries each do several art fairs a r. year. In the last 12 months, mother's tankstation did three art fairs, while Frangois 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. a i 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. l �y My forthcoming, 2025 j exhibition will be in Francois 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". Gallery 1 Gallery 2 0 Gallery 3 Tall 39.="I s—heights: wall 3—r neigh.: , wall height. °I 423' up no 300•—+ t—M1eigh(s: 124 t,IS' t93 I�elg M1t. 91,. ItU/S 1 375, 1 My 2025 exhibition at Frangois Ghebaly Gallery will utilize their entire main w h�i9o3 exhibition space and feature numerous paintings, ,a,s including a 12-foot canvas, and a video installation, the product of 5 years of work. FranilGhebaly 2245 E.Washington Blvd.Los Angeles,CA 90021 Rental Market _ Challenges Renting a studio in Ithaca is not i a long-term solution. Both my current studio and my previous j studio were rented to me at below market rates. I kept the t 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 a Fulton studio. ►` , 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. 203 N. Aurora St. Ithaca, NY 14850 116 N Cayuga St, Ithaca, NY 14850 $2900/mo 13030 sq ft $345/mo 1 175 sq ft 930 Danby Road, Ithaca, NY 14850 1301 Trumansburg Rd, Ithaca, NY 14850 $20 SF/YR I approx 5000 sq ft $2363/mo 1250 sq ft (medical offices) 531 Etsy St, Ithaca NY 14850 Artist Alley South Hill Business Campus $19 SF/YR 15000 sq ft 950 Danby Road, Ithaca, NY 14850 $250 - $455/mo 1 200-405 sq ft 704 W Buffalo St, Ithaca, NY 14850 (Currently unavailable; spaces only $15 SF/YR 12192 sq ft semi-private with chain link doors) 208-212 W Buffalo St, Ithaca, NY 14850 $3500/mo 11265 sq ft (medical offices, subdivided space) s � r �f I Studio Requirements �I pp �48�Xnv_5b - c Current studio 726 \ D VA x _ Requirements - a space for making '*�.► �., �' , large works. Pictured is an 8 x 12 foot canvas. � u ` `�- Requirements - space for stretching and preparing canvases. 1 AV 1 Requirements - light controlled space for shooting animation and editing videos. , a 'LP' NNW Lit 1 f '� ML , of the paintings and most of the models used toRooms (18 min, 30 create my animated short Three - _ Long, tall wall to make larger paintings Space to make smaller paintings Requirements - room to work on several paintings at a time to prepare for exhibitions (note: the paintings pictured range from 24 to 144"). w # i' Requirements - slop sink needed to wash large brushes and fill gallon buckets with water. Large brushes (24"brush at bottom) 1 .rr.. Requirements - bathroom. I need a small, half bath for v �' daily use. Returning to my house to use the restroom during the day creates unwanted distractions, can make a o 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. 1 N qphl Requirements - storage for completed works, either those that are f waiting to be exhibited or those that have been returned �" ss_ P Requirements - storage for completed works, either _ ` those that are waiting to be exhibited or those that have been returned j e� 1� , 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. i Current wrapping space Shipment ready to leave Requirements - paint-free space to wrap and pack canvases for shipping. I qk _ r x Requirements - accessible q - storage for paint. Because of l the cost of paint and the scale w of my work, I purchase large volumes (quarts and gallons) that must be stored. ;� � _ ,�.. _�r �� !r .� /�:,� �� � _ __ � �`t i � Yf f `� •��' l �. � � � �. •R� - .. _ 1 .. � i> A! ` � r � 'w � \ J •:: .� ,,, �� �_ - _- ♦T._, ' .... ' /,j.. , f ,1 1 I i per.. Requirements - space for visitors. I receive studio visits from artists, curators, collectors, art professors, students, gallerists, critics, actors for work in m - - 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. 1 4 Requirements - clean space to view art works and display for visitors. V a` ��iYi^14 q 1 8 foot tall painting with little clearance Detail of painting 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. m y 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. `"' � `� �� y { r *119 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/,aq llery-exhibitions/danica-lundy-masons-yard-2024 1000 9.00 5.50 80 SF o0 Painting ao 9.00 �. 9.00►� 33 SF o0 135 SF 120 SF 1/2 co Wrapping 0 135 SF bath 320 SF o o Circulation 135 SF o LO Storage Painting � �; Wrapping Storage L6 CURRENT STUDIO USE: TOTAL USED:2002 SF 319 SF 725 SF Storage Add'I Painting Office o Animation 0 29.00 LO Viewing N Clean Space for Stretching 406 SF Big Canvases+Wrapping Paintings to Ship Add'I Storage (Unused-not included in total SF) 29.00 Second Floor First Floor 30 SF 1/2 bath under stairs 20.00 20.00 9.50 9.50 IIIII I coM 0 150SF 11 - - - - - o s.00 toso Animation 200 SF unfinished /office loft above storage loft ---------- Proposed Studio Barn PROPOSED STUDIO BARN: Use Painting:500 SF Storage Loft Reduced SF due to Viewing Space: 100 SF Clean workspace for o 700 SF increased efficiencies in stretching/wrapping: 100 SF 6 Painting floor plan that maximize Animation/office: 1500E Viewing Space usable wall and floor Entry+Circulation: 120 SF o Clean Workspace for Stretching/ space, and minimizes 1/2 bath:30 SF Wrapping circulation. Reduced Storage: 200 SF(unfinished) storage due to being able TOTAL:1000 SF(finished) to construct custom storage solutions. First Floor F s 20.00 z0.00 9.50 'o 0 0 'o 0 8.00 10 50 Minimum Variance 8 The proposed plan is the 8 o minimum variance 29.00 required to meet needs. s Studio barn proposed is less than half the square 2900 footage of utilized space in current studio. CURRENT STUDIO: PROPOSED STUDIO BARN: TOTAL USED:2002 SF TOTAL:1000 SF(FINISHED) Size Variance Home Occupation Variance • Will not alter character of neighborhood • Visual artist working in painting and animation • Many houses near ours have outbuildings • Work makes little noise • Minimal visibility from road • The studio will be insulated which will minimize • Considerate design to to fit with historic any sound character • Slop sink needed to clean large brushes and fill • Will not have drive up access or garage door large buckets for water-based painting • Industrial work will not be possible • Water-based paints will not have environmental • Supported by neighbors impact • Purchase of additional land was not possible • 1/2 bath needed for daily use to avoid • Attaching to existing home was cost prohibitive distraction, household mess, and making due to the sloping site and out of keeping with professional visitors use bathroom in the house historic character • 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 Conclusion 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. 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 gallery and 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 fur 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 efforts I'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 flat file 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 July 6, 2024 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 7-6-2024 Frangois Ghebaly, Los Angeles/New York Date Blaize Lehane Partner Frangois Ghebaly info@ghebaly.com 391 Grand Street,New York,NY 10002 ghebaly.com John E. Little, CPA 159 Ridgecrest Rd Ithaca, NY 14850 j ack.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 11Page 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 traffic, 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 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 finished 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 fight 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