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Home My WebLink AboutZBA Packet 2026-09-22TOWN OF ITHACA NEW YORK AGENDA Zoning Board of Appeals September 22,2026 6:00 PM Town Hall Board Room 215 N.Tioga St 14850 Item ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos,owners of 155 Westview Ln.,Ithaca,NY,14850;are seeking relief from Town of Ithaca Code section 270-223 (Fences and walls;retaining walls).Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3’when the retaining wall is within 5’of the property boundary line,where the applicant is seeking special approval to allow the retaining wall to exceed 3’ in height due to being less than 5'to the property boundary line.The property is located in the Medium Density Residential Zone,Tax Parcel No. 58.-2-39.541. Item ZBAA-26-8 Appeal of Troy Road Heights LLC,Owner;Ryan McCune,Agent;owners of tax parcel 49.-1-26.2;are seeking relief from Town of Ithaca Code section 270-219.1G(2)(c)[5][b][i],which establishes a maximum limit for the removal of trees and other vegetation,where the applicant is proposing to exceed the limits identified in Town of Ithaca Code section 270-219.1G(2)(c)[5][b][i].This project is considered to be a Type 1 Action under the New York State Environmental Quality Review Act,in which the Town of Ithaca Planning Board,as the lead agency,issued a negative determination of environmental significance for the project on September 1 ,2026.The property is currently located in the Low-Density Residential Zone Item ZBAA-26-10 Appeal of Shift Chainworks I LLC (SouthWorks redevelopment project),Owners of 810 Danby Rd.,Ithaca NY,14850;James Gensel,Agent,are seeking relief from Town of Ithaca Code section 270-219.5 (Stream setback)for a proposal to construct elements in a stream setback area.Town of Ithaca Code section 270-219.5 requires building and construction activities to occur outside of the Stream Setback area, where a road system,building,and related construction activities are proposed to be constructed and located in the Stream Setback area.The entirety of the SouthWorks project underwent a Generic Environmental Impact Statement (GEIS)process between 2014 and 2019,with the City of Ithaca as the Lead Agency in the environmental review.A GEIS was prepared to address impacts of multiple actions within this specific,defined geographic area.On May 21,2019,the Town of Ithaca,as an Involved Agency in the environmental review,issued a Findings Statement for the GEIS that included threshold conditions for future site-specific projects associated with the overall development.On August 18,2026,the Town of Ithaca Planning Board,as the Lead Agency in The Woods project review,determined that The Woods project did not exceed the threshold conditions outlined in the GEIS Findings Statement,and therefore,did not require additional or supplemental environmental review.The property is currently located in the Planned Development Zone No.16.,Tax Parcel No.40.-3-3. Item ZBAI-26-1 Appeal of Stanley Hiller,seeking an interpretation and determination regarding activities and a potential project located on a parcel of land along Elmira Road,tax parcel number 35.-1-10.2,located in the Inlet Valley Overlay Transition District with an underlying zoning of Low Density Residential zone.The Applicant is seeking an interpretation and determination by the Zoning Board of Appeals regarding the Director of Code Enforcement’s determination that a proposed project consisting of approximately 23,700 sq.ft building,and outside amenities, would serve as a private club/lodge and place of assembly,as identified by Town of Ithaca Code section 270-171.5G.The applicant is seeking an ithaca journal Public Notices Originally gublkha d aa i«haca|:urnal.c:m :n 29/14/3222 NOklCEO.PUBLIC HEARING Z:ning Boar.:fAggiak SigtinLir 33,323H a.6:22 CM I :wn Hall 315 N.I iofca Si Ithaca 14152 ZBSA-26-1 Appaal of Grig an .Mat:ula Halki :p:ul :s,:wmra of 123 iJiBiiviiw Ln., Ithaca,Nt ,14172;an sieking r _li “r:m K:wn of Lhaca C:di sedian 312-333 |areas and walk;ntainin,walk|.Izwn n!Ithaca CdJi ami an 312-333 all:wa a maHimunn naaining wall hiigha :'3'whin thi n.aining wall is wi hin S'of thi gr:g_rty LaunJary lim, whin ihi agglican.k Bilking sgicial aggr:val all:w .hi ntaininy wall id i-cii .3'in hiiyhl Lui 1 _ing Iibb than 7't:the gr:gir«y h:un„ary lim.thi gr:gir«y k l:caai..in thi M iun y Rasi .mtial Zoni,Ha-Carmi N:.5I.-3-3A *41. ZBAA-26-"Agpial =f I r=y R:ad Hiights LLC,Ownir;Ryan McCuni,Agin.;owmra of tAH garml 4A.-1-36.3;an aieking nlie“rn«lawn of Ithaca CdLi sicaion 312-31A.1G|3| Mt"][—][U,which astal lishis a ilaiir lum lir ii ^nr ihi nm :val of ma an J :.hir vige.a.ion,whin thi agglican.is gr:g:aing a:eicuL hi lir its i_inaLii_in t :wn of Ithaca GdJb Biciian 312-31A.1G|3||n|[B][L][i].I hk gr^in k cansiLenL t:hi a kygi 1 Acai :n un Jar .hi Niw b :rk S.ati Envir :nmenaal Quali.y Raviaw Acb,in which hi t:wn if Ithaca Clanning B:ar .,ab .hi Iia .agmcy,iaauiL a mgaaivi _eairminaii:n of envirnnmnlil signiSmnm Sir ihi gro|ic :n SigtimLir 1 ,3 '3h.I hi pr :gir^j ia currmaly IdcuiJ in hi L:w-Dinsity RiaLmaial Zam ZBAA-26-1 'Apgial nf ShH ChAinworka I LLC S :uahJI:rka nJivil :gr lenl gr:|ica|, Ownirs of I1F DAnhy Rd.,I hacA Nt ,14"T2;Jamis Gmail,Agint,Ari Bilking nli fr=ir I :wn n?Lhaca CdJi Biciian 312-31 A.T Sariam snLack|f :r a gr:g:Bal id nanairuci elimm.a in a s.nam aeCack ana.I :wn :f Lhaca GdJi bicIId n 312-31A.7 nguina LuiLing an_canairuciion activiaiia t:occur :ubbLi =f ihi Sariar i SitLack ana,whin a roa_aya.im,Lull .ing,an .nlati .canairudiDn actmaiia an gr:p:aiL id Li ranairucnJ and Incati-in h_Stnam SitLack ana.Chi m.in y of ihi Sou halorka gro|ic. undirwma a Gmirin Enair:nmmaal Imgar,S.a.imm,GEIS|gr:ciss Li^/nn 3214 an_ 221A,wiah ahi City Lhaca aa thi Liad Agmcy in thi mair:nmm.al nviiw.A GEIS was gregan-o a..dnse imgacta of muLigli adiana within hk agiciiic,LiJmL giagraghic area.On May 31 ,321A,thi I :wn of Lhaca,aa an lnv:lyi_Agmcy in hi mvir:nnmtal nview,kaiJi_a _inLinyB Statimm.for ahi GEIS ahaa indu hreah :I _c:n_ilizna ^r fu.un Bili-igiciiic gr:|icas ass:ciatid wjah ahi :virall divil:gmna.On Auguai 11,323H, town of Lha^a C|annin_B:ard,as the Lead Agency in k he Jlznds grt^ecl review, determined .hat the Vfczda gr:jec.did nnteecBed the threshold conditions outlined in .he GEIS indings S atement,and there":re,did n :repuire addi ional :r suppiemen al envirnnmenaal review,the gr^peray is curren.ly located in .he Harmed DevekgmenB Z--ne Nn.1 tan Cartel N :.4"-3-3. ZBAI-2^-1 Appeal of Stanley Hiller,seeking an inBsrpretaBi:n and determinati :n regarding activities and a p:«eniial grqecl located :n a parcel :f land ahn.Elmira R:ad,tae parcel number 35.-1-12.3,heated in he Inlea 1 alien Overlay k ransitinn District with an underlying zoninH of Lzw Density Residential zone.I he Applicana is seeking an interpretation and determined:n by the 7:ning B:ard :'Aggeals regardin „.he Direct or of Code Enf:mement's determinati:n .hat a gr:g:sed project c:nsis.ing :r aggriHima Jy 23,122 sg.5 building,and outside amenities,w:uld serve as a private dub/hdye and glace of assembly,as irienii ied by t:wn of Lhaca C:de section 212-111.fiG.The applicanB is seeking an interpre.a.i :n and determinati :n fr:m the 7:ning B:ard :f Appeals ,ha«.he gr:|eca is n :t c:nsidered t:be a private dubJedHE nr plac.of assembly and is ahoref:re nzt an all :wed in the z :ning district under article XXA :_T:wn :'Lhaca Code. ZBAI-2 "2 Aggeal of Khuba Interned :nal c/:Chrisia Nunez;Jac:b t zn Mach :w,Agen.; seeking an interpretation and determination :f Bankfull wiah respect tz a gr:|oct hca.od aB 312 Enfield alls Rd.Lhaca Ny 14"52,heated in Ihe A.ricuLural zone.Ihe AgglicanL is seeking an interpretation and determination by the Z:ning B:ard :f Appeals re.arding .he Director of Code Enforcement's de.erminaai :n .ha.a gr:g:sed Bankfull,as defined in secaion 212-5 ofI:wn nf Ithaca Code,location is ab:u.:blank 1 2 9/9/27,11:39 AM abiuLblank incorrect.t he .erm Bankfull is key t:de-armining hi required s.ream se.back zones as iden.Lied in secahn 312-219.5 :fI:wn of Lhaca C:de. Mestin_ma.erials are available aj h«gs:7.:wni.hacany^:v/mee-ing-calendar-agendas/. k he videoconferencing glaef:rm ZOOM will als:be used f=r this meoain.,and B:ard Member|s,may a tend rem :aely when auBh:rized byI:wn g:licy.k he public has a righB .: abend in gers:n :r via vide:c:nferenJng and can access ZOOM by .he links gr:vided :r by g :ing t:www.z::m.c:m^:in zr callinB 929 d37-2"7fi and entering the Mea-ing ID "fi2-5fi"i-l517. Public ci:mmtn.s can be made in gers:n aa ahe meeaing :r via ahe vid _:c :nferencing gIaaf:rm ZQQM ab:ve,:r by mail,zr email a:c:des JB;wniBhacanyg:v until 3pm day nf .he meeaing.All c:mmenBs bee:me a public record and are distributed a:B:ard Members and the Applicana|s|pri :r t:ahe meeting. he mee.in.is als:broadcas.and saved as a c:urtesy on you.ube.c :m/^t:wn :fithacavide:. Mar y M:seley Director zf Code Enforcement 9/14/2227 13733799 TOWN OF ITHACA ZONING BOARD OF APPEALS PUBLIC HEARING ON PROPOSED Special Approval VARIANCE FOR THIS PROPERTY IS SCHEDULED FOR September 22,2026 AT 6:00 pm FOR INFORMATION CONTACT: TOWN OF ITHACA,607-273-1783 APPLICANT:Greg &Matoula Halkiopoulos PHONE:607-800-9900 ADDRESS:155 Westview Ln DATED:3 September,2026 TOWN OF ITHACA 215 N.Tioga Street,Ithaca,N.Y.14850 www.townithacan.gov Zoning Board of Appeals Phone (607)273-1783 codes@townithacany.gov The purpose of this letter is to provide a formal notification to Spiros Halkiopoulos,of the result from the Zoning Board of Appeals meeting regarding your special approval(s)request.If the special approval(s)were granted,you may use this letter to proceed with the Building Permit and/or Planning Board process. Once the meeting minutes are finalized,you will receive notification and receive a copy via email. Property Address:Westview Ln Tax Parcel(s):58.-2-39.541 Property Owner(s):Greg &Matoula Halkiopoulos Meeting Date: Type of Special Approval:Special Approval -Zoning -Principal uses by Special Approval -Ag. Zone Result:Adjourned Conditions: interpretation and determination from the Zoning Board of Appeals that the project is not considered to be a private club/lodge or place of assembly and is therefore not an allowed in the zoning district under article XXA of Town of Ithaca Code. Item APPEAL WITHDRAWN 9.22.2026 ZBAI-26-2 Appeal of Khuba International c/o Christa Nunez;Jacob Von Mechow,Agent;seeking an interpretation and determination of "Bankfull”with respect to a project located at 272 Enfield Falls Rd.Ithaca Ny 14850,located in the Agricultural zone.The Applicant is seeking an interpretation and determination by the Zoning Board of Appeals regarding the Director of Code Enforcement’s determination that a proposed “Bankfull”,as defined in section 270-5 of Town of Ithaca Code,location is incorrect.The term “Bankfull”is key to determining the required stream setback zones as identified in section 270-219.5 of Town of Ithaca Code. Item Other Business: Meeting materials are available at httDs://townithacany.qov/meetinq-calendar-aqendas/. The videoconferencing platform ZOOM will also be used for this meeting,and Board Member(s)may attend remotely when authorized by Town policy.The public has the right to attend in person or via videoconferencing and can access ZOOM by the links provided or by going to www.zoom.com/ioin or calling (929)436-2866 and entering the meeting ID 852-5587-1576. Public comments where applicable can be made in person at the meeting,by USPS to the address above,via the videoconferencing platform ZOOM,or via email to codes@townithacanv.qov until 3pm the day of the meeting.The email above is also the point of contact for people needing assistance to attend or access the meeting.All comments become a public record and are distributed to Board Members and the Applicant(s)prior to the meeting. The meeting is also broadcast and saved as a courtesy on youtube.com/@townofithacavideo. September 14,2026 Agenda ID:zma-26-11 codes@townithacanv.gov Zoning Board of Appeals TOWN OF ITHACA NEW YORK AGENDA June 23,2026 6:00PM Town Hall Board Room 215 N.Tioga St 14850 Item ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos,owners of 155 Westview Ln.,Ithaca,NY, 14850;are seeking relief from Town of Ithaca Code section 270-223 (Fences and walls;retaining walls).Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3’when the retaining wall is within 5’of the property boundary line,where the applicant is seeking special approval to allow the retaining wall to exceed 3’in height due to being less than 5'to the property boundary line.The property is located in the Medium Density Residential Zone,Tax Parcel No.58.-2-39.541. Other Business:None +Comments on the appeal(s)can be made in person or via ZOOM during the meeting +Comments and 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 in:(929)436-2866 same meeting ID as above *The Youtube recording of the meeting is archived httDs://www.youtube.com/@Townofithacavideo Marty Moseley Director of Code Enforcement June 15,2026 Agenda ID:zma-26-8 codes@townithacanv.gov ithaca journal Public Notices Originally published at ithacajournal.com on 06/15/2026 TOWN OF ITHACA NOTICE OF PUBLIC HEARING Zoning Board of Appeals June 23,2026 at 6:00PM Town Hall 215 N.Tioga St Ithaca 14850 The meeting can also be attended via ZOOM ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos,owners of 155 Westview Ln„ Ithaca,NY,14850;are seeking relief from Town of Ithaca Code section 270-223 (Fences and walls;retaining walls).Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3’when the retaining wall is within 5'of the property boundary line, where the applicant is seeking special approval to allow the retaining wall to exceed 3'in height due to being less than 5’to the property boundary line.The property is located in the Medium Density Residential Zone,Tax Parcel No.58.-2-39.541. *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.govuntil 3pm the day of the meeting.All comments become part of the official record. Accessing the Meeting- In Person Town Hall Board Room 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/@TownoflthacaVideo. Marty Moseley Director of Code Enforcement June 15,202612408202 TOWN OF ITHACA ZONING BOARD OF APPEALS PUBLIC HEARING ON PROPOSED Special Approval VARIANCE FOR THIS PROPERTY IS SCHEDULED FOR June 23,2026 AT 6:00 pm FOR INFORMATION CONTACT: TOWN OF ITHACA,607-273-1783 APPLICANT:Greg &Matoula Halkiopoulos PHONE:607-800-9900 ADDRESS:155 Westview Ln DATED:22 June,2026 TOWN OF ITHACA 215 N.Tioga Street,Ithaca,N.Y.14850 www.townithacan.gov Zoning Board of Appeals Phone (607)273-1783 codes@townithacany.gov The purpose of this letter is to provide a formal notification to Spiros Halkiopoulos,of the result from the Zoning Board of Appeals meeting regarding your special approval(s)request.If the special approval(s)were granted,you may use this letter to proceed with the Building Permit and/or Planning Board process. Once the meeting minutes are finalized,you will receive notification and receive a copy via email. Property Address:Westview Ln Tax Parcel(s):58.-2-39.541 Property Owner(s):Greg &Matoula Halkiopoulos Meeting Date: Type of Special Approval:Special Approval -Zoning -Principal uses by Special Approval -Ag. Zone Result:Adjourned Conditions: Town of Ithaca September 24,2026 Record No:ZBSA- 26-1 Zoning Board of Appeals Special Approval Application Status:Active Submitted On:5/14/2026 Primary Location 155 Westview Ln Unit Greg & Matoula Halkiopoulos Ithaca,NY 14850 Owner Greg &Matoula Halkiopoulos 155 Westview Ln Ithaca,NY 14850 Applicant X Spiros Halkiopoulos J 607-800-9900 @ matoulashouses@gmail.com A 155 westview Lane Ithaca,NY 14850 Hidden fields Unhide Meeting information Public A Unhide Meeting Results fl Meeting Information Appearance Date for Variance September 22,2026 Meeting Time 6:00 pm Meeting Location 215 N.Tioga St,Board Room Staff Contact Person Lori Kofoid Staff Email codes@townithacany.gov Staff Phone 607-273-1783 The meeting can be attended in person at Town Hall,via Zoom or Youtube live.Comments on the appeal can be made in person or via Zoom during the meetings or by email to codes@townithacany.gov by 3pm the day of the meeting.All comments become part of the official record. <a href="https://us06web.zoom.us/j/85255871576"Zoom:Meeting ID:852-5587-1576 or call in with same Meeting ID (929)-436-2866 <a <a href="https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live"Youtube Live:"Town of Ithaca Public Meetings" Video recording after the meeting:<a href="https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live"Youtube Archive "Town of Ithaca Public Meetings" Type of Variance Special Approval Variance Code Language ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos,owners of 155 Westview Ln., Ithaca,NY,14850;are seeking relief from Town of Ithaca Code section 270-223 (Fences and walls;retaining walls).Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3'when the retaining wall is within 5'of the property boundary line,where the applicant is seeking special approval to allow the retaining wall to exceed 3'in height due to being less than 5'to the property boundary line. The property is located in the Medium Density Residential Zone,Tax Parcel No.58.-2- 39.541. Meeting Results Meeting Result (First Appearance)Meeting Result (Second Appearance)ft Adjourned Adjourned Is Applicant Ready to Re-Appear?A Yes Additional Meeting is fl Additional Meeting with Public Hearing Materials For GML-239 Were Sent A Public Hearing Notice Was Sent fl Neighbor Notification Letters Were Sent A Date Sign Was Picked-up Material Packets Sent to ZBA Members fl Internal Only-Review Tax Parcel No.a 58.-2-39.541 Is Planning Dept.Approval Required?a Yes Is Engineering Dept.Approval Required?A Is a GML-239 Review Required? Yes Yes Type of Special Approval A Appearance Date for Variance A Special Approval -Zoning -Principal uses by September 22,2026 (1st hearing 6/23/26) Special Approval -Ag.Zone Variance Code Language a ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos,owners of 155 Westview Ln., Ithaca,NY,14850;are seeking relief from Town of Ithaca Code section 270-223 (Fences and walls;retaining walls).Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3'when the retaining wall is within 5'of the property boundary line,where the applicant is seeking special approval to allow the retaining wall to exceed 3'in height due to being less than 5'to the property boundary line. The property is located in the Medium Density Residential Zone,Tax Parcel No.58.-2- 39.541. Code Section fl 270-223 Historical Only Address affiliated with request fl Status a Applicant's Information Applicant is* Property Owner Is the primary point of contact for application different than the applicant?* No Description Brief Description of Special Approval Request* Retaining wall added on top of existing retaining wall Special Approval Criteria Form Yes 1.Will the project be suitable for the property on which it is proposed?* Proof:* Prior to retaining wall we didn't have access to the rear of our home.We would have to ask permission from our neighbors for us to access the back of our house 2.Is the proposed structure design and site layout compatible with the surrounding area?* Yes Proof:* It blends in with the houses and brings value to the surrounding area.The topography also requires us to have a retaining wall for access of the rear of our home. 3.Do the operations in connection with the proposed use create any more noise,fumes,vibration,illumination,or other potential nuisances than the operation of any permitted use in the particular zone?* No Proof:* The retaining wall is built,it doesn't make any noise or fumes and it's immovable.It can't be moved nor does it vibrate 4.Community infrastructure and services,such as police, fire and other protective services,roadways,schools,and water and sewer facilities are currently,or will be,of adequate capacity to accommodate the proposed use?* Yes Proof:* With the retaining wall all community infrastructure and services such as police can be accomodated to access tb rear of the house 5.Will the proposed use,structure design,and site layout comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan?* No Proof:* The retaining wall has now given us access to the rear of our home when previously we had to ask for permission from our neighbors. 6.Will the site layout,with proposed vehicular,bicycle and pedestrian access,traffic circulation,and parking and loading facilities,be sufficient for the proposed use and is safely designed for emergency vehicles?* Yes Proof:* I access the rear of our home quite often now unloading wood or dirt or gravel and I have not had one issue.So I think it would be perfect for emergency vehicles if needed to access the rear of the house. 7.Will the project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses.Existing vegetation is preserved to the extent possible?* Yes Proof:* There was green grass there before and we made sure that grass grew there again. 8.Will the proposed use or structure comply with all the criteria applicable to site plan review set forth in chapter 270,to the extent deemed relevant by the reviewing board?* Proof:* 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. I understand that if the application is not complete within 90 days from application submission,the application will be withdrawn without further action and that I will need to submit a new variance application and pay a new application fee. Digital Signature* O Spiros Halkiopoulos May 6,2026 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 Letter.pdf Uploaded by Lori Kofoid on May 14,2026 at 11:24 AM Survey and/or Plans SURVEY MAP 155 Westview Lane Town of lthaca.pdf Uploaded by Lori Kofoid on May 14,2026 at 11:25 AM Environmental Assessment Form Short Environmental Assessment Form.pdf Uploaded by Lori Kofoid on May 14,2026 at 11:25 AM IMG_0189 (l).jpeg IMG_0189 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0191 (i).jpeg IMG_0191 (l).jpegIUploadedbyLoriKofoid on May 14,2026 at 11:26 AM IMG_0186 (l).jpeg!IMG_0186 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0183 (l).jpegJIMG_0183 (l).jpeg 1 Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0180 (l).jpeg IMG_0180 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM -IMG_0187 (l).jpeg IMG-0187(1)'jpegIUploadedbyLoriKofoid on May 14,2026 at 11:26 AM IMG_0181 (l).jpeg IMG_0181 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0179 (l).jpeg IMG_0179 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM -.,jn IMG_0188 (l).jpeg |IMG_0188 (l).jpeg-Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0182 (l).jpeg IMG_0182 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0184 (l).jpeg IMG_0184 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0185 (l).jpeg IMG_0185 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM IMG_0190 (l).jpeg IMG_0190 (l).jpeg Uploaded by Lori Kofoid on May 14,2026 at 11:26 AM GML239 Letter_06-03-2026 155 Westview.pdf GML239 Letter_06-03-2026 155 Westview.pdf Uploaded by Lori Kofoid on Jun 4,2026 at 10:22 AM 155 westview In Photos Z6.26.pdf 155 westview In Photos 7-6.26.pdf Uploaded by Lori Kofoid on Jul 6,2026 at 2:53 PM 155 Westview Lane -Rain.MOV 155 Westview Lane -Rain.MOV Uploaded by Spiros Halkiopoulos on Aug 3,2026 at 10:12 AM Neighbor Letters 155 Westview Ln.pdf Neighbor Letters 155 Westview Ln.pdf Uploaded by Lori Kofoid on Jun 22,2026 at 9:25 AM Drawings_Wed_Nov_19_2025_15-00-25.pdf Drawings_Wed_Nov_19_2025_15-00-25.pdf Uploaded by Marty Moseley on Jun 23,2026 at 6:33 PM Engineer letter 155 Westview Ln 2026.07.31.pdf Engineer letter 155 Westview Ln 2026.07.31.pdf Uploaded by Lori Kofoid on Aug 3,2026 at 8:04 AM ZBA Mintues 2026-06-23.pdfgZBAMintues2026-06-23.pdf Uploaded by Lori Kofoid on Aug 13,2026 at 11:44 AM 8.24.26 lnsp.Report.pdf 8.24.26 lnsp.Report.pdf Uploaded by Marty Moseley on Sep 2,2026 at 9:26 AM 155 Westview Lane -Dry well 1 .pdf 155WestviewLane-Drywelll.pdf Uploaded by Spiros Halkiopoulos on Sep 3,2026 at 9:04 PM 155 Westview Lane -Dry l.heic 155 Westview Lane -Dry l.heic Uploaded by Spiros Halkiopoulos on Sep 3,2026 at 9:07 PM Neighbor Notification 155 Westview ZBA 9.8-26.pdf Neighbor Notification 155 Westview ZBA 9.8.26.pdf Uploaded by Lori Kofoid on Sep 8,2026 at 12:34 PM Fw_Extra lnfo.pdf Fw_Extralnfo.pdf Uploaded by Code Enforcement Permit Email on Sep 21,2026 at 8:23 AM Neighbor Exhibit Retaining Wall Photo Exhibits.pdf Neighbor Exhibit Retaining Wall Photo Exhibits.pdf Uploaded by Lori Kofoid on Sep 21,2026 at 8:40 AM ZBSA-26-1 Public Hearing Statement 9.22.2026.pdf ZBSA-26-1 Public Hearing Statement 9.22.2026.pdf Uploaded by Lori Kofoid on Sep 23,2026 at 3:39 PM Re-Submission In-take Review IMG_1168.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:20 AM IMG_U69.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:20 AM IMG_1170.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:20 AM IMG_1171.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:20 AM IMG_1172.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:20 AM IMG_H72 -Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_U73JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1174-Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1175-Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1176 -Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1177-Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_U78-Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1179 -Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1180.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1182 -Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1183 -Copy.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1184.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1185.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM IMG_1186.JPEG Uploaded by Marty Moseley on Sep 2,2026 at 9:22 AM Record Activity Spiros Halkiopoulos started a draft Record 05/06/2026 at 11:24 am Lori Kofoid submitted Record ZBSA-26-1 05/14/2026 at 10:54 am OpenGov system altered payment step Payment,changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 10:54 am OpenGov system altered inspection step Application In-take Review,changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 10:54 am OpenGov system assigned inspection step Application In-take Review to Lori Kofoid on Record ZBSA-26-1 05/14/2026 at 10:54 am OpenGov system changed the deadline to May 16,2026 on inspection step Application In-take Review on Record ZBSA-26-1 05/14/2026 at 10:54 am Lori Kofoid waived payment step Payment on Record ZBSA-26-1 05/14/2026 at 10:55 am Lori Kofoid added Data Relation of type "Related Record"between Record ZBSA- 26-1 and Related Record "ZBAA-26-2"05/14/2026 at 11:03 am Lori Kofoid added Data Relation of type "Copy All Attachments"between Record ZBSA-26-1 and Related Record "ZBAA-26-2"05/14/2026 at 11:03 am Lori Kofoid added Data Relation of type "Copy Applicant"between Record ZBSA-26-1 and Related Record "ZBAA-26-2"05/14/2026 at 11:03 am Lori Kofoid added related record step Relation to ZBAA-26-2 to Record ZBSA- 26-1 05/14/2026 at 11:03 am OpenGov system altered related record step Relation to ZBAA-26-2,changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:03 am Opengov System altered related record step Relation to ZBAA-26-2,changed status from Active to Complete on Record ZBSA-26-1 05/14/2026 at 11:03 am Lori Kofoid added file Denial Letter.pdf to Record ZBSA-26-1 05/14/2026 at 11:24 am Lori Kofoid added file SURVEY MAP 155 Westview Lane Town of lthaca.pdf to Record ZBSA-26-1 05/14/2026 at 11:25 am Lori Kofoid added file Short Environmental Assessment Form.pdf to Record ZBSA-26-1 05/14/2026 at 11:25 am Lori Kofoid added file IMG_O187 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0191 (l).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_O183 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0188 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0185 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0186 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0180 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0189 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_018l (l).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0179 (l).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_O182 (l).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0184 (1).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid added file IMG_0190 (l).jpeg to Record ZBSA-26-1 05/14/2026 at 11:26 am Lori Kofoid altered inspection step Application In-take Review,changed status from Active to Complete on Record ZBSA-26-1 05/14/2026 at 11:27 am OpenGov system altered approval step Notice (Pick-up),changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:27 am OpenGov system assigned approval step Notice (Pick-up)to Lori Kofoid on Record ZBSA-26-1 05/14/2026 at 11:27 am Lori Kofoid added approval step Planning Approval (Planning Department)to Record ZBSA-26-1 05/14/2026 at 11:28 am Lori Kofoid added approval step Engineering Approval (Engineering Department)to Record ZBSA-26-1 05/14/2026 at 11:28 am Lori Kofoid assigned inspection step Review -Code Enforcement/Zoning Dept, to Marty Moseley on Record ZBSA-26-1 05/14/2026 at 11:29 am Lori Kofoid altered inspection step Review -Code Enforcement/Zoning Dept., changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:31 am Lori Kofoid changed form field entry Is a GML-239 Review Required?from to "Yes'1 on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed form field entry Is Engineering Dept.Approval Required? from ""to "Yes"on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed form field entry Type of Special Approval from ""to "Special Approval -Zoning -Principal uses by Special Approval -Ag.Zone"on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed form field entry Is Planning Dept.Approval Required?from ""to "Yes"on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed form field entry Appearance Date for Variance from to "6/23/2026"on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed form field entry Tax Parcel No.from ""to "58.-2-39.541"on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system altered approval step Engineering Approval (Engineering Department),changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system altered approval step Planning Approval (Planning Department),changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system altered inspection step GML-239 County Review ,changed status from Inactive to Active on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system assigned inspection step GML-239 County Review to Lori Kofoid on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system assigned approval step Planning Approval (Planning Department)to C.J.Randall on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system assigned approval step Engineering Approval (Engineering Department)to Justin McNeal on Record ZBSA-26-1 05/14/2026 at 11:33 am OpenGov system changed the deadline to May 28,2026 on approval step Planning Approval (Planning Department)on Record ZBSA-26-1 05/14/2026 at 11:33 am Lori Kofoid changed the deadline to Jun 12,2026 on approval step Planning Approval (Planning Department)on Record ZBSA-26-1 05/14/2026 at 11:34 am Lori Kofoid changed the deadline to Jun 12,2026 on approval step Engineering Approval (Engineering Department)on Record ZBSA-26-1 05/14/2026 at 11:34 am Lori Kofoid removed approval step Engineering Approval (Engineering Department)from Record ZBSA-26-1 05/14/2026 at 11:35 am Lori Kofoid removed approval step Planning Approval (Planning Department) from Record ZBSA-26-1 05/14/2026 at 11:35 am Lori Kofoid removed inspection step Review -Code Enforcement/Zoning Dept, from Record ZBSA-26-1 05/14/2026 at 11:35 am Lori Kofoid changed the deadline to Jun 12,2026 on approval step Planning Approval (Planning Department)on Record ZBSA-26-1 05/14/2026 at 11:35 am Lori Kofoid restored inspection step Review -Code Enforcement/Zoning Dept, on Record ZBSA-26-1 05/14/2026 at 11:35 am Lori Kofoid removed Related Record ZBAA-26-2 from Record ZBSA-26-1 05/14/2026 at 12:17 pm Lori Kofoid removed related record step Relation to ZBAA-26-2 from Record ZBSA-26-1 05/14/2026 at 12:17 pm Justin McNeal changed the deadline to Jun 17,2026 on approval step Engineering Approval (Engineering Department)on Record ZBSA-26-1 05/14/2026 at 2:12 pm Justin McNeal changed the deadline to May 20,2026 on approval step Engineering Approval (Engineering Department)on Record ZBSA-26-1 05/14/2026 at 2:12 pm Lori Kofoid added Unhide Meeting information Public to Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Type of Variance from ""to "Special Approval"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Meeting Location from ""to "215 N.Tioga St,Board Room"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Staff Phone from ""to "607-273-1783"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Staff Email from ""to "codes@townithacany.gov"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Staff Contact Person from ""to "Lori Kofoid" on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Meeting Time from ""to "6:00 pm"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Appearance Date for Variance from ""to "June 23,2026"on Record ZBSA-26-1 05/14/2026 at 3:44 pm Lori Kofoid changed form field entry Variance Code Language from ""to "<p style="box-sizing:border-box;margin:Opx Opx 10px;color:rgb(l9,21,23);font- family:"DM Sa..."on Record ZBSA-26-1 05/18/2026 at 10:44 am Lori Kofoid added document step Neighbor Notification to Record ZBSA-26-1 05/18/2026 at 11:31 am Lori Kofoid added document step SIGN to Record ZBSA-26-1 05/18/2026 at 11:31 am C.J.Randall waived approval step Planning Approval (Planning Department)on Record ZBSA-26-1 05/18/2026 at 11:55 am Marty Moseley added Data Relation of type "Related Record"between Record ZBSA-26-1 and Related Record "BLD-25-232"06/02/2026 at 1:01 pm Marty Moseley added related record step Relation to BLD-25-232 to Record ZBSA-26-1 06/02/2026 at 1:01 pm Marty Moseley added Data Relation of type "Related Record"between Record ZBSA-26-1 and Related Record "CODE-25-143"06/02/2026 at 1:01 pm Marty Moseley added related record step Relation to CODE-25-143 to Record ZBSA-26-1 06/02/2026 at 1:01 pm OpenGov system altered related record step Relation to CODE-25-143, changed status from Inactive to Active on Record ZBSA-26-1 06/02/2026 at 1:01 pm OpenGov system altered related record step Relation to BLD-25-232,changed status from Inactive to Active on Record ZBSA-26-1 06/02/2026 at 1:01 pm Lori Kofoid added file GML239 Letter_O6-O3-2O26 155 Westview.pdf to Record ZBSA-26-1 06/04/2026 at 10:22 am Lori Kofoid altered inspection step GML-239 County Review ,changed status from Active to Complete on Record ZBSA-26-1 06/08/2026 at 9:12 am Lori Kofoid assigned inspection step Zoning Board of Appeals Meeting to Lori Kofoid on Record ZBSA-26-1 06/08/2026 at 9:14 am Marty Moseley changed form field entry Variance Code Language from "<p style="box-sizing:border-box;margin:Opx Opx 10px;color:rgb(l9,21,23);font- family:"DM Sa..."to "<p style="box-sizing:border-box;margin:Opx Opx 1Opx;"xstrong style="box-sizing:border-box;f..."on Record ZBSA-26-1 06/09/2026 at 4:19 pm Marty Moseley changed form field entry Code Section from ""to "270-223"on Record ZBSA-26-1 06/09/2026 at 4:19 pm Marty Moseley altered inspection step Review -Code Enforcement/Zoning Dept.,changed status from Active to Complete on Record ZBSA-26-1 06/09/2026 at 4:21 pm Lori Kofoid removed approval step Notice (Pick-up)from Record ZBSA-26-1 06/11/2026 at 8:30 am Lori Kofoid reactivated inspection step Review -Code Enforcement/Zoning Dept,on Record ZBSA-26-1 06/11/2026 at 8:30 am Lori Kofoid altered inspection step Review -Code Enforcement/Zoning Dept., changed status from Active to Complete on Record ZBSA-26-1 06/11/2026 at 8:30 am Lori Kofoid removed document step SIGN from Record ZBSA-26-1 06/11/2026 at 8:31 am Lori Kofoid removed document step Neighbor Notification from Record ZBSA- 26-1 06/11/2026 at 8:31 am Lori Kofoid added document step Sign to Record ZBSA-26-1 06/11/2026 at 8:31 am Lori Kofoid added document step Neighbor Notification to Record ZBSA-26-1 06/11/2026 at 8:31 am Lori Kofoid added file Neighbor Letters 155 Westview Ln.pdf to Record ZBSA- 26-1 06/22/2026 at 9:25 am Lori Kofoid removed attachment Narrative from Record ZBSA-26-1 06/22/2026 at 9:26 am Lori Kofoid removed attachment Agricultural Data Statement from Record ZBSA-26-1 06/22/2026 at 9:26 am Lori Kofoid changed form field entry Variance Code Language from ""to "<p style="box-sizing:border-box;margin:Opx Opx 1Opx;color:rgb(27,28,28);font- family:"DM Sa..."on Record ZBSA-26-1 06/22/2026 at 2:50 pm Justin McNeal waived approval step Engineering Approval (Engineering Department)on Record ZBSA-26-1 06/23/2026 at 10:13 am Marty Moseley added file Drawings_Wed_Nov_19_2025_l5-00-25.pdf to Record ZBSA-26-1 06/23/2026 at 6:33 pm Marty Moseley added Unhide Meeting Results to Record ZBSA-26-1 06/24/2026 at 8:10 am Marty Moseley changed form field entry Additional Meeting is from to "Additional Meeting with Public Hearing"on Record ZBSA-26-1 06/24/2026 at 8:11 am Marty Moseley changed form field entry Is Applicant Ready to Re-Appear?from ""to "Yes"on Record ZBSA-26-1 06/24/2026 at 8:11 am Marty Moseley changed form field entry Meeting Result (First Appearance) from ""to "Adjourned"on Record ZBSA-26-1 06/24/2026 at 8:11 am Marty Moseley altered inspection step Zoning Board of Appeals Meeting, changed status from Inactive to Complete on Record ZBSA-26-1 06/24/2026 at 8:12 am Lori Kofoid reactivated inspection step Zoning Board of Appeals Meeting on Record ZBSA-26-1 06/24/2026 at 8:30 am Lori Kofoid changed form field entry Is Applicant Ready to Re-Appear?from "Yes"to "No"on Record ZBSA-26-1 06/24/2026 at 8:31 am Lori Kofoid assigned inspection step Re-Submission In-take Review to Lori Kofoid on Record ZBSA-26-1 06/24/2026 at 8:46 am Lori Kofoid changed the deadline to Aug 21,2026 on inspection step Re¬ Submission In-take Review on Record ZBSA-26-1 06/24/2026 at 8:46 am Lori Kofoid altered inspection step Zoning Board of Appeals Meeting,changed status from Active to Complete on Record ZBSA-26-1 06/24/2026 at 8:47 am Lori Kofoid removed document step Issuance of Meeting Result from Record ZBSA-26-1 06/24/2026 at 12:03 pm Lori Kofoid added document step Issuance of Meeting Result to Record ZBSA- 26-1 06/24/2026 at 12:03 pm Lori Kofoid added file 155 westview In Photos 7.6-26.pdf to Record ZBSA-26-1 07/06/2026 at 2:53 pm Lori Kofoid altered inspection step Re-Submission In-take Review,changed status from Inactive to Active on Record ZBSA-26-1 07/16/2026 at 3:17 pm Lori Kofoid changed form field entry Appearance Date for Variance from "June 23,2026"to "August 25,2026 (1st hearing June 23,2026)"on Record ZBSA-26-1 07/22/2026 at 8:19 am Lori Kofoid changed form field entry Appearance Date for Variance from "August 25,2026 (1st hearing June 23,2026)"to "September 22,2026 (1st hearing June 23,2026)"on Record ZBSA-26-1 07/22/2026 at 8:29 am Lori Kofoid changed form field entry Appearance Date for Variance from "6/23/2026"to "September 22,2026"on Record ZBSA-26-1 07/22/2026 at 8:31 am Lori Kofoid changed form field entry Appearance Date for Variance from "September 22,2026"to "September 22,2026 (1st hearing 6/23/26)"on Record ZBSA-26-1 07/22/2026 at 8:32 am Lori Kofoid added file Engineer letter 155 Westview Ln 2O26.O7.31.pdf to Record ZBSA-26-1 08/03/2026 at 8:04 am Spiros Halkiopoulos added file 155 Westview Lane -Rain.MOV to Record ZBSA- 26-1 08/03/2026 at 10:12 am Lori Kofoid reassigned inspection step Re-Submission In-take Review from Lori Kofoid to Marty Moseley on Record ZBSA-26-1 08/03/2026 at 11:16 am Lori Kofoid added file ZBA Mintues 2O26-O6-23.pdf to Record ZBSA-26-1 08/13/2026 at 11:44 am Marty Moseley added inspection step Site Inspection to Record ZBSA-26-1 08/19/2026 at 9:18 am Marty Moseley altered inspection step Re-Submission In-take Review,changed status from Active to Complete on Record ZBSA-26-1 09/02/2026 at 9:23 am Marty Moseley added file 8.24.26 lnsp.Report.pdf to Record ZBSA-26-1 09/02/2026 at 9:26 am Marty Moseley altered inspection step Site Inspection ,changed status from Active to Complete on Record ZBSA-26-1 09/02/2026 at 9:26 am Timeline Label Activated Completed Assignee Due Date Status 0 Application In¬ take Review 5/14/2026, 10:54:28 AM 5/14/2026, 11:27:10 AM Lori Kofoid 5/16/2026 Completed @ Payment 5/14/2026, 10:54:28 AM 5/14/2026, 10:55:36 AM Spiros Halkiopoulos -Skipped (P)Relation to ZBAA-26-2 5/14/2026, 11:03:26 AM 5/14/2026, 11:03:34 AM --Completed (P)Relation to BLD-6/2/2026,Active 25-232 1:01:53 PM (P)Relation to 6/2/2026,Active CODE-25-143 1:01:53 PM Notice (Pick-up)5/14/2026, 11:27:11AM -Lori Kofoid -Active Engineering Approval (Engineering Department) 5/14/2026, 11:33:19 AM 6/23/2026, 10:13:56 AM Justin McNeal 5/20/2026 Skipped (2)Planning Approval (Planning Department) 5/14/2026, 11:33:19 AM 5/18/2026, 11:55:58 AM C.J.Randall 6/12/2026 Skipped (0)GML-239 County Review 5/14/2026, 11:33:19 AM 6/8/2026, 9:12:56 AM Lori Kofoid -Completed (0)Review -Code Enforcement/Zoning Dept. 5/14/2026, 11:31:08 AM 6/11/2026, 8:30:51AM Marty Moseley -Completed (S)Sign 6/11/2026, 8:31:42 AM 6/11/2026, 8:31:42 AM --Completed for Pick-up) Label Activated Completed Assignee Due Date Status 0 Neighbor Notification 6/11/2026, 8:31:42 AM 6/11/2026, 8:31:42 AM --Completed ©Site Inspection 8/19/2026, 9:18:57 AM 9/2/2026, 9:26:28 AM Marty Moseley -Completed §Neighbor Notification ----Inactive ©SIGN ----Inactive ©Planning Approval (Planning Department) 5/14/2026, 11:28:59 AM -C.J.Randall 6/12/2026 Active ©Engineering Approval (Engineering Department) 5/14/2026, 11:28:59 AM -Justin McNeal -Active ©Zoning Board of Appeals Meeting 6/24/2026, 8:30:11AM 6/24/2026, 8:47:42 AM Lori Kofoid -Completed ©Issuance of Meeting Result ----Inactive ©Re-Submission In-take Review 7/16/2026, 3:17:51 PM 9/2/2026, 9:23:35 AM Marty Moseley 8/21/2026 Completed ©Issuance of Meeting Result 6/24/2026, 12:03:30 PM 6/24/2026, 12:03:30 PM --Completed 0 2nd Zoning Board of Appeals Meeting 9/3/2026, 9:20:17 AM -Lori Kofoid -Active ©Sign ----Inactive B Neighbor Notification ----Inactive ©Sign 9/3/2026, 9:25:51AM 9/3/2026, 9:25:51AM --Completed S Neighbor Notification 9/3/2026, 9:26:53 AM 9/3/2026, 9:26:54 AM --Completed ©Close &Archive Record ----Inactive ©Additional Meeting with Public Hearing Payment --Spiros Halkiopoulos -Inactive ©Notice (Ready Inactive Label Activated Completed Assignee Due Date Status Engineering Approval (Engineering Department) ----Inactive (2)Planning Approval (Planning Department) ----Inactive ©GML-239 County Review ----Inactive 0 Review -Code Enforcement/Zoning Dept. ----Inactive (@)2nd Zoning Board of Appeals Meeting ----Inactive (g)Issuance of Meeting Result ----Inactive @ Meeting Minutes -1st Meeting ----Inactive (2)Meeting Minutes -2nd Meeting ----Inactive Outlook Permit application BLD 25-232 From Mark Stonier <MStonier@townithacany.gov> Date Tue 2/24/2026 2:53 PM To spirosjohn@gmail.com <spirosjohn@gmail.com> Good Afternoon, I am writing you this email to inform you that at this time a building permit cannot be issued for this project due to the fact that the location and height of the proposed wall is in violation of local law 270- 223 B (2). This email will serve as a denial of the project and can be used to have the right to appear before the towns ZBA board to possibly obtain relief from local law 270-223 B (2) so the wall can be constructed. Best, Mark Stonier Electrical Inspector/ Code Enforcement Officer Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 mstonier@townithacany.gov (607)273-1783 ext.116 The information contained in this e-mail message is conﬁdential and intended only for the individual or entity to whom or which it is addressed. If the reader of this message is not the intended recipient, you are hereby notiﬁed that any dissemination, distribution, alteration, or copying of this e-mail message is strictly prohibited. If you have received this e-mail in error, please immediately notify the sender by telephone (607-273-1783), or by return e- mail, and delete this e-mail message. CH T.C.MILLER P.C. ENGINEERS AND SURVEYORS »05 WEST STATE SHEET ITHACA.NEW YORK 14*50 TEL (W7p72-»477 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, ar adjoining r near the proposed action 5. Urban Rural (non-agriculture) ndustrial Commercial Residential (suburban) a r 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 .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? .Are any pedestrian accommodations or bicycle routes available on or near 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 ar : _________________________________________ _____________________________________________________________________________________________ NO YES 11.Will the proposed action connect to existing wastewater utilities? If No, describe method for providing wastewater treatment: ______________________________________ _____________________________________________________________________________________________ NO YES . a. r nan r bana n a bn araa r r n ana r a r r a r a a bn rn b nr ar ran an r rran b b r n n a r r a araa n a r rran araa nnr NO YES . 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. r r an rn a n r aan an ara na a n r Page 3 of 3 4.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 result in the impoundment of water or other liquids (e.g. retention pond, waste lagoon, dam)? If Yes, explain purpose and size nn ____________________________________________________________________________________________ _ 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 subject of remediation (ongoing r 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: _____________________________________________________ EAF Mapper Summary Report Wednesday, May 6, 2026 11:49 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 to confirm data provided by the Mapper or to obtain data not provided by the Mapper. 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] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. 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 1Short Environmental Assessment Form - EAF Mapper Summary Report 58.-2-39.5 7^\1 57J_-2858.-2-13।58.-2-39.56 ’57.-1-2758.-2-14 1 5 8.-2-39.55 [\57.-1-2658.-2-15.2 Sound‘58.-2 Mohlp*Kingston 5 57.-1-2558.-2-15.1 Toronto '1I58.-2-39 521 Hamilton 58 -2 -39 5 11 58.-2-39.52 258.-2 -3 9.5 31 12-39.502 I 58.-2-39.512 on.57.-1-24 Buffalo58.-2-16 Albany58.12-39.502 '5 8-2-39 ,532'i, 5.7.-1-23 Esi HERE Garr -US6S Irteirao INCR.'em -u mSources iRCan.Esa Japan.MEM.Esn China (Hong Kong;Sin Kotea'Esa Rochestero rharand NGCC fc OperStreetMap ortacbtors ardtie-GS User Esri HERE Garrna |jfe80fc*fcS NPS t I58.12-39.662 \5 8.-2-39.671 iI58?-2-39.66_1__< 1 r \'58.-2-39.672 । \5 8-2-39.681 58 -2-39 602___—J-T—^5 8.-2 -39 682 |58.-2-17 :Sourtes^^i H^^E Garmin USGS rite'tv^p.^^.EMENT F jCRCan,Esn Japa|ME>TUEsa_ China iE?opg Kong)Esri Korea Esn (Thailand;NGCC.x;OperStreetMap contriputoe ano the GIS User t’, 58.-2-39 541 ca 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. June 03, 2026 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: Special Approval for proposed Retaining Wall located at 155 Westview Ln, Tax Parcel # 58.-2-39.541, Matoula Halkiopoulos, Owner and Applicant. Dear Lori 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 Department of Planning & Sustainability ar Outlook ZBSA-26-1 From Helen Spanswick <spanwalk@icloud.com> Date Fri 6/19/2026 10:32 AM To Codes <codes@townithacany.gov> [You don't often get email from spanwalk@icloud.com.Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Re:comments 1.Wall isn't properly built. 2.Open drains caused excessive water on my driveway,and thus dangerous icy conditions . 3.drainage flowed into my garage. 4.Eventually animals enjoyed access through drains to wall. 5.Obvious danger of hydrostatic pressure which means sections of the wall may burst onto my driveway and or cars etc. 6.Drainage problems should be directed down neighbor's property. I will send relevant photographs. Sincerely,Helen Spanswick Sent from my iPhone Letter 1 Outlook Relevant photos From Helen Spanswick <spanwalk@icloud.com> Date Fri 6/19/2026 10:49 AM To Codes <codes@townithacany.gov> [You don't often get email from spanwalk@icloud.com.Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Re:ZBSA-26-1 Letter 2 Helen Spanswick Sent from my iPhone ar Outlook Hearing ZBSA-26-1 From Helen Spanswick <spanwalk@icloud.com> Date Sun 6/21/2026 5:53 PM To Codes <codes@townithacany.gov> [You don't often get email from spanwalk@icloud.com.Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] Comment: I appear to be at a severe disadvantage.I sent in an official complaint.After waiting close to a year ,there is,for my neighbors,their relief appeal hearing;there is no sign on the neighbors'property although I was promised by Mr Stonier to expect one.Why the long delay?The wall is I assume supposedly finished.See unfinished drainage onto my property. The official agenda for the appeal is dated June 12th ,and I received a letter for the first time on June 18,telling me about the precise date of my neighbors'appeal meeting.Today,the offices are closed,followed by the weekend.That leaves Monday before the Tuesday meeting.(A 2 week warning at least might be reasonable.) I am being advised by many people to be present at the appeal .I will do my best to attend. Sincerely, Helen Spanswick Sent from my iPhone Letter 3 -A\\jk H-<r QdcCtfi 4-\c&e$cj£ ^o* W<e ^oM Vk 2i Q AU 44*'ao^s 1 t^O" ^2^2^ ^4’lc^«d 4—V.Hw 5£&m;c s?-ae<a‘^^ee^SA'i'^S ^aA.G^ZSa^*’*aiW-*4r L^t 5Aife.1dter»iAmV>y>c?) Vor^nfe>aaj_ ^'.rxCcJo v o»<v>7 ^v»r»c< til x ' < \4 o ;JI.. at Outlook 155 westview lune Pram Matoula's Houses <nutou|uhouses<^gmMxo<ri> Date Mon 7/6/2026 102!AM To Codes <Codes©lwnithecany 90»» [You don t often get email from matoulastiouses*»gmail com Learn wtiy this is important at httP^'^^tns/LeainAboufiendertdentificahonl Matoula Sent from my iPhone Taitem Engineering, D.P.C. 110 South Albany Street, Ithaca, NY 14850 | 607-277-1118 | www.taitem.com 07/31/2026 Matoula Halkiopoulos RE: New Exterior Retaining Wall at 155 Westview Lane, Ithaca, NY This letter is to certify the following: - I conducted a site visit to the property at the mentioned above address, reviewed and approved the drawing sketch done by the contractor. I’ve attached the contractor’s sketch on here for convenience. - Based on the sketch and my field inspection and conversation with the contractor, the recently built exterior retaining wall is structurally capable of handling the current retained backfill. Free to give me a call or e-mail if you have any questions. Javier E. Rosa, PE Senior Engineer, Partner, Structural Dept. Taitem Engineering, D.P.C. m. 607.342.2881 jerosa@taitem.com Exp. 10/31/2026 COA 0019034 cc: Taitem Document 22 is a video from 8.3.26 22 155_Westview_Lane_-_Rain_Mon_Aug_3_2026_at_17-10-05 ZBA 2026-06-23 (Filed 8/11) Pg. 1 MEETING OF THE TOWN OF ITHACA Zoning Board of Appeals June 23, 2026 MINUTES Present: Connor Terry Chair; Kim Ritter, Larry Sallinger and Barry Segal and Stuart Friedman Marty Moseley, Director of Codes; Paulette Rosa, Town Clerk; and Nathan VanWhy, Attorney for the Town Mr. Terry opened the meeting at 6:00 p.m. ZBSA-26-1 Appeal of Greg and Matoula Halkiopoulos, owners, 155 Westview Ln., TP 58.- 2-39.541, MDR; seeking relief from Town of Ithaca Code section 270-223 (Fences and walls; retaining walls). Town of Ithaca Code section 270-223 allows a maximum retaining wall height of 3’ when the retaining wall is within 5’ of the property boundary line, where the applicant is seeking special approval to allow the retaining wall to exceed 3’ in height due to being less than 5' to the property boundary line. Ms. Halkiopoulos gave her overview, saying that she bought the house 20 years ago and she realized there was an issue in the back yard where there is a low point and she later found out there was a pipe underground which collected water from the adjoining neighbors and continue onto her neighbor’s lot but it became clogged all the time, causing drainage issues in her yard, pooling like a small lake. She said she called the Town and was told there was nothing they could do about it and it was up to her. Ms. Halkiopoulos said she let it go and when it became clogged, she would pay DrainBrain to unclog it at her cost, no neighbors would help with those costs. My neighbor would get upset because DrainBrain had to access the pipe by going on her driveway because my yard would be too flooded. She said she got sick of this recurring problem and tried to talk to the neighbors, but they wouldn’t talk to her. This was a contractor mistake. They should have taken the water from the hill and the neighbors to the town’s system. She said she decided to put in French drains and build a retaining to solve it permanently, and she was not aware a permit was needed. There was a wall there, so she thought it was permitted. She did what she needed to do on her section of the bad design and solve her problem. She added that the former owner had also put in some French drainage to the driveway into the town’s system. Ms. Halkiopoulos again apologized for not being aware of the Code. Questions from the Board ZBA 2026-06-23 (Filed 8/11) Pg. 2 Mr. Terry asked her if there was a retaining wall previously and is the one you installed the same length? Ms. Halkiopoulos responded that there was but they decided to build it higher. Mr. Moseley shared his screen to show the submitted pictures of the wall and the survey with property boundaries. The south end is close to the neighbor’s property line and then is veers off to the north. The Board discussed the pictures of the wall and the French drains and whether there were pipes coming out from the wall. Ms. H stated that the neighbor harassed her workers and made them extend the French drains onto their yard at her cost. She said there are no pipes and her nephew who did the work came up to describe what he did/ Shane said that he is a Civil Engineer and he built the wall, at about 6’ feet, and put drainage under the wall and replaced the existing pipe; they are under the wall and not on her property. The wall was backfilled with 2’ feet of drainage stone. He said he cut back the laterals, and they do go a couple of feet onto the neighbor’s property and then onto the next property. The water is going to go where it is going to go, and they probably helped the neighbors by slowing it down and redirecting it. Mr. Terry said it looks like that it is about 6’ feet tall where 3’ feet is permitted and the closest the wall comes to the neighbors is an area less than 1’ foot, then it veers off with the vast majority of it within 5’ feet of the neighboring lot. Mr. Shane responded that it is 6’ feet on the face front. Mr. Moseley noted for the record that his office did not inform the applicant that a sign was supposed to be posted on the property regarding the appeal in a timely manner, but when we did, they immediately came in and posted it. He noted that the Town Code states that the posting of the sign is not a fatal error and the Board can waive the requirement if good cause is shown. He added that the neighbor notification, which is a courtesy, was sent out as usual 5 days prior to the meeting and the legal ad was properly run. Mr. Terry moved to waive the required posting of the notice given that there were multiple neighbors present and the sign was posted about 24-hours prior to the meeting, and the Town failed to inform the applicant, that was “good cause,” seconded by Mr. Sallinger; unanimous. Public Hearing - Mr. Terry opened the public hearing. ZBA 2026-06-23 (Filed 8/11) Pg. 3 Helen Spanswick, next door neighbor, spoke, saying that if she had known about this before it was done, her attitude may have been better and that she is not a nasty person even though the applicants have called her that. She said that there was no previous retaining wall, there was nothing. She said the pictures showing the wall went, the slope was there and they took down her plants and her tree to put this wall in. She said she was nice enough to let them access there yard through her property for their mowing and maintenance and then they do this. Took down a tree and killed some of my bushes. Ms. Spanswick said the wall is ugly and there are drains, at least 6 of them, which get clogged and animals have also made their own drains under the wall, and they cause drainage issues into her garage, which also freezes in the winter, making her driveway a skating rink. She said the wall was poorly built and all along the edge is open so there are more places where the wash is coming out. The drains have no covers on them so there are a lot of animals now and people told her to put traps out, but she doesn’t want to do that, she wants it taken care of. The nests and the dropping get washed out onto her driveway. She said the pressure build up from the nests and blockages cause hydrostatic pressure which is going to blow at some point and the wall is going to fall and she referenced the pictures included in her emailed comments. Ms. Spanswick said she had been working on gathering information and pictures for a year and she was told she would get notice of the meeting, but she didn’t until Thursday night, and Friday was a holiday so a long holiday weekend, leaving her 1 day to prepare. There were no signs. Her sons were going to attend but couldn’t on such short notice, but one of her sons did call the office today and they were going to zoom in. She added that she spoke to a realtor who told her this would affect her property value and who suggested she call a lawyer, which she did, and was told to wait to see what happened here tonight. She stated that there was no retaining wall there before this. Andrew Spanswick spoke, saying that he was Helen’s son and lived in Los Angeles and he speaks to her every night and this issue has been going on for over a year. They didn’t get a permit and just built whatever they wanted wherever they wanted. He said when he was there visiting about a year ago when they were building the wall, they had cut the restraining straps out of the hill that were on the smaller little wall, and they just folded them back, so there's no strapping holding that wall back, so who knows what can happen. ZBA 2026-06-23 (Filed 8/11) Pg. 4 He said his mother had never had any sort of flooding issues at all and now, since that wall has gone up, there's ice all over her driveway, going into her garage, causing a real hazard for her, especially at her age. It is a real problem. Mr. Spanswick said they didn't file for a permit, saying that they didn’t care and would just get a variance. They figured they could just bully my mother around and do whatever they wanted. He said his mother told him they built this giant wall and now I have flooding in my driveway; I have ice forming, I have flooding into my garage, and the town should be coming here and doing something about it. He said he was worried about her every day through the winter with her falling, and they haven’t offered any solutions. Mr. Spanswick said he finds it very interesting that the owner of the house stated that there were no drains, and yet there's obviously drains visible in the photos and there was a much lower wall there before, with a hill, and they basically a built it up as high as they wanted and created a lot of excess water building up behind that wall that just floods with no drainage system, causing his mother issues. He said he is hoping that the board can see that these people have created a huge issue on his mother's lot, which has affected the value and requires her to disclose this water issue if whe wants to sell the house. There has been no concern about the effects on her mother from the neighbors and he felt that they just thought that they could bully his mother and get a variance like they have for other properties they have in the community, or so he was told; this is what they do, do it wrong, without an engineer or professional oversight by the town, and then get a variance for not meeting the requirements. Mr. Spanswick said that the wall should be put back to its original height when there were no drainage issues for his mother. Amy Weirmont, a neighbor up the hill, spoke, saying that she can attest that the hill is very damp and that she thought this variance was for something that had not been built yet and she wanted to make sure that the 80’ foot Oak and Black Walnut trees that are between their properties were not affected by this. A landscaper who works for both Ms. Spanswick and Ms. Halkiopoulos, said that this subdivision has water issues because the water from up hill has to go somewhere, so it goes down into those lowest yards. He said he didn’t have any solutions, but it is a problem. Mr. Spanswick spoke again, saying that his mother has lived there for several years and there were no drainage issues until this wall was built because they didn’t do the proper work to see where the water would go if this was built, and now her house is flooded and that needs to be addressed. When the other wall at 3’ feet was there, the water didn’t pool up and come down the bottom and through the wall onto his mother’s property. ZBA 2026-06-23 (Filed 8/11) Pg. 5 They are saying “this is a beautiful new wall!” but so what if it is beautiful, it is causing issues because it wasn’t thought through and built correctly to mitigate issues like this. Mr. Terry closed the public hearing. Discussion Mr. Moseley shared a topographical map of the area of the house under discussion, and stated that he was not aware of any municipal drainage except for the roadway area that goes down the road and is diverted down Route 79. Mr. Terry said it looks like there is water coming from the north to south and then some from east to west and when it hits the applicants front yard and driveway it goes west into the open ditch, but it looks like the bulk of the water would be coming from the east and it would turn before it would hit the retaining wall into the neighbor’s property. He said his intention is not to solve the problem but retaining walls don’t create water. The question is whether the retaining wall is changing the direction of the water flow. It seems it would not, but the difference is that without the wall, it would be sheet flow spread out whereas not with the wall, it is concentrated from these pipes, with more discharge points close to the neighbor’s property. Mr. Terry stated that the Board has heard conflicting statements; there was a smaller wall and there wasn’t; there were drainage pipes before and there were not; there were drainage pipes and they were replaced in the same spots. The Board looked at the criteria for a special approval, noting that this is not a balancing test type of determination but rather each standard under the criteria must be met. Mr. Moseley explained that because the wall is built, Codes was not able to inspect it and typically they would require and engineer or architect to inspect the wall and submit a report that it was built in accordance with NYS Uniform Code. If the variance for the height (3’ feet permitted at this distance from a property line) then it would meet Town Code for the purposes of the special criteria. Mr. VanWhy noted that the special approval criteria are generally applied to a project and some may not apply, with the key applicable criteria being #3 “Do operations in connection with the proposed use create any more potential nuisances than the operation of any permitted use in this particular zone?” and #7 “Will the project include sufficient landscaping and or other forms of buffering to protect surrounding land uses?” After some discussion, the Board felt they did not have enough information about the construction of the wall and points of discharge, where drawings by a registered landscape architect, licensed architect or licensed engineer would have that information along with any ZBA 2026-06-23 (Filed 8/11) Pg. 6 impacts on drainage into nearby properties and possible mitigations. If the process had been done correctly, appearing for a variance prior to being built, the drawings would have been included in the materials. Motion made by Mr. Terry to adjourn the appeal until no later than the September meeting to give the applicant time to submit professional drawings of the built wall with confirmation of structural integrity and a drainage plan. seconded by Mr. Friedman, unanimous. Other business Mr. Moseley reviewed upcoming appeals and confirmed attendance for purposes of a quorum. The meeting was adjourned upon a motion and a second; unanimous. Submitted by Paulette Rosa, Town Clerk Town of Ithaca Inspection Report Inspection: Re-Submission In-take Review Inspector: Marty Moseley Inspection Date: Sep 2, 2026 Record: Zoning Board of Appeals Special Approval Application #ZBSA-26-1 Location: 155 Westview Ln, Unit Greg & Matoula Halkiopoulos, Ithaca, NY 14850 Applicant: Spiros Halkiopoulos BLD- Complaint Follow Up Overall Result: Pass Overall Remarks: On August 24, 2026 I met onsite with Spiors Halkiopous, applicant , and the contracting company that installed the retaining wall. During the meeting, we measured the retaining wall and it appeared to be approximately 65.5” in height. The retaining wall appeared to have some possible areas were small animals burrowed under the wall. The wall appeared to have some areas, between the crushed stone footing and the wall, where the wall was not in contact with the crushed shone footing. There appeared to be multiple perforated pipes, that are used as underdrains, that have been capped. While on site, it was explained that underdrains were disconnected to the two adjoining property owns and the underdrains now terminate in a drywell in the side yard of the property, closest to 153.5 Westview Lane, which is also in the area that has been built-up by the new retaining wall. Additionally, I met with one neighbor independently, Helen Spanswick. Helen was concerned about the structural aspect of the wall. I identiﬁed that a design professional, Javiar Rosa, has written a letter and stamped a letter identifying that the 9/2/26, 9:25 AM OpenGov https://ithacany.workflow.opengov.com/#/inspect/inspection-report/27181 1/3 wall is structurally sound. She still expressed concern and noted that the water is still impacting her garage and driveway. She noted that a drainage plan was not shown to her and she was not contacted to discuss a potential drainage plan. I indicated that a drainage plan has not been submitted as requested by the Zoning Board of Appeals and the applicant will need to explain why one was not summitted as requested by the board. Helen expressed concern with not being notiﬁed of the meeting date. I identiﬁed that the meeting will be held on September 22, 2026 at the Town Hall and the applicant will also need to place the sign on their property. I noted that the neighbor notiﬁcations will also be sent out by the Town. 9/2/26, 9:25 AM OpenGov https://ithacany.workflow.opengov.com/#/inspect/inspection-report/27181 2/3 9/2/26, 9:25 AM OpenGov https://ithacany.workflow.opengov.com/#/inspect/inspection-report/27181 3/3 -A\\jk H-<r QdcCtfi 4-\c&e$cj£ ^o* W<e ^oM Vk 2i Q AU 44*'ao^s 1 t^O" ^2^2^ ^4’lc^«d 4—V.Hw 5£&m;c s?-ae<a‘^^ee^SA'i'^S ^aA.G^ZSa^*’*aiW-*4r L^t 5Aife.1dter»iAmV>y>c?) Vor^nfe>aaj_ ^'.rxCcJo v o»<v>7 ^v»r»c< til x ' < \4 o ;JI.. Document 26 video 26 155_Westview_Lane_-_Dry_1_Thu_Sep_3_2026_at_21-07-19 PRINTKEY OWNER1 MAIL_1ADDR MAIL_CITY 58.-2-39.532 Helen Spanswick 153.5 Westview Ln Ithaca, NY 14850 58.-2-15.2 Lynette & Christopher Brainard 3112 Jacksonville Rd Trumansburg, NY 14886 58.-2-15.1 Amy Wernimont & Mark Banas 130 Pine Tree Rd Ithaca, NY 14850 58.-2-39.542 Doris & Allan Meritt 155.5 Westview Ln Ithaca, NY 14850 58.-2-16 Dalya Tamir & Ian Shapiro 4088 Garrett Rd Ithaca, NY 14850 58.-2-39.541 Matoula & Greg Halkiopoulos 155 Westview Ln Ithaca, NY 14850 58.-2-39.531 Evy Bosschem & Mark Burke 153 Westview Ln Ithaca, NY 14850 58.-2-39.55 Donna Muscarella & Stephen Bloom 157 Westview Ln Ithaca, NY 14850 58.-2-39.522 Claire Agrawal & Jeff Tyson 151 Westview Ln Ithaca, NY 14850 58.-2-39.672 Paula Thoms & Victor Brown 152 Westview Ln Ithaca, NY 14850 58.-2-18 Jennifer Cunningham-Ryan & Eric Lapore 124 Pine Tree Rd Ithaca, NY 14850 58.-2-39.671 Tenley & Owen Fitzgerald 154 Westview Ln Ithaca, NY 14850 58.-2-39.521 Karel Hilversum 149 Westview Lane Ithaca, NY 14850 58.-2-14 Richard Guido 134 Pine Tree Rd Ithaca, NY 14850 58.-2-17 Lasley Family Trust 126 Pine Tree Rd Ithaca, NY 14850 58.-2-39.56 Pauline Leung & Zhuan Pei 159 Westview Ln Ithaca, NY 14850 58.-2-39.512 Imke Reimers 147 Westview Ln Ithaca, NY 14850 58.-2-39.682 Sandra Cuellar & Tim Healey 156 Westview Ln Ithaca, NY 14850 58.-2-39.661 Maria Livingston 144 Westview Ln Ithaca, NY 14850 58.-2-13 Taryn & Terry Mattice 136 Pine Tree Rd Ithaca, NY 14850 58.-2-31.2 Aletta M Ludington Irrev Trust 1456 Slaterville Rd Ithaca, NY 14850 58.-2-39.511 Tony Corradino 145 Westview Ln Ithaca, NY 14850 58.-2-39.681 Lisa Corewyn 158 Westview Ln Ithaca, NY 14850 58.-2-39.57 Courtney Roby 161 Westview Lane Ithaca, NY 14850 58.-2-39.662 Susan Irvine 142 Westview Ln Ithaca, NY 14850 57.-1-26 Ann Tucker 131 Pine Tree Road Ithaca, NY 14850 57.-1-25 Steven Spalding 129 Pine Tree Rd Ithaca, NY 14850 57.-1-24 Carl Frederick 127 Pine Tree Rd Ithaca, NY 14850 57.-1-27 Lauren & Jacob Roberts 133 Pine Tree Rd Ithaca, NY 14850 58.-2-39.502 Barbara Harrison 143 Westview Ln Ithaca, NY 14850 58.-2-39.592 Donna Doane 427 N Cayuga St Ithaca, NY 14850 58.-2-19.2 Jacqueline & Stephen Nowak 122 Pine Tree Rd Ithaca, NY 14850 58.-2-39.602 Paula Horton-Fearn & Jeffrey Fearn 211 Westview Ln Ithaca, NY 14850 57.-1-23 Runwen Li & Shao Ke 125 Pine Tree Rd Ithaca, NY 14850 57.-1-28 Gretchen Schoeffler 135 Pine Tree Rd Ithaca, NY 14850 58.-2-4 Trinity Lutheran Church at Ithaca 149 Honness Ln Ithaca, NY 14850 58.-2-39.652 Myrth Guest 140 Westview Ln Ithaca, NY 14850 58.-2-12 Danielle & Timothy Clark 140 Pine Tree Rd Ithaca, NY 14850 58.-2-39.501 Sangbom Michael Lyi 141 Westview Ln Ithaca, NY 14850 58.-2-39.591 AP 162 Westview, LLC 104 Southwoods Dr Ithaca, NY 14850 58.-2-39.601 Kathryn L Gleason Revoc Trust 202 Pine Tree Rd Ithaca, NY 14850 57.-1-22 Isabel & John McGuire 123 Pine Tree Rd Ithaca, NY 14850 57.-1-29 Eva Beaver 137 Pine Tree Rd Ithaca, NY 14850 58.-2-39.651 Nuzhat Islam & Mozammal Hossain, MD 138 Westview Ln Ithaca, NY 14850 58.-2-22.11 Deborah Ann Valentine Rev Trust 11649 Royal Tee Cir Cape Coral, FL 33991 58.-2-39.491 Craig Hightower 105 Larisa Ln Ithaca, NY 14850 58.-2-39.612 Vandana Suresh Shah 207 Westview Ln Ithaca, NY 14850 58.-2-11 Murat & Betul Pamuk Kurtcephe 196 Southworth St Williamstown, MA 01267 57.-1-21 Susana F Colle Rev Trust 121 Pine Tree Rd Ithaca, NY 14850 58.-2-39.641 Valeria Evans 130 Westview Ln Ithaca, NY 14850 58.-2-39.642 Jeffrey Hartline 132 Westview Ln Ithaca, NY 14850 58.-2-39.492 Laura Jean Joseph Rev Trust 137 Westview Lane Ithaca, NY 14850 57.-1-30 Melissa & John Foley 139 Pine Tree Rd Ithaca, NY 14850 58.-2-39.611 Ellen Abrams 205 Westview Ln Ithaca, NY 14850 58.-2-39.621 Vishalsingh Chaudhari & Vandana Raghaven 203 Westview Ln Ithaca, NY 14850 58.-2-21 Andrea Gonzalez-Torrado & Roberta Gonzalez 118 Pine Tree Rd Ithaca, NY 14850 58.-2-21 Gonzalez-Torrado, Andrea B Gonzalez-Torrado, Andrea B Outlook Fw: Extra Info from Sept. 18 From Marty Moseley <MMoseley@townithacany.gov> Date Mon 9/21/2026 8:22 AM To Codes <codes@townithacany.gov> Please add this email to the ﬁle for ZBSA-26-1. Thank you, Marty Moseley Director of Code Enforcement Town of Ithaca 215 N Tioga Street Ithaca, New York 14850 P: 607-273-1783 F: 607-273-1704 www.townithacany.gov The information contained in this e-mail message is conﬁdential and intended only for the individual or entity to whom or which it is addressed. If the reader of this message is not the intended recipient, you are hereby notiﬁed that any dissemination, distribution, alteration, or copying of this e-mail message is strictly prohibited. If you have received this e-mail in error, please immediately notify the sender by telephone (607-273-1783), or by return e- mail, and delete this e-mail message. From: Helen Spanswick <spanwalk@icloud.com> Sent: Saturday, September 19, 2026 9:18 AM To: Marty Moseley <MMoseley@townithacany.gov> Cc: Andrew Spanswick <redcut@mac.com> Subject: Extra Info from Sept. 18 Sorry to add this discovery made yesterday. After having my yard person , Vitalli, take out ugly and dead bushes below the retaining wall and directly facing my kitchen window, he discovered water seeping down to my driveway. This seepage he found smells of sewage. It explains the nasty sewage smells I have occasionally detected in my garage.. I will call the Town of Ithaca Waste and Sewage Dept. on Monday morning to have the seepage tested. Sorry to send this message at the weekend. Sincerely, Helen Spanswick Sent from my iPhone PHOTOGRAPHIC EXHIBITS - RETAINING WALL / SITE CONDITIONS Town of Ithaca, New York - Building / Permit Review | Page 1 of 4 Subject property: ______________________________ Submitted by: ______________________________ EXHIBIT 5 Date taken: August 13, 2026 Description / relevance: Opposing party constructing a new fence on the back filled land and wall area still in contention, prior to any resolution with the Town Board. EXHIBIT 6 Date taken: August 14, 2026 Description / relevance: Additional land backfill and fence construction on the contested building of the wall without permitting approval or application while still in contention with the Town Board. EXHIBIT 2 Date taken: Dec 2025 Description / relevance: View of bank before the wall- note how much lower the ground was before the wall was put up and back filled to its current height EXHIBIT 1 Taken: June 23 2025 Description / relevance: Water heading for garage. EXHIBIT 4 Date taken: Dec 2025 Description / relevance: View of bank prior to wall construction from the front door of Mrs. Spanswick’s residence. EXHIBIT 3 Date taken: Dec 2025 Description / relevance: Driveway looking with bank on the left prior to wall construction and land backfill to current hight and encroachment. PHOTOGRAPHIC EXHIBITS - RETAINING WALL / SITE CONDITIONS Town of Ithaca, New York - Building / Permit Review | Page 2 of 4 EXHIBIT 10 Date taken: September 2026 Description / relevance: View of the sign posted for this Sept 22 hearing. It’s posted by the opposing party on their neighbors garage door. It is not readable or adequately visible from the road and is misleading as to which property owner is involved. EXHIBIT 11 Date taken: June 2026 Description / relevance: Showing excessive water pooling from the wall as it then moves toward the garage. It shows the wall has reduced and obstructed the ditch and drainage system that prevented flooding and ice build up prior to the wall’s construction. EXHIBIT 8 Date taken: September 13, 2026 at 9:49 AM Description / relevance: Construction of the fence and attempt to use bags of soil to fill multiple large gaps under the fence that is build on the contested back-filled wall. EXHIBIT 9 Date taken: September 13, 2026 at 1:38 PM Description / relevance: Far end of the wall where which ends at the cleared hillside which acts as a water fall onto Mrs. Spanswick driveway. EXHIBIT 7 Date taken: August 26, 2026 at 6:09 PM Description / relevance: Large Cane Corso dog in fenced backyard with large gaps under the wire fence with only dirt at the bottom of the fence. Posing a threat small kids and Mrs. Spanswick. EXHIBIT 12 Date taken: Dec 2025 Description / relevance: Drain at left end of wall, one of 5 installed, one at either end, 3 in middle area. Also shows that the wall is leaning outwards and to the left. PHOTOGRAPHIC EXHIBITS - RETAINING WALL / SITE CONDITIONS Town of Ithaca, New York - Building / Permit Review | Page 3 of 4 EXHIBIT 17 Date taken: June 2026 Description / relevance: New drain installation at the bottom of the wall. It shows plastic above the drain and under the wall, which results in water coming through the wall. This is clear evidence of drains denied by the neighbor at the last hearing. EXHIBIT 13 Date taken: June 2026 Description / relevance: Evidence of excessive water pooling from the wall and the which drain no longer functions adequately. EXHIBIT 18 Date taken: Dec 2025 Description / relevance: Shows water leaking through the wall as snow melts. Also note the ramping hillside at the end of the wall to the right. Also note the absence of the new fence. EXHIBIT 14 Date taken: June 2026 Description / relevance: Showing how the water has run from the wall towards the garage and is still pooling after two days of no rain. Shows that the prior drainage no longer functions, and that the current unpermitted wall/altered drainage flooding Mrs. Spanswick’s driveway. EXHIBIT 16 Date taken: June 2026 Description / relevance: Another angle of the fence built on contested back filled wall land. Soil packs placed in an attempt to block holes under the fence. Fence posts have additional solar panel charged automatic lighting on the top of each post. EXHIBIT 15 Date taken: June 2026 Description / relevance: Detail of the new additional land clearing , fence construction and dirt bottom with large gaps- all built since the last hearing on contested non-permitted wall construction and backfill. This has creating water run off to the hillside and onto Mrs. Spanswick’s driveway avoiding the originally existing drainage system. PHOTOGRAPHIC EXHIBITS - RETAINING WALL / SITE CONDITIONS Town of Ithaca, New York - Building / Permit Review | Page 4 of 4 EXHIBIT 23 Date taken: June 2026 Description / relevance: More evidence of water pooling from the damaged drainage system and wall. EXHIBIT 24 Date taken: June 2026 Description / relevance: View from the back end of the driveway showing water pooling from the wall, bank, and damaged drain. Prior to the wall being built this water adequately drained to the street gutter. EXHIBIT 21 Date taken: June 2026 Description / relevance: Wild animals including rabbits and chipmunks have dug away the rocks that are covering the prior existing drainage system and show plastic coming from under the walls construction and over the prior existing drainage system. EXHIBIT 20 Date taken: June 2026 Description / relevance: Taken shortly after a moderate rainfall. Note the excessive water pooling and non-functioning drain that prior to the unpermitted wall’s construction had drained this water down and out the the streets gutter. EXHIBIT 22 Date taken: June 2026 Description / relevance: Water draining down the unpermitted and back filled devegetated bank creating pooling of water at the end of Mrs Spanswick’s driveway. This adds to the flooding and damaging of the garage. Also creating water pooling creating additional ice on the driveway during snow melting and refreezing during colder months. EXHIBIT 19 Date taken: June 2026 Description / relevance: Evidence of how the water has come from the wall and now pools at Mrs. Spanswick’s garage and front entranceway creating water damage to the garage and creating conditions for excessive ice build up in the winter. This posses high risk to Mrs Spanswick’s welfare. 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Outlook Re:Public Hearing testimony -9.22.26 From Andrew Spanswick <redcut@ mac.com > Date Wed 9/23/2026 1:26 PM To Town Of Ithaca Clerks Department <clerks@townithacany.gov>;Marty Moseley <MMoseley@townithacany.gov>;Lori Kofoid <LKofoid@townithacany.gov>;Robert Spanswick <rspans@gmail.com>;Helen Spanswick <spanwalk@idoud.com> Q 1 attachment (75 KB) lthaca_Zoning_Board_Speech_September_22_2026.pdf; You don't often get email from redcut@mac.com.Learn why this is important September 23,2026 To:Paulette Rosa,Town Clerk —clerks@townithacany.gov Cc:Lori Kofoid,Zoning Board of Appeals;Town Attorney;Director of Code Enforcement Subject:Formal Objection,Request for Case Records and FOIL Request —ZBSA-26-1,1 55 Westview Lane Dear Ms.Rosa: Attached is the written statement I presented at the September 22,2026,Town of Ithaca Zoning Board of Appeals meeting concerning application ZBSA-26-1,involving Greg and Matoula Halkiopoulos of 155 Westview Lane. Please distribute this correspondence and its attachment to every member of the Zoning Board of Appeals and include both in the official case record.I request written confirmation of their receipt and inclusion. This letter also documents several procedural objections,requests clarification of actions that may have been taken without our knowledge,and constitutes a formal request for records under the New York Freedom of Information Law. 1.Recognition of my role as my mother's representative At the September 22 meeting,my mother,Helen Spanswick,who owns the adjoining property and is directly affected by this construction,expressly requested that I be recognized as her representative in these proceedings. Despite that request,I was informed that I could speak only during the general public-comment period and was initially limited to three minutes.Following my objections,I was permitted approximately nine minutes before my microphone was muted. about:blank?windowld=SecondaryReadingPane8 1/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook I was unable to complete my presentation of the relevant evidence and procedural objections while the Board continued considering work performed or proposed by the applicants. New York Town Law §267-a(7)permits a party to appear at a Zoning Board hearing personally or through an agent or attorney.We request written clarification of my mother's procedural status, the Board's treatment of her request that I represent her,and the basis on which my participation was restricted. We also request that the Board accept my complete written statement and accompanying photographic evidence and provide a meaningful opportunity to address engineering submissions that were not previously disclosed to us. 2.The June hearing and the agreed engineering review At the initial hearing on June 23,the Board facilitated what we understood to be a cooperative process between the two property owners. Our understanding was that the applicants would obtain two engineering evaluations addressing distinct questions:the structural integrity of the retaining wall and the drainage and flooding affecting my mother's adjoining property. We further understood that both reports and any proposed corrective plans would be made available for review before the Board considered final approval. My mother agreed to this approach in good faith,rather than insist upon immediate enforcement measures,because we believed it offered a reasonable opportunity to resolve the dispute. At the September 22 meeting,however,the applicants discussed work already undertaken,work underway and additional proposed measures.We had not received the engineering plans or reports governing that work,and,to our knowledge,the requested drainage evaluation was not presented. We therefore object to any characterization of the construction or corrective measures as having been reviewed and accepted by both affected property owners. To the extent that the Board has departed from the procedure discussed at the June hearing,we request identification of the decision authorizing that departure and the reasons for it. 3.Outstanding permitting,construction and drainage concerns At the June hearing,we understood the Town Attorney to identify significant issues concerning the wall's construction without the necessary approvals,its proximity to the property boundary and its height. Town Code §270-223(B)generally requires special approval for retaining walls exceeding three feet in height when located within five feet of,and running substantially parallel to,an adjoining property line.The Code also establishes how wall height is measured and references separate building-permit requirements. about:blank?windowld=SecondaryReadingPane8 2/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook We request that the Town formally establish the wall's dimensions,original grade,distance from the property boundary,permit history and compliance with all applicable requirements. We also request clarification of the status and legal authorization for the additional construction that appears to have occurred since the June hearing. Of particular concern is the apparent alteration of drainage patterns and the continuing accumulation of water on my mother's property.We have documented water emerging from the retaining wall and concentrated runoff toward her driveway and garage.We are concerned that the construction may also have obstructed the preexisting French drain. These problems are unresolved,and the damage and associated expenses continue to accrue. Given my mother's age of 83 and the approaching winter,the risk of runoff freezing on her driveway requires prompt attention.We have also reported a sewage-like odor near the drainage area and requested an investigation of its source. We request an immediate review by the appropriate Town engineering and enforcement personnel,including an assessment of whether additional work should be suspended pending verification of the necessary approvals and adequate drainage safeguards. 4.Public-notice objections We also reiterate our concerns regarding the required public-notice signs. At the June hearing,we observed that the sign had been posted only the day before the meeting.Before the September hearing,we observed a sign placed high on another neighbor's garage,well away from the road and not readily visible to passing residents. Town Code §270-237 specifies posting and visibility requirements and requires that the signs be maintained until final Board action.We request the Town's records establishing when and where the signs were posted,whether they were continuously maintained,and whether any posting requirement was waived. Please include our objections in the case record. 5.Formal Freedom of Information Law request Pursuant to New York Public Officers Law Article 6,I request electronic copies of the following records,to the extent they are maintained by or available to the Town,concerning application ZBSA-26-1 and the associated retaining-wall,fill,drainage and construction work at 155 Westview Lane: 1.The complete application file,including original and amended applications,supporting documents,site plans,surveys,grading plans,engineering drawings,drainage calculations, environmental review documents,photographs and other submitted exhibits. 2.All engineering reports,inspection findings,professional recommendations,corrective plans and related submissions received by the Town,including records documenting the about:blank?windowld=SecondaryReadingPane8 3/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook instructions,scopes of work and deliverables for both engineering evaluations discussed at the June hearing. 3.All issued,pending,denied or withdrawn building,zoning,grading,fill,drainage and stormwater permits or approvals,including applications,inspection reports,certificates, notices of violation,orders to remedy,stop-work orders,and records of any authorization for additional construction since June 23. 4.The complete agendas,meeting packets,minutes,resolutions,votes and available audio or video recordings of the June 23 and September 22 hearings,together with any existing official transcripts and records of other Board proceedings concerning this application. 5.Records of communications concerning this application among the applicants or their representatives,engineers,Board members,Town employees and Town consultants, including relevant emails,letters,memoranda,meeting notes and text messages maintained as Town records. 6.All decisions,determinations,resolutions,written approvals and conditions concerning the application,including the dates each was rendered and filed,together with records supporting any authorization for work that has already occurred. 7.Public-hearing notices,proofs of publication,sign-posting records,photographs, affidavits,mailing records and any waivers or determinations concerning compliance with notice requirements. 8.The Board's applicable hearing and public-comment procedures,together with records documenting the disposition of my mother's request that I appear as her representative. This request covers relevant records from January 1,2025,through the date the Town processes this request,including earlier records incorporated into the current application. Please provide the records electronically,preferably in their original electronic formats.Because the engineering reports and any existing decisions are time-sensitive,I request that available copies of those documents be provided immediately rather than held until the entire FOIL request has been processed. If any requested records are withheld,please identify the applicable statutory basis for withholding them and provide all reasonably segregable,nonexempt portions. If the Town does not maintain particular records,please identify that fact and,if known,the office or agency responsible for them. 6.Decisions already issued and Article 78 deadlines We are particularly concerned about whether the Board or any Town official has already authorized additional work,approved revised construction plans,or issued any other determination affecting our rights. about:blank?windowld=SecondaryReadingPane8 4/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Under New York Town Law §267-c,an aggrieved person generally must commence an Article 78 proceeding challenging a Zoning Board decision within 30 days after that decision is filed with the Town Clerk. We therefore request written confirmation of whether any decision,approval or determination concerning this application has been issued or filed,the exact date of each filing,and copies of the relevant documents. If no final determination has been made,please confirm the current procedural status of the application,whether the public hearing remains open,and the date of the next scheduled proceeding. Please also identify any separate administrative determinations authorizing the additional work that has occurred and the dates and offices in which those determinations were filed. We are concerned that construction may have proceeded pursuant to decisions or authorizations of which we were unaware.We intend to obtain legal advice promptly concerning all applicable administrative and judicial remedies,including an Article 78 proceeding where appropriate. Accordingly,we request prompt notice by email of any further decisions or filings.We understand that this request does not extend or suspend any statutory deadline. 7.Preservation of records and reservation of rights Because litigation is reasonably anticipated,I request that the Town refer this correspondence to the Town Attorney and take appropriate steps to preserve all existing records relevant to this dispute,including electronic communications,meeting recordings,engineering submissions, inspection records and documents relating to permits or additional construction. My mother reserves all applicable rights to challenge administrative decisions and pursue recovery of damages from parties legally responsible for the harm to her property,including any claims against the Town that the evidence and applicable law may support. Our cooperation at the June hearing did not constitute consent to undisclosed construction, acceptance of incomplete engineering evaluations or a waiver of our legal rights. We continue to seek a reasonable resolution.However,that resolution must address the actual drainage conditions,prevent further damage,and provide a documented and enforceable plan before winter. Please confirm receipt of this correspondence,its distribution to Board members,and its inclusion in the case record.I also request the formal acknowledgment and anticipated response date required for the FOIL request. Thank you for your prompt attention to this matter. Sincerely, about:blank?windowld=SecondaryReadingPane8 5/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Andrew Spanswick On behalf of Helen Spanswick 310-435-8096 redcut@mac.com Attachment:Written statement presented at the September 22,2026,Zoning Board of Appeals meeting.Ikofoid@townithacany.g ov. On Sep 23,2026,at 8:53 AM,Helen Spanswick <spanwalk@icloud.com>wrote: Sent from my iPhone Begin forwarded message: From:Marty Moseley <MMoseley@townithacany.gov> Date:September 23,2026 at 8:25:58 AM EDT To:Helen Spanswick <spanwalk@icloud.com> Cc:Town Of Ithaca Clerks Department <clerks@townithacany.gov> Subject:Public Hearing testimony -9.22.26 Helen, I was wondering if your son would be willing to send us his public hearing testimony from the meeting last night so it can be incorporated in the record more accurately? If this is possible,please email it to the following email address: clerks@townithacany.gov Thank you, Marty Moseley Director of Code Enforcement Town of Ithaca 215 N Tioga Street Ithaca,New York 14850 P:607-273-1783 F:607-273-1704 www.townithacany.gov The information contained in this e-mail message is confidential and intended only for the individual or entity to whom or which it is addressed.If the reader of this message is not the intended recipient,you are hereby notified that any dissemination, distribution,alteration,or copying of this e-mail message is strictly prohibited.If you have received this e-mail in error,please immediately notify the sender by telephone (607-273-1783),or by return e-mail,and delete this e-mail message. 6/7about:blank?windowld=SecondaryReadingPane8 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook about:blank?windowld=SecondaryReadingPane8 7/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Outlook Re:Public Hearing testimony -9.22.26 From Andrew Spanswick <redcut@ mac.com > Date Wed 9/23/2026 1:26 PM To Town Of Ithaca Clerks Department <clerks@townithacany.gov>;Marty Moseley <MMoseley@townithacany.gov>;Lori Kofoid <LKofoid@townithacany.gov>;Robert Spanswick <rspans@gmail.com>;Helen Spanswick <spanwalk@idoud.com> Q 1 attachment (75 KB) lthaca_Zoning_Board_Speech_September_22_2026.pdf; You don't often get email from redcut@mac.com.Learn why this is important September 23,2026 To:Paulette Rosa,Town Clerk —clerks@townithacany.gov Cc:Lori Kofoid,Zoning Board of Appeals;Town Attorney;Director of Code Enforcement Subject:Formal Objection,Request for Case Records and FOIL Request —ZBSA-26-1,1 55 Westview Lane Dear Ms.Rosa: Attached is the written statement I presented at the September 22,2026,Town of Ithaca Zoning Board of Appeals meeting concerning application ZBSA-26-1,involving Greg and Matoula Halkiopoulos of 155 Westview Lane. Please distribute this correspondence and its attachment to every member of the Zoning Board of Appeals and include both in the official case record.I request written confirmation of their receipt and inclusion. This letter also documents several procedural objections,requests clarification of actions that may have been taken without our knowledge,and constitutes a formal request for records under the New York Freedom of Information Law. 1.Recognition of my role as my mother's representative At the September 22 meeting,my mother,Helen Spanswick,who owns the adjoining property and is directly affected by this construction,expressly requested that I be recognized as her representative in these proceedings. Despite that request,I was informed that I could speak only during the general public-comment period and was initially limited to three minutes.Following my objections,I was permitted approximately nine minutes before my microphone was muted. about:blank?windowld=SecondaryReadingPane8 1/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook I was unable to complete my presentation of the relevant evidence and procedural objections while the Board continued considering work performed or proposed by the applicants. New York Town Law §267-a(7)permits a party to appear at a Zoning Board hearing personally or through an agent or attorney.We request written clarification of my mother's procedural status, the Board's treatment of her request that I represent her,and the basis on which my participation was restricted. We also request that the Board accept my complete written statement and accompanying photographic evidence and provide a meaningful opportunity to address engineering submissions that were not previously disclosed to us. 2.The June hearing and the agreed engineering review At the initial hearing on June 23,the Board facilitated what we understood to be a cooperative process between the two property owners. Our understanding was that the applicants would obtain two engineering evaluations addressing distinct questions:the structural integrity of the retaining wall and the drainage and flooding affecting my mother's adjoining property. We further understood that both reports and any proposed corrective plans would be made available for review before the Board considered final approval. My mother agreed to this approach in good faith,rather than insist upon immediate enforcement measures,because we believed it offered a reasonable opportunity to resolve the dispute. At the September 22 meeting,however,the applicants discussed work already undertaken,work underway and additional proposed measures.We had not received the engineering plans or reports governing that work,and,to our knowledge,the requested drainage evaluation was not presented. We therefore object to any characterization of the construction or corrective measures as having been reviewed and accepted by both affected property owners. To the extent that the Board has departed from the procedure discussed at the June hearing,we request identification of the decision authorizing that departure and the reasons for it. 3.Outstanding permitting,construction and drainage concerns At the June hearing,we understood the Town Attorney to identify significant issues concerning the wall's construction without the necessary approvals,its proximity to the property boundary and its height. Town Code §270-223(B)generally requires special approval for retaining walls exceeding three feet in height when located within five feet of,and running substantially parallel to,an adjoining property line.The Code also establishes how wall height is measured and references separate building-permit requirements. about:blank?windowld=SecondaryReadingPane8 2/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook We request that the Town formally establish the wall's dimensions,original grade,distance from the property boundary,permit history and compliance with all applicable requirements. We also request clarification of the status and legal authorization for the additional construction that appears to have occurred since the June hearing. Of particular concern is the apparent alteration of drainage patterns and the continuing accumulation of water on my mother's property.We have documented water emerging from the retaining wall and concentrated runoff toward her driveway and garage.We are concerned that the construction may also have obstructed the preexisting French drain. These problems are unresolved,and the damage and associated expenses continue to accrue. Given my mother's age of 83 and the approaching winter,the risk of runoff freezing on her driveway requires prompt attention.We have also reported a sewage-like odor near the drainage area and requested an investigation of its source. We request an immediate review by the appropriate Town engineering and enforcement personnel,including an assessment of whether additional work should be suspended pending verification of the necessary approvals and adequate drainage safeguards. 4.Public-notice objections We also reiterate our concerns regarding the required public-notice signs. At the June hearing,we observed that the sign had been posted only the day before the meeting.Before the September hearing,we observed a sign placed high on another neighbor's garage,well away from the road and not readily visible to passing residents. Town Code §270-237 specifies posting and visibility requirements and requires that the signs be maintained until final Board action.We request the Town's records establishing when and where the signs were posted,whether they were continuously maintained,and whether any posting requirement was waived. Please include our objections in the case record. 5.Formal Freedom of Information Law request Pursuant to New York Public Officers Law Article 6,I request electronic copies of the following records,to the extent they are maintained by or available to the Town,concerning application ZBSA-26-1 and the associated retaining-wall,fill,drainage and construction work at 155 Westview Lane: 1.The complete application file,including original and amended applications,supporting documents,site plans,surveys,grading plans,engineering drawings,drainage calculations, environmental review documents,photographs and other submitted exhibits. 2.All engineering reports,inspection findings,professional recommendations,corrective plans and related submissions received by the Town,including records documenting the about:blank?windowld=SecondaryReadingPane8 3/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook instructions,scopes of work and deliverables for both engineering evaluations discussed at the June hearing. 3.All issued,pending,denied or withdrawn building,zoning,grading,fill,drainage and stormwater permits or approvals,including applications,inspection reports,certificates, notices of violation,orders to remedy,stop-work orders,and records of any authorization for additional construction since June 23. 4.The complete agendas,meeting packets,minutes,resolutions,votes and available audio or video recordings of the June 23 and September 22 hearings,together with any existing official transcripts and records of other Board proceedings concerning this application. 5.Records of communications concerning this application among the applicants or their representatives,engineers,Board members,Town employees and Town consultants, including relevant emails,letters,memoranda,meeting notes and text messages maintained as Town records. 6.All decisions,determinations,resolutions,written approvals and conditions concerning the application,including the dates each was rendered and filed,together with records supporting any authorization for work that has already occurred. 7.Public-hearing notices,proofs of publication,sign-posting records,photographs, affidavits,mailing records and any waivers or determinations concerning compliance with notice requirements. 8.The Board's applicable hearing and public-comment procedures,together with records documenting the disposition of my mother's request that I appear as her representative. This request covers relevant records from January 1,2025,through the date the Town processes this request,including earlier records incorporated into the current application. Please provide the records electronically,preferably in their original electronic formats.Because the engineering reports and any existing decisions are time-sensitive,I request that available copies of those documents be provided immediately rather than held until the entire FOIL request has been processed. If any requested records are withheld,please identify the applicable statutory basis for withholding them and provide all reasonably segregable,nonexempt portions. If the Town does not maintain particular records,please identify that fact and,if known,the office or agency responsible for them. 6.Decisions already issued and Article 78 deadlines We are particularly concerned about whether the Board or any Town official has already authorized additional work,approved revised construction plans,or issued any other determination affecting our rights. about:blank?windowld=SecondaryReadingPane8 4/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Under New York Town Law §267-c,an aggrieved person generally must commence an Article 78 proceeding challenging a Zoning Board decision within 30 days after that decision is filed with the Town Clerk. We therefore request written confirmation of whether any decision,approval or determination concerning this application has been issued or filed,the exact date of each filing,and copies of the relevant documents. If no final determination has been made,please confirm the current procedural status of the application,whether the public hearing remains open,and the date of the next scheduled proceeding. Please also identify any separate administrative determinations authorizing the additional work that has occurred and the dates and offices in which those determinations were filed. We are concerned that construction may have proceeded pursuant to decisions or authorizations of which we were unaware.We intend to obtain legal advice promptly concerning all applicable administrative and judicial remedies,including an Article 78 proceeding where appropriate. Accordingly,we request prompt notice by email of any further decisions or filings.We understand that this request does not extend or suspend any statutory deadline. 7.Preservation of records and reservation of rights Because litigation is reasonably anticipated,I request that the Town refer this correspondence to the Town Attorney and take appropriate steps to preserve all existing records relevant to this dispute,including electronic communications,meeting recordings,engineering submissions, inspection records and documents relating to permits or additional construction. My mother reserves all applicable rights to challenge administrative decisions and pursue recovery of damages from parties legally responsible for the harm to her property,including any claims against the Town that the evidence and applicable law may support. Our cooperation at the June hearing did not constitute consent to undisclosed construction, acceptance of incomplete engineering evaluations or a waiver of our legal rights. We continue to seek a reasonable resolution.However,that resolution must address the actual drainage conditions,prevent further damage,and provide a documented and enforceable plan before winter. Please confirm receipt of this correspondence,its distribution to Board members,and its inclusion in the case record.I also request the formal acknowledgment and anticipated response date required for the FOIL request. Thank you for your prompt attention to this matter. Sincerely, about:blank?windowld=SecondaryReadingPane8 5/7 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook Andrew Spanswick On behalf of Helen Spanswick 310-435-8096 redcut@mac.com Attachment:Written statement presented at the September 22,2026,Zoning Board of Appeals meeting.Ikofoid@townithacany.g ov. On Sep 23,2026,at 8:53 AM,Helen Spanswick <spanwalk@icloud.com>wrote: Sent from my iPhone Begin forwarded message: From:Marty Moseley <MMoseley@townithacany.gov> Date:September 23,2026 at 8:25:58 AM EDT To:Helen Spanswick <spanwalk@icloud.com> Cc:Town Of Ithaca Clerks Department <clerks@townithacany.gov> Subject:Public Hearing testimony -9.22.26 Helen, I was wondering if your son would be willing to send us his public hearing testimony from the meeting last night so it can be incorporated in the record more accurately? If this is possible,please email it to the following email address: clerks@townithacany.gov Thank you, Marty Moseley Director of Code Enforcement Town of Ithaca 215 N Tioga Street Ithaca,New York 14850 P:607-273-1783 F:607-273-1704 www.townithacany.gov The information contained in this e-mail message is confidential and intended only for the individual or entity to whom or which it is addressed.If the reader of this message is not the intended recipient,you are hereby notified that any dissemination, distribution,alteration,or copying of this e-mail message is strictly prohibited.If you have received this e-mail in error,please immediately notify the sender by telephone (607-273-1783),or by return e-mail,and delete this e-mail message. 6/7about:blank?windowld=SecondaryReadingPane8 9/23/26,3:37 PM Re:Public Hearing testimony -9.22.26 -Lori Kofoid -Outlook about:blank?windowld=SecondaryReadingPane8 7/7 ®Town of Ithaca September 24,2026 Record No:ZBAA- 26-8 Zoning Board of Appeals Area Variance Application Status:Active Submitted On:5/12/2026 Primary Location 0 Troy Rd Unit Troy Heights LLC Ithaca,NY 14850 Owner Troy Heights LLC 2 Willow Point Rd Ithaca,NY 14850 Applicant X Ryan McCune J 607-592-5648 @ rmccune@nexamp.com 101 Summer St Fir 2 Boston,MA 02110 Unhide Unhide Meeting information Public A 0 Unhide Meeting Results A 0 Meeting Information Appearance Date for Variance September 22,2026 Meeting Time 6:00 pm Meeting Location 215 N.Tioga St,Board Room Staff Contact Person Lori Kofoid Staff Email codes@townithacany.gov Staff Phone 607-273-1783 The meeting can be attended in person at Town Hall,via Zoom or Youtube live. Comments on the appeal can be made in person or via Zoom during the meetings or by email to codes@townithacany.gov by 3pm the day of the meeting.All comments become part of the official record. <a href="https://us06web.zoom.us/j/85255871576"Zoom:Meeting ID:852-5587-1576 or call in with same Meeting ID (929)-436-2866 <a <a href="https:/7www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live"Youtube Live:"Town of Ithaca Public Meetings" Video recording after the meeting:<a href="https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/live"Youtube Archive "Town of Ithaca Public Meetings" Type of Variance Area Variance Variance Code Language ZBAA-26-8 Appeal of Troy Road Heights LLC,Owner;Ryan McCune, Agent;owners of tax parcel 49.-1-26.2;are seeking relief from Town of Ithaca Code section 27O-219.1G(2)(c)[5][b][i],which establishes a maximum limit for the removal of trees and other vegetation,where the applicant is proposing to exceed the limits identified in Town of Ithaca Code section 27O-219.1G(2)(c)[5][b] [i].This project is considered to be a Type 1 Action under the New York State Environmental Quality Review Act,in which the Town of Ithaca Planning Board,as the lead agency,issued a negative determination of environmental significance for the project on September 1,2026. The property is currently located in the Low-Density Residential Zone Internal Tasks to be Completed Tax Parcel No.£Is Planning Dept.Approval Required?fl 49.-1-26.2 Yes Is Engineering Dept.Approval Required?ft Is a GML-239 Review Required?£ Yes Yes GML-239 Reason for Review*fl Deadline Hearing Notice to Journal £ The right of way of any existing or proposed county or state road - Variance Code Section £< 270-219.1G.(2)(c)[5][b][i] Meeting Results Meeting Result (First Appearance)Was Variance Granted with Conditions?a Granted Yes List of Conditions The clear cutting of the trees is to be maintained within the limits of disturbance as submitted by the applicant to the Zoning Board of Appeals,at the 9/22/26 meeting Historical Only Address affiliated with request Status A Applicant's Information Applicant is* Owner's Agent Is the primary point of contact for application different than the applicant?* 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* Area Variance 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: No.The proposed variance will not produce an undesirable change in neighborhood character nor create a detriment to nearby properties. The project site consists primarily of large undeveloped wooded and agricultural lands and is consistent with the semi-rural character of the surrounding area. Extensive visual analyses,including line-of-sight profiles,photo simulations,and visual impact memoranda demonstrate that views of the facility will be substantially screened from adjacent roads and residences. Unlike residential subdivisions or commercial uses,the proposed solar facility will not generate significant traffic,noise,lighting,demand for municipal services,or permanent population increases.Operational activity is minimal following construction. The project also provides substantial public benefits,including advancement of New York State renewable energy goals,reduction in greenhouse gas emissions, increased local energy resilience,and long-term tax revenue. 2.Can the benefit sought by the applicant be achieved by a feasible alternative to the variance?* No Reasons: No.There is no feasible alternative that would allow the Applicant to achieve the project objectives while simultaneously avoiding the requested variance. The project layout is constrained by topography,wetland avoidance,setbacks, emergency access requirements,interconnection feasibility,solar orientation, and stormwater management requirements.The Applicant has already incorporated substantial mitigation and avoidance measures into the site design. Reducing clearing to the currently permitted acreage would prevent construction of a viable community solar and battery storage facility capable of delivering the intended public benefits. 3.Is the requested variance substantial?* Yes Reasons: Yes,by all measures the requested increase from approximately 6.201 acres allowed under the code to the 20+requested is substantial,but even substantial variances may appropriately be granted where adverse impacts are minimized. 4.Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood?* No Reasons: No.Extensive technical studies submitted with the application demonstrate that the project will not create significant adverse physical or environmental impacts. The Applicant conducted wetland delineation studies,habitat assessments, visual analyses,glint and glare studies,FAA review,stormwater analysis,and emergency response planning. The NYSDEC issued a formal Letter of No Jurisdiction confirming the absence of regulated wetlands within the project area.The FAA also issued a determination of No Hazard and No Impact.Coordination with USFWS and USACE is ongoing, but no endangered,rare or otherwise protected species are known to occupy the site at this time. A substantial SWPPP report has been generated,and costly stormwater controls established to prevent downgrade impacts to neighboring properties, watersheds and other sensitive environments. The project additionally provides meaningful environmental benefits through reduction in fossil fuel dependence and support for grid decarbonization. 5.Is the alleged difficulty self-created?* No Reasons: No.The alleged difficulty was not self-created.The Applicant selected this site in reliance upon the Town of Ithaca's legislative determination to include the property within the Town's Solar Overlay District,which was established specifically to encourage and accommodate utility-scale solar development in appropriate locations. The physical characteristics of the property,including existing forested areas and vegetation cover,have remained substantially unchanged since the Town designated the site as part of the Solar Overlay District in 2024.As such,it can reasonably be inferred that the Town understood that development of a utility¬ scale solar facility on the property could necessitate tree clearing and related site disturbance in order to achieve the objectives of the Overlay District. The requested variance therefore does not arise from arbitrary actions or improper planning by the Applicant,but rather from the practical realities of developing a renewable energy facility on land that the Town itself identified as suitable for such use.The Applicant has designed the project in a manner that minimizes disturbance to the greatest extent practicable while still maintaining a viable solar and battery storage facility. 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. I understand that if the application is not complete within 90 days from application submission,the application will be withdrawn without further action and that I will need to submit a new variance application and pay a new application fee. Digital Signature* O Ryan M McCune Requested Meeting Date 05/26/2026 May 12,2026 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 Bomber_Heights_Solar_TOI_CodeDpt._Prelim_05072026_Thu_May_7_2026_15-53- 09.pdf Uploaded by Ryan McCune on May 12,2026 at 1:49 PM Narrative 0.0 -Bomber Heights -Project Narrative -4.10.26.pdf Uploaded by Ryan McCune on May 12,2026 at 1:49 PM Survey and/or Plans 2.0 -Bomber Heights_Nexamp -Site Plan-2026.04.13.pdf Uploaded by Ryan McCune on May 12,2026 at 1:49 PM Letter or Email of Authorization 1.1-Troy Heights -Owners Authorization -1.22.26.jpeg Uploaded by Ryan McCune on May 12,2026 at 1:49 PM & Feb 2026 MEMORANDUM Bomber Heights Solar Troy Rd Sketch Plan Feb 2026 MEMORANDUM Bomber Heights Solar Troy Rd Sketch Plan.pdf Uploaded on May 12,2026 at 6:44 PM Administrative Review-Result Letter Administrative Review-Result Letter.pdf Uploaded on May 27,2026 at 9:40 AM Bomber Heights tree variance GML239Letter_06-03-2026.pdf Bomber Heights tree variance GML239Letter_06-03-2026.pdf Uploaded by Lori Kofoid on Jun 4,2026 at 10:12 AM Bomber Heights SEQR.pdf Bomber Heights SEQR.pdf Uploaded by Lori Kofoid on Sep 3,2026 at 3:07 PM Neighbor Notification OTroy Rd Bomber Heights Project.pdf Neighbor Notification OTroy Rd Bomber Heights Project.pdf Uploaded by Lori Kofoid on Sep 8,2026 at 11:07 AM & Area Variance Multi-Department Review -Result Letter Area Variance Multi-Department Review -Result Letter.pdf Uploaded on Sep 8,2026 at 11:37 AM ZBAA-26-8 Letter in support 9.17.26.pdf ZBAA-26-8 Letter in support 9.17.26.pdf Uploaded by Lori Kofoid on Sep 17,2026 at 8:16 AM Record Activity Ryan McCune started a draft Record 05/12/2026 Ryan McCune added file Bomber_Heights_Solar_TOI_CodeDpt._Prelim_05072026_Thu_May_7_2026_15- 53-O9.pdf 05/12/2026 Ryan McCune added file 0.0 -Bomber Heights -Project Narrative -4.10.26.pdf 05/12/2026 Ryan McCune added file 3.0 -Bomber Heights_FEAF Part 1 Form_Updated -FE -04_10_2026.pdf 05/12/2026 Ryan McCune added file 2.0 -Bomber Heights_Nexamp -Site Plan- 2026.04.13.pdf 05/12/2026 Ryan McCune added file 1.1-Troy Heights -Owners Authorization -1.22.26.jpeg 05/12/2026 Ryan McCune submitted Record ZBAA-26-8 05/12/2026 OpenGov system altered review step Area Variance Multi-Department Review , changed status from Inactive to Active on Record ZBAA-26-8 05/12/2026 OpenGov system altered review step Administrative Review,changed status from Inactive to Active on Record ZBAA-26-8 05/12/2026 OpenGov system altered payment step Payment,changed status from Inactive to Active on Record ZBAA-26-8 05/12/2026 OpenGov system assigned review step Administrative Review to Lori Kofoid on Record ZBAA-26-8 05/12/2026 OpenGov system assigned review step Area Variance Multi-Department Review to Marty Moseley on Record ZBAA-26-8 05/12/2026 OpenGov system changed the deadline to May 17,2026 on review step Administrative Review on Record ZBAA-26-8 05/12/2026 OpenGov system changed the deadline to May 17,2026 on review step Area Variance Multi-Department Review on Record ZBAA-26-8 05/12/2026 OpenGov system completed payment step Payment on Record ZBAA-26-8 05/12/2026 C.J.Randall added Record ZBAA-26-8 to project Bomber Heights Solar 05/12/2026 ; Marty Moseley 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-26-8 05/18/2026 Marty Moseley changed form field entry Is a GML-239 Review Required?from ""to "Yes"on Record ZBAA-26-8 05/18/2026 Marty Moseley changed form field entry Is Engineering Dept.Approval Required? from ""to "Yes"on Record ZBAA-26-8 05/18/2026 Marty Moseley changed form field entry Is Planning Dept.Approval Required? from ""to "Yes"on Record ZBAA-26-8 05/18/2026 Marty Moseley changed form field entry Tax Parcel No.from ""to "49.-1-26.2"on Record ZBAA-26-8 05/18/2026 OpenGov system altered inspection step GML-239 County Review ,changed status from Inactive to Active on Record ZBAA-26-8 05/18/2026 OpenGov system assigned inspection step GML-239 County Review to Lori Kofoid on Record ZBAA-26-8 05/18/2026 Marty Moseley changed form field entry Variance Code Section from ""to "270- 219.1G.(2)(c)[5][b][i]"on Record ZBAA-26-8 05/18/2026 ; Lori Kofoid changed form field entry Staff Phone from ""to "607-273-1783"on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Staff Email from ""to "codes@townithacany.gov"on Record ZBAA-26-8 05/20/2026 . Lori Kofoid changed form field entry Staff Contact Person from ""to "Lori Kofoid" on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Meeting Location from ""to "215 N.Tioga St, Board Room"on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Type of Variance from ""to "Area Variance"on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Meeting Time from ""to "6:00 pm"on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Appearance Date for Variance from ""to "June 23,2026"on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid changed form field entry Unhide Meeting information Public from ""to "true"on Record ZBAA-26-8 05/20/2026 . Lori Kofoid changed form field entry Variance Code Language from ""to "DRAFT -" on Record ZBAA-26-8 05/20/2026 ; Lori Kofoid altered inspection step GML-239 County Review ,changed status from Active to Complete on Record ZBAA-26-8 05/20/2026 Opengov System altered review step Administrative Review,changed status from Active to Complete on Record ZBAA-26-8 05/27/2026 ; Lori Kofoid added Unhide Meeting information Public to Record ZBAA-26-8 05/27/2026 ; Lori Kofoid changed form field entry Unhide Meeting information Public from "true" to ""on Record ZBAA-26-8 05/28/2026 ; Lori Kofoid changed form field entry Unhide Meeting information Public from ""to "true"on Record ZBAA-26-8 05/28/2026 ; Lori Kofoid added file Bomber Heights tree variance GML239Letter_O6-O3- 2026.pdf to Record ZBAA-26-8 06/04/2026 < Lori Kofoid changed form field entry Appearance Date for Variance from "June 23, 2026"to "August 25,2026"on Record ZBAA-26-8 06/22/2026 ; Lori Kofoid changed form field entry Appearance Date for Variance from "August 25,2026"to "August 11,2026"on Record ZBAA-26-8 06/23/2026 ; Lori Kofoid changed form field entry Appearance Date for Variance from "August 11,2026"to "August 11,2026 TENTATIVE"on Record ZBAA-26-8 07/22/2026 Lori Kofoid changed form field entry Appearance Date for Variance from "August 11,2026 TENTATIVE"to "August 25,2026 TENTATIVE"on Record ZBAA-26-8 07/29/2026 ; Chris Balestra (she/her)removed file 3.0 -Bomber Heights_FEAF Part 1 Form_Updated -FE -04_10_2026.pdf from Record ZBAA-26-8 from Record ZBAA-26-8 08/03/2026 Chris Balestra (she/her)removed attachment Environmental Assessment Form from Record ZBAA-26-8 08/03/2026 Marty Moseley added Data Relation of type "Related Record"between Record ZBAA-26-8 and Related Record "DEV-26-7"08/10/2026 Marty Moseley added related record step Relation to DEV-26-7 to Record ZBAA- 26-8 08/10/2026 OpenGov system altered related record step Relation to DEV-26-7,changed status from Inactive to Active on Record ZBAA-26-8 08/10/2026 Opengov System altered related record step Relation to DEV-26-7,changed status from Active to Complete on Record ZBAA-26-8 08/10/2026 Lori Kofoid changed form field entry Appearance Date for Variance from "August 25,2026 TENTATIVE"to "Sept 22,2026 TENTATIVE (Pending Planning Board)"on Record ZBAA-26-8 08/11/2026 Marty Moseley added file PB Stream recommendation.pdf to Record ZBAA-26-8 09/02/2026 Lori Kofoid added file Bomber Heights SEQR.pdf to Record ZBAA-26-8 09/03/2026 i Lori Kofoid added file Bomber Heights SEQR.pdf to Record ZBAA-26-8 09/03/2026 < Lori Kofoid removed file Bomber Heights SEQR.pdf from Record ZBAA-26-8 from Record ZBAA-26-8 09/03/2026 i Lori Kofoid removed attachment Bomber Heights SEQR.pdf from Record ZBAA- 26-8 09/03/2026 t Marty Moseley changed form field entry Variance Code Language from "DRAFT -" to "..."on Record ZBAA-26-8 09/04/2026 ; Lori Kofoid changed form field entry Appearance Date for Variance from "Sept 22, 2026 TENTATIVE (Pending Planning Board)"to "Sept 22,2026"on Record ZBAA- 26-8 09/04/2026 a Lori Kofoid added file Neighbor Notification 0 Troy Rd Bomber Heights Project.pdf to Record ZBAA-26-8 09/08/2026 < Opengov System altered review step Area Variance Multi-Department Review , changed status from Active to Complete on Record ZBAA-26-8 09/08/2026 OpenGov system completed document step Sign on Record ZBAA-26-8 09/08/2026 OpenGov system completed document step Neighbor Notification Letter on Record ZBAA-26-8 09/08/2026 OpenGov system altered approval step Notice Pick-up (You will be emailed again when ready),changed status from Inactive to Active on Record ZBAA-26-8 09/08/2026 OpenGov system assigned approval step Notice Pick-up (You will be emailed again when ready)to Lori Kofoid on Record ZBAA-26-8 09/08/2026 Chris Balestra (she/her)removed file PB Stream recommendation.pdf from Record ZBAA-26-8 from Record ZBAA-26-8 09/09/2026 Chris Balestra (she/her)removed attachment PB Stream recommendation.pdf from Record ZBAA-26-8 09/09/2026 Lori Kofoid changed form field entry Appearance Date for Variance from "Sept 22, 2026"to "September 22,2026"on Record ZBAA-26-8 09/09/2026 ; Lori Kofoid changed form field entry Brief Description of Variance Request from "Area Variance - <span data-ogsc="rgb(0,134,240)"style="font-style: normal;font-variant-c..."to "Area Variance"on Record ZBAA-26-8 09/09/2026 Lori Kofoid removed attachment Agricultural Data Statement from Record ZBAA- 26-8 09/10/2026 ; Lori Kofoid added file ZBAA-26-8 Letter in support 9.17.26.pdf to Record ZBAA- 26-8 09/17/2026 Lori Kofoid approved approval step Notice Pick-up (You will be emailed again when ready)on Record ZBAA-26-8 09/21/2026 ; OpenGov system altered inspection step Zoning Board of Appeals Meeting, changed status from Inactive to Active on Record ZBAA-26-8 09/21/2026 i OpenGov system assigned inspection step Zoning Board of Appeals Meeting to Lori Kofoid on Record ZBAA-26-8 09/21/2026 i OpenGov system changed the deadline to Sep 24,2026 on inspection step Zoning Board of Appeals Meeting on Record ZBAA-26-8 09/21/2026 ; Marty Moseley added Unhide Meeting Results to Record ZBAA-26-8 09/22/2026 ; Marty Moseley changed form field entry Was Variance Granted with Conditions? from ""to "Yes"on Record ZBAA-26-8 09/22/2026 Marty Moseley changed form field entry Meeting Result (First Appearance)from "" to "Granted"on Record ZBAA-26-8 09/22/2026 Marty Moseley changed form field entry List of Conditions from ""to "The clear cutting of the trees is to be ..."on Record ZBAA-26-8 09/22/2026 Marty Moseley altered inspection step Zoning Board of Appeals Meeting,changed status from Active to Complete on Record ZBAA-26-8 09/22/2026 OpenGov system altered approval step Close &Archive Record,changed status from Inactive to Active on Record ZBAA-26-8 09/22/2026 OpenGov system completed document step Issuance of Meeting Result on Record ZBAA-26-8 09/22/2026 OpenGov system assigned approval step Close &Archive Record to Lori Kofoid on Record ZBAA-26-8 09/22/2026 Lori Kofoid changed form field entry Unhide Meeting Results from "true"to ""on Record ZBAA-26-8 09/23/2026 Lori Kofoid changed form field entry Unhide Meeting information Public from "true" to ""on Record ZBAA-26-8 09/23/2026 Lori Kofoid changed form field entry Unhide Meeting Results from ""to "true"on Record ZBAA-26-8 09/23/2026 Lori Kofoid changed form field entry Unhide Meeting information Public from ""to "true"on Record ZBAA-26-8 09/23/2026 Lori Kofoid changed form field entry Unhide Meeting information Public from "true" to ""on Record ZBAA-26-8 09/23/2026 ; Timeline ready) Label Activated Completed Assignee Due Date Status ©Relation to 8/10/2026,8/10/2026,Completed DEV-26-7 3:57:11 PM 3:57:15 PM @ Payment 5/12/2026, 1:50:03 PM 5/12/2026, 1:53:00 PM Ryan McCune -Completed © Administrative Review 5/12/2026, 1:50:03 PM 5/27/2026, 9:40:01AM Lori Kofoid 5/17/2026 Completed ©Area Variance Multi¬5/12/2026,9/8/2026,Marty 5/17/2026 Completed Department Review 1:50:03 PM 11:37:03 AM Moseley ©GML-239 5/18/2026,5/20/2026,Lori Completed County Review 8:27:47 AM 11:19:57 AM Kofoid 0 Neighbor Notification Letter 9/8/2026, 11:37:05 AM 9/8/2026, 11:37:05 AM --Completed ®Sign 9/8/2026, 11:37:05 AM 9/8/2026, 11:37:05 AM --Completed 0 Notice Pick-up (You will be emailed again when 9/8/2026, 11:37:05 AM 9/21/2026, 10:31:34 AM Lori Kofoid -Completed Label Activated Completed Assignee Due Date Status 0 Zoning Board of Appeals Meeting 9/21/2026, 10:31:36 AM 9/22/2026, 7:27:02 PM Lori Kofoid 9/24/2026 Completed 0 Issuance of Meeting Result 9/22/2026, 7:27:02 PM 9/22/2026, 7:27:02 PM -Completed ©Close & Archive Record 9/22/2026, 7:27:02 PM -Lori Kofoid -Active 0 Meeting Minutes -1st Meeting ----Inactive DEPARTMENT OF CODE ENFORCEMENT 215 N. Tioga St 14850 607.273.1783 codes@town.ithaca.ny.us 5/7/26 Bomber Heights Project Plan Review Comments 2025 NYS Uniform Code and Town of Ithaca Code 1. Emergency Response Plan The emergency response plan will be reviewed for compliance with Section 1207.17 of the 2025 New York State Fire Code (NYSFC) at the time of building permit application. Additional information may be required at that stage to demonstrate full compliance. 2. Stream Setback The submitted plans identify one stream setback on the subject property. Based on the information provided, no construction activity appears to be proposed within the designated setback area. This shall remain in compliance throughout the project. 3. Clear-Cutting Limitations (Town of Ithaca Code §270-5) The subject parcel has a total area of 62.01 acres. Clear-cutting limitations are evaluated as follows: • For the first 10 acres: 20% allowable clear-cutting = 87,120 square feet (2.0 acres) • Remaining acreage (52.01 acres): 10% allowable clear-cutting = 182,995.56 square feet (4.201 acres) • The Town of Ithaca defines clear-cutting as the removal of 50% or more of trees measuring 6 inches or greater in diameter at breast height (DBH) over any area exceeding one acre. • Sheet C100 identifies a “tree clearing and grubbing” area totaling approximately 23.16 acres. At this time, it is unclear whether this area meets the definition of clear-cutting under Town Code. 4. A detailed tree survey shall be provided identifying all trees measuring 6 inches or greater DBH and the extent of canopy removal. This information is necessary to determine the total area of clear-cutting and whether the proposed work exceeds allowable limits, potentially requiring an area variance. 5. Fire Apparatus Access and Snow Removal The Operation and Maintenance document (Page 11) indicates that snow removal will occur only after accumulation of 10 inch snow event or upon request by the Ithaca Fire Department under extenuating circumstances. 1. This provision does not meet the intent of the following code sections: • NYS Fire Code §503.2.3: Fire apparatus access roads shall be designed and maintained to support imposed loads and provide all- weather driving capabilities. • NYS Property Maintenance Code §302.3: Driveways and similar areas shall be maintained in a safe condition and free of hazards. • If there was a snow event that accumulated 9” of snow and a week later there was a snow event that accumulated 7” of snow, that would essentially be 16” of snow on the fire apparatus access road, which would not be passable for emergency vehicles. • Allowing 10 inches of snow accumulation prior to removal is not acceptable for maintaining required emergency access. Based on consultation with the Ithaca Fire Department, this threshold is considered inadequate. • The snow removal plan should be revised to ensure continuous and reliable access for emergency vehicles under all weather conditions. 5. Wildlife-Friendly Fencing (Town of Ithaca Code §270-219.1G[a]) The project proposes perimeter fencing for a solar installation exceeding three acres, which requires the use of wildlife-friendly fencing. 1. It is unclear from the submitted materials whether the proposed fencing includes openings sufficient to allow passage of small mammals and reptiles, or whether it minimizes the risk of entanglement or injury. 2. Please provide fencing specifications, including opening dimensions and design details, to demonstrate compliance with the Town of Ithaca Code requirements. z Table of Content Project Overview & Narrative Bomber Heights Solar Troy Road| Town of Ithaca, NY Primary Contact: Ryan McCune Nexamp Solar 101 Summer Street, 2nd Fl Boston, MA 02110 RMcCune@nexamp.com 607-592-5648 Bomber Heights Solar – Project Narrative – Town of Ithaca 2 Table of Contents Table of Contents .......................................................................................................................... 2 Project Summary .......................................................................................................................... 3 Project Details ............................................................................................................................... 4 Existing Site Conditions ................................................................................................................ 5 Proposed Array Layout* ................................................................................................................ 7 Existing Conditions ....................................................................................................................... 8 Permitting and Project Design ...................................................................................................... 9 Draft Construction Schedule ....................................................................................................... 13 Company Overview ..................................................................................................................... 14 Bomber Heights Solar – Project Narrative – Town of Ithaca 3 Project Summary Members of the Town Planning Board, Nexamp is excited to present the Town of Ithaca with its plan for a solar system located on Troy Rd in Ithaca. This Community Solar system will be constructed on a collection of open fields owned by Troy Heights, LLC . As we embark on the application process, Nexamp hopes to learn more about the Town’s desires for ongoing solar development, and ultimately, we are seeking feedback that will help our team adjust our final design as we head into environmental and site plan approval processes. The proposed solar array is a single-axis sun-tracking system, which optimizes system performance by tracking the sun from east to west throughout the day. The Utility-approved system is 5MWac and should occupy ±30 acres of fenced area each. The proposed project will also include construction of a new gravel access road leading to the proposed solar array area, Single-Axis Tracker solar racking, no more than two inverter/transformer equipment pads, Solar Energy Storage, new overhead utility poles, and an eight-foot fence around the perimeter of each solar array. There will be a moderate amount of site grading, largely as a result of tree clearing and the installation of robust stormwater management systems to limit erosion and runoff. At the conclusion of construction, the soil will be seeded with a locally appropriate seed mix to prevent soil damage and promote deep root growth. Vegetation management within the solar array would be accomplished by mowing and/or sheep grazing within the fenced area. At the end of their lives, the solar arrays will be decommissioned, and the site restored back to the current existing condition, per Town Code requirements. Included in this packet is an overview of the project, including system design, environmental conditions, the estimated permitting process, and a sample construction schedule. Additionally, should the board members or Town employees want to better familiarize themselves with Nexamp and its history, we have provided a brief overview of our company as well. We sincerely thank all members of the board for their consideration, and we hope that this pre- application process sets the groundwork for a productive partnership in the future. Best, Ryan M McCune Bomber Heights Solar – Project Narrative – Town of Ithaca 4 Project Details * Address Troy Rd, Ithaca, NY Panels Silfab 650W Bifacial Panels Tax Parcels 49.-1-26.2 Inverters Solectria String Inverters Zoning District LDR - Solar Overlay Energy Storage 5MW - 20MWh 8 – Tesla MegaPack System Size 5MWac Racking Nevados Total Fenced Acreage ± 30 Property Setbacks: Front ~400’ Side ~ 75’ Back ~ 84’’ **Racking, battery and panel providers subject to change due to supply chain constraints Bomber Heights Solar – Project Narrative – Town of Ithaca 5 Existing Site Conditions Summary As part of its initial due diligence related to the site, Nexamp has worked with civil and environmental contractors to conduct extensive physical, environmental, and permitting diligence on the site. Pre- Permitting meetings with the Town have informed our current design, and as designed the site in question will not require any environmental permits other than those associated with its SWPPP and eventual SPDES permit application. Phase one environmental studies have found no evidence of Recognized Environmental Conditions (RECs), Historical Recognized Environmental Conditions (HRECs) or Controlled Recognized Environmental Conditions (CRECs) within the fenced area of the site. We anticipate that our project will be subject to full SEQR review by the Town of Ithaca Planning Board. Phase I Environmental reports can be shared with the Town upon request. The Phase I study was conducted by our civil engineering partners at LaBella PLLC, and was completed pursuant to ASTM, E1527-13 standards. Tax Parcel Currently, the project is slated for construction on a single parcel; 49.-1-26.2, located in the Town’s Low Density Residential District. The parcel in question is part of the Town’s Large Solar Overlay District. Wetlands & Drainage While this site does contain several sections of poorly drained soils, there are no DEC recognized wetlands present on the site. A site jurisdictional determination request was filed, and issued in 2025 which confirms this status. Site analysis shows several potentially non-jurisdictional wetlands on the site. These wetlands may be non-jurisdictional due to their lack of continuous surface-level connection to any Navigable Waterway. USACE coordination on the matter is underway. Should USACE assert jurisdiction, a Nationwide permit allowing for disturbance of wetlands over .25 acres would be required, should they not assert jurisdiction no additional permitting is required. Given the time constraints surrounding USACE staffing and priorities, our recommendation is that the Town proceed with its analysis, and add USACE approvals as a condition precedent to the issuance of a building permit. Wildlife Preliminary analysis of the NYS Environmental Resource Mapper and NYS EAF Mapper have shown no species of interest, or endangered species within the project area, or area of impact. USFWS has indicated two endangered species in the area: the Monarch Butterfly and the Northern Long Eared Bat. Further coordination with these agencies will be conducted during the SEQR process, it is expected that the project will need to adhere to tree clearing time of year restrictions (Nov-Mar). Archaeological Resources A SHPO No Impact Letter is expected, as previous inquiries for substation and transmission upgrades on the subject parcel have not returned any concerns. Applications were submitted to NYSHPO in late 2025, and are expect to be issued in the second quarter of 2026. Bomber Heights Solar – Project Narrative – Town of Ithaca 6 Soils The facility does not fall within a recognized agricultural district, and per USDA mapping, no prime soils exist within the proposed project footprint. 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Nexamp’s system is qualified as a Full-Size Solar system, per the guidelines issued in the latest Town of Ithaca Solar Code. As designed, our project meets all the design, signage and safety standards as outlined in the local law and will be eligible for site plan approval consideration by the Town Planning Board. Per the town’s Solar Law, we have, or will furnish the following materials to aid with the consideration of our site plan application. Items highlighted in bold have been amended since the original submission, as of 4/4/2026. 0.0- Project Narrative 0.1 – Battery Energy Storage System (BESS) FAQ 1.0 – Application (completed online) 1.1 – Owners Authorization 1.2 – Memorandum of Lease 1.3 – Deed 2.0 – Site Plan Designs 2.1 – Three Line Electrical Diagrams 3.0 – FEAF Part 1 4.0 – Wetland Delineation and Report 4.1 NYS DEC Parcel Determination 5.0 – NYSHPO Documentation (Pending as of 4/1/2026) 6.0 – FAA No Hazard Determination 7.0 – USDA Soil Map 7.1 USDA Bedrock Mapping 8.0 – Habitat Memoranda 9.0 Visual Simulation Memoranda 9.1 – Viewshed Analysis 9.2 - Line of Sight Analysis 9.3 - Glint and Glare Study 9.4 - Visual Renderings 10.0 SWPPP Report 11.0 Emergency Response Plan 11.1- Fire Chief Correspondence (these materials have been provided to the Town, but have not been uploaded to public data rooms) 12.0 Decommissioning Plan 13.0 Operations and Maintenance Plan 14.0 CESIR Study 15.0 Spec Sheets Bomber Heights Solar – Project Narrative – Town of Ithaca 10 We expect the Town to designate this project a Type I action under SEQR and encourage the Town Planning Board to take lead agency of the project to retain greater oversight as to the final design and legal conditions attached to the site plan approval for the project. In addition to town approvals, we expect the project to be subject to the following approvals prior to construction. Jurisdiction Approving Party Approval Status Notes Town of Ithaca Planning Board SEQR Declaration In Process Town of Ithaca Planning Board Preliminary Site Plan Approval In Process Town of Ithaca Planning Board Final Site Plan Approval In Process Tompkins Count Planning Board 239-m To Be Submitted Conditions: - Inclusion of Tompkins County EMR in the ERP - Suggestion to increase the frequency of plowing to storms under 10” Town of Ithaca Code Enforcement Officer Building Permit To Be Submitted New York State NYS DEC SPDES Water Permit To Be Submitted MS4 Approval must be granted by the Town of Ithaca prior to DEC submission New York State NYSDEC Wetland Jurisdictional Determination Approved – No Impact New York State NYSHPO No Impact Letter In Process Federal Government FAA Navigation Impact Designation Approved – No Impact Federal Government USFWS No Impact letter In Process Federal Government USACE Nationwide Permits 14, 51 In Process Permitting and Design Compliance Zoning: The proposed site at Troy Road is located within the LDR district, as well as the solar overlay district provided by the Town of Ithaca. The parcel is not part of a required open space area or park-side area. The facility should be designated as a Large-Scale Ground Mounted PV system. It exists entirely on one parcel, and the solar facility footprint does not exceed 35 acres. All project equipment is setback are a minimum of 75ft, access roads occur within this setback to comply with road placement regulations. Standard Requirement Project Compliance Permitted Use Allowed by Special Use Permit Complies – parcel is included in the Town’s Overlay District Lot Coverage Up to 35 acres Complies – Project is less than 35 acres Bomber Heights Solar – Project Narrative – Town of Ithaca 11 Tree Clearing No more than 20% of 10 acres on the lot, no more than 10% of the balance Total Tree clearing approximately 23 acres. Code Interpretation Required due to unclear language. Setbacks 75 ft from property lines and streets Complies – design respects setbacks to all generating equipment Fencing 8 ft wildlife-friendly fence, ≥25 ft setback Complies – wildlife-friendly fencing planned Buffering 50 ft vegetative buffer Complies – landscape buffer provided Height Limit ≤ 20 ft Complies – solar panels < 20 ft Decommissioning Financial assurance for full removal Complies – decommissioning plan will be filed with Site Plan Application Interconnection: This is a 5MWac, 20MWh Energy Storage facility connected via local distribution grid to the South Hill Substation. The facility was approved by NYSEG in April of 2024. The system is planning to Interconnect via utility poles on Troy rd. at a new proposed entrance. Conduit within the system fence, and all conduit heading to the POI will remain underground, buried to NYSDAM and Town of Ithaca standards, to the extent approved by the utility. Transmission crossings will be regulated and permitted by NYSEGs ROW Engineering Team Racking: Racking suppliers are somewhat fluid at this stage, due to the early age of the project and lack of visibility into later-stage availability. Regardless of supplier, the system will be a Single- Portrait single-axis tracker system, mounted to the ground via either steel I beams or ground screws. The overall system height should not be more than 17-18 ft at peak tilt. Panels utilized will be a PV, domestically produced bifacial variety, covered with anti-glare coating to meet the Town of Ithaca’s requirements. Roads: Roads for this project have been located and constructed to preserve safety and comply with the Town’s soil protection requirements. The one deviation is that all roads will be constructed to 20’ wide to allow for easy passage by first responders. Construction and maintenance access will be conducted via the main access off Troy Road. The road will continue through the facility past the energy storage facilities to the rear fence for fire access as directed by the IFD. Construction and access roads will be built at grade where possible, but several raised areas will occur to preserve existing drainage patters and ensure adequate stormwater protections. A temporary laydown area will be constructed off the Construction and Maintenance access road for storage of all construction material, equipment, and employee parking throughout the systems construction. This laydown area will be removed, excess stone spread on road surfaces, and soil seeded and remediated prior to final completion. Stormwater: All roads will be impervious surfaces treated to NYSDEC standards. A SWPPP and stormwater narrative have been included in our application materials to better outline these features and their respective functionality. Extensive temporary protections will be installed during construction to prevent runoff and soil damage, including ground-level silt controls around all proposed tree clearing, and areas of disturbance. A 5-acre waiver is being sought, so Bomber Heights Solar – Project Narrative – Town of Ithaca 12 stormwater inspections will take place bi-weekly throughout active construction. DEC reports will be shared with Town engineers at their request. Screening and Vegetation: The project as designed preserves substantial natural screening to the North, West and East. This natural, native screening is going to be preserved to substantially screen the project. To augment this natural screening, trees have been proposed along Troy Rd and abutting eastern property lines to screen landowners to the North/Northwest and East of the proposed array. During and following construction, Nexamp plans to seed the facility with Ernst Buzz and Fuzz, an ASGA-approved grazing and pollinator friendly seed mix that will promote foraging and pollinator habitat in the project area. Fencing: The project was designed with 8’ farm fence throughout the site, satisfying NEC requirements. Posts will be PT wood, save gate entrances which will be standard metal poles for stability. The fence is small-wildlife friendly, made of galvanized steel 2.5” mesh, and will be installed at 2” above grade. Construction Practices: Nexamp; as the developer and contractor for the project will, manage all subcontractors and steer the project with its own Project Management team. Per Town and State Requirements, the project will be constructed under NYSDAM guidelines, dictating soil management and storage in addition to environmental monitoring requirements. The facility does not impact any prime soils, so environmental monitoring will be handled by on-site, Nexamp Project Managers. NYSDEC stormwater requirements and installations will be handled under the SPDES permit to be issued to the company. Operations and Maintenance: Nexamp Asset Management Services, LLC, a subsidiary of Nexamp Inc, will be the long-term asset manager for the system. Nexamp has never sold one of its NYS assets and has only parted with a few of the 100+ Community Solar Systems it has developed and constructed in NYS. As such, we feel confident in the promises made in our Operations and Maintenance Plan, included in our submission. This O&M Plan covers routine inspections and maintenance, stormwater inspections, vegetative maintenance, invasive species management and snow removal. Decommissioning: Decommissioning plan with cost certification was submitted that meets town requirements, additional decommissioning agreements can be supplied for consideration by the Town. Bomber Heights Solar – Project Narrative – Town of Ithaca 13 Draft Construction Schedule The project will proceed through a coordinated local and state permitting process. Locally, approval requires Sketch Plan Review, Zoning Variance Review followed by Site Plan Review and Special Use Permit consideration before the Town of Ithaca Planning Board. It is assumed the planning board will take jurisdiction over SEQRA and all other proceedings. In addition to local approvals, the applicant is pursuing required state and federal permits, which may not be complete at the time of initial filing. Anticipated permits include, US Army Corps Section 404- Nationwide Permit, SHPO consultation, FAA hazard determinations, and endangered species reviews by the appropriate State or Federal agencies. At this time, NYSDEC coordination on wetland jurisdiction has been completed, and no jurisdictional wetlands have been claimed within the development area. Once local permits have been received, and conditions have been met, the project expects to follow a 12- 18 month construction window, which may be affected by weather. Sample Construction Schedule Months 0-3 – Tree Clearing – Grading – Stormwater Control Installation Months 3-6 – Road Installation, Trenching and conduit Installation, Equipment Pad Installation Months 6-10 – Racking Installation – Inverter Installation Months 10-14– Panel Installation, BESS placement, Electrical Start Months 12-16 – Electrical Installation – MV Cabling – POI construction Months 16-18 – QA /QC – Remedial Action Month 18 – Operations Deployment for construction is expected within 6-9 months of project acceptance, subject to equipment availability. Bomber Heights Solar – Project Narrative – Town of Ithaca 14 Company Overview In 2007, U.S. Army veterans Will Thompson and Dan Leary realized a vision for making a range of renewable energy options more affordable and accessible to homeowners and businesses throughout the Commonwealth of Massachusetts. The pair launched NexGen Energy Solutions, a turnkey provider of renewable energy and carbon solutions, in their hometown of North Andover, Massachusetts. NexGen became Nexamp later in 2007. During the early years, Nexamp delivered a variety of energy systems for residential, commercial, municipal and agricultural customers. Energy solutions offered included solar PV, solar thermal, micro- wind, geothermal heating and cooling, and a wide array of energy efficiency services. In 2011, Nexamp shifted its focus fully toward commercial and industrial scale solar facilities, working with businesses, municipalities, and property owners that wanted to realize the various benefits of renewable solar generation. 2015 marked Nexamp’s first community solar project and the beginning of a new chapter for the company. Leveraging its integrated approach of developing, building, owning and operating solar plants, Nexamp turned its focus to community solar, and alongside that the mission of making the benefits of solar power available to everyone—homeowners, renters, non-profits, small businesses, farms and more. Nexamp was named NECEC Clean Energy Company of the Year in 2015 and a Solar Power World Top 3 Commercial Solar Developer in 2017. In 2016, Mitsubishi’s Diamond Generating Corporation made a significant investment in Nexamp, and in 2018 the group made an additional investment that gave it a controlling interest. Serving a rapidly expanding network of individuals, property owners, businesses, and communities that benefit from its nationally distributed portfolio of solar assets, Nexamp is a Massachusetts-based, nationally headquartered solar company that is laying the groundwork for a cleaner, more secure and resilient energy future. Throughout 2022, Nexamp permitted and financed more than 250MWs of community solar projects in 12 states, with more than half of that total capacity occurring in New York State. Our team expects to bring another 250MWs through permitting and financing through 2023, adding to our industry-leading community solar portfolio. Even in uncertain times, our team has considered to set the bar for not only developing sustainable projects but managing them and working with our partner communities to build lasting relationships. Bomber Heights Solar – Project Narrative – Town of Ithaca 15 Company Information Year Founded 2007 Years in Business 19 Ownership Status Privately held, Delaware Corporation Year Established 2007 Other Legal Names of Firm Nexamp Capital, LLC Nexamp Solar, LLC Nexamp Asset Management Services, LLC Parent Company Nexamp, Inc. Federal Tax Identification 261541318 Number of Employees, 473 full-time employees BO M B E R H E I G H T S S O L A R , L L C TR O Y R O A D I T H A C A , N Y 1 4 8 5 0 NE X A M P PR O J E C T N O : 2 2 4 0 6 6 5 IS S U E D F O R R E V I E W AP R I L 2 0 2 6 101 SUMMER STREET, 2ND FLOOR BOSTON, MA 02110 PROJECT NO: 2240665 DECEMBER 2025 BOMBER HEIGHTS SOLAR TROY ROAD ITHACA NY 14850 LOCATION MAP N.T.S. BOMBER HEIGHTS SOLAR, LLC 300 State Street, Suite 201 Rochester, NY 14614 585-454-6110 labellapc.com PROJECT LOCATION DRAWING INDEX C001 COVER SHEET C002 GENERAL NOTES, LEGEND, AND DRAWING INDEX C100 EXISTING CONDITIONS AND DEMOLITION PLAN C101 EXISTING CONDITIONS AND DEMOLITION PLAN C201 SITE PLAN C202 SITE PLAN C401 GRADING AND EROSION CONTROL PLAN C402 GRADING AND EROSION CONTROL PLAN C403 ROAD PROFILE C404 ROAD PROFILE C501 CONSTRUCTION DETAILS C502 CONSTRUCTION DETAILS C503 CONSTRUCTION DETAILS2 L100 LANDSCAPING PLAN L101 LANDSCAPING PLAN L102 LANDSCAPING PLAN C001 GENERAL NOTES LEGEND 1.THE CONTRACTOR ALONE SHALL BE RESPONSIBLE TO LOCATE UTILITIES OUTSIDE THE RIGHT-OF-WAY INCLUDING PRIVATE ROADS. 2.SITE DRAINAGE, INCLUDING THE PROJECT SITE AND ADJACENT PRIVATE AND PUBLIC ROADWAYS, DRIVES, PARKING AREAS OR PROPERTIES SHALL BE MAINTAINED THROUGHOUT THE CONSTRUCTION PERIOD. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING ALL MATERIALS, TOOLS AND EQUIPMENT, INCLUDING SPECIAL CUTTING DEVICES, NECESSARY TO PERFORM THE WORK CONTAINED IN THIS CONTRACT. 4.THE SIZES AND MATERIAL OF CONSTRUCTION OF WATER MAINS, SANITARY SEWERS AND STORM SEWERS TO REMAIN ARE REPUTED. THE CONTRACTOR SHALL VERIFY SIZES OF ALL UTILITIES WHERE CONNECTIONS TO SAID EXISTING UTILITIES ARE REQUIRED. EXCAVATION TO VERIFY THESE UTILITIES SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. 5.THE CONTRACTOR SHALL PROTECT ALL EXISTING SITE AMENITIES NOT DESIGNATED FOR REMOVAL. 6.UNLESS OTHERWISE INDICATED ON THE PLANS OR DIRECTED BY THE ARCHITECT/ENGINEER, THE CONTRACTOR IS RESPONSIBLE FOR PRESERVING AND PROTECTING FROM DAMAGE ALL TREES, SHRUBS AND PLANTS IN THE VICINITY OF THE PROPOSED WORK. 7.THE CONTRACTOR SHALL PROTECT AND SUPPORT ALL EXISTING UTILITIES DESIGNATED TO REMAIN FOR THE DURATION OF THE CONTRACT. 8.ANY SITE AMENITY, UTILITY, STREET APPURTENANCE, OR OTHER ITEM WHICH BECOMES DAMAGED AS A RESULT OF THE CONTRACTOR'S OPERATIONS SHALL BE REPAIRED OR REPLACED IN-KIND BY THE CONTRACTOR AS DETERMINED BY THE PROJECT MANAGER OR ARCHITECT/ENGINEER AND AT NO ADDITIONAL COST TO THE OWNER. 9.APPROVAL BY THE MS4 (TOWN OF ITHACA) IS REQUIRED PRIOR TO NOI AND NOT SUBMISSIONS TO THE DEC. THE TOWN OF ITHACA IS AN "MS4 ADDITIONALLY DESIGNATED AREA''. 1.CONTRACTOR SHALL FIELD VERIFY ALL EXISTING CONDITIONS PRIOR TO BID. NO ALLOWANCE WILL BE MADE FOR ADDITIONAL COSTS DUE TO CONTRACTOR'S FAILURE TO VERIFY EXISTING CONDITIONS AND DIMENSIONS. 2.PRIOR TO THE START OF CONSTRUCTION, THE CONTRACTOR SHALL NOTIFY DIG SAFE NEW YORK AT 811 TO REQUEST UTILITY STAKEOUT OF ALL PUBLIC UTILITIES. 3.WORK ASSOCIATED WITH THIS CONTRACT WILL OCCUR AT AN ACTIVE AND FUNCTIONAL FACILITY. CONTRACTOR SHALL COORDINATE WITH THE OWNER TO MINIMIZE DISRUPTION TO THE OPERATIONS OF THE FACILITY. CONTRACTOR SHALL BE SOLELY RESPONSIBLE TO PROVIDE A SAFE WORK SITE AND TO PROTECT THE PUBLIC, VISITORS AND EMPLOYEES FROM HARM AS A RESULT OF HIS CONSTRUCTION ACTIVITIES. 4.THE HORIZONTAL AND VERTICAL LOCATION OF ALL EXISTING ABOVE GROUND AND BELOW GROUND UTILITIES, STRUCTURES, AND APPURTENANCES SHOWN ON THE PLANS ARE APPROXIMATE AND ARE NOT GUARANTEED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE EXACT HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES, STRUCTURES, AND APPURTENANCES IN THE PATH OF AND ADJACENT TO THE PROPOSED WORK. 5.SITE DRAINAGE, INCLUDING THE PROJECT SITE AND ADJACENT PRIVATE AND PUBLIC ROADWAYS, DRIVES, PARKING AREAS OR PROPERTIES SHALL BE MAINTAINED THROUGHOUT THE CONSTRUCTION PERIOD. 6.CONTRACTOR SHALL PROTECT AND SUPPORT ALL EXISTING UTILITIES DESIGNATED TO REMAIN FOR THE DURATION OF THE CONTRACT. 7.THE CONTRACTOR SHALL NOTIFY THE LOCAL GOVERNMENT, LOCAL FIRE DEPARTMENT AND THE NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION (NYSDEC) AS NECESSARY AND SHALL OBTAIN ANY REQUIRED PERMITS PRIOR TO BEGINNING WORK. COPIES OF ANY REQUIRED PERMITS SHALL BE PROVIDED TO THE OWNER PRIOR TO BEGINNING THE WORK. 8.CONTRACTOR SHALL REMOVE FROM SITE, MATERIALS NOT INDICATED TO BE SALVAGED INCLUDING ALL DEBRIS. ALL REMOVED MATERIALS SHALL BECOME THE PROPERTY OF CONTRACTOR WHO SHALL LEGALLY DISPOSE OF SAME. 9.ALL TREES, SHRUBS AND PLANTS DESIGNATED TO REMAIN AND DISTURBED BY CONSTRUCTION OPERATIONS, SHALL BE REPLACED IN-KIND AS DIRECTED BY THE ARCHITECT/ENGINEER AND/OR OWNER'S DESIGNATED REPRESENTATIVE AT NO ADDITIONAL COST TO THE OWNER. 10.THE CONTRACTOR SHALL MAINTAIN SAFE VEHICULAR AND PEDESTRIAN ACCESS TO THE EXISTING BUILDINGS FOR THE DURATION OF THE CONTRACT. 11.WHEN EXISTING CONSTRUCTION WHICH IS TO REMAIN IS DAMAGED DURING THE COURSE OF CONSTRUCTION AS A RESULT OF CONTRACTORS WORK, IT SHALL BE REPAIRED AND/OR REPLACED WITH SIMILAR OR LIKE MATERIALS AS MUCH AS POSSIBLE, AT NO COST TO THE OWNER. ALL REPAIRS AND/OR REPLACEMENTS WILL BE SUBJECT TO OWNERS APPROVAL. 12.COORDINATE LOCATION OF TEMPORARY CONSTRUCTION FENCE AND TEMPORARY STONE STAGING AREA WITH OWNER 1.CONTRACTOR SHALL FIELD VERIFY ALL EXISTING CONDITIONS PRIOR TO BID. NO ALLOWANCE WILL BE MADE FOR ADDITIONAL COSTS DUE TO CONTRACTOR'S FAILURE TO VERIFY EXISTING CONDITIONS. 2.THE CONTRACTOR SHALL LOCATE, MARK, SAFEGUARD AND PRESERVE ALL SURVEY MARKERS AND RIGHT-OF-WAY MARKERS IN THE AREA OF CONSTRUCTION. 3.ANY IRON PINS, MONUMENTS OR OTHER ITEMS DEFINING PROPERTY LINES WHICH ARE DISTURBED BY CONSTRUCTION OPERATIONS SHALL BE PROPERLY TIED AND ACCURATELY RESET BY A NYS LICENSED SURVEYOR UPON COMPLETION OF THE WORK. 4.HORIZONTAL DATUM BASED OFF NAD83 (2011) UTILIZING GNSS OBSERVATIONS ON THE NYSDOT RTN NETWORK, GEOID 18. . 5.VERTICAL BASED OFF OF NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88). 6.SURVEY INFORMATION PROVIDED BY LABELLA ASSOCIATES DATED JULY 2024. INFORMATION WAS COMPILED FROM A FIELD SURVEY COMPLETED BY LABELLA ASSOCIATES ON JANUARY 29-31, FEBRUARY 1, AND FEBRUARY 6-9, 2024. 1.CONTRACTOR SHALL COORDINATE ANY STORM SEWER REPLACEMENT WITH THE NYSDOT AND THE TOWN OF ITHACA. 2.CONTRACTOR SHALL COORDINATE INSTALLATION OF ELECTRIC SERVICE LINES WITH NYSEG. 1.THE CONTRACTOR SHALL CONFORM TO THE REQUIREMENTS OF OSHA, AND ANY OTHER AGENCY HAVING JURISDICTION WITH REGARD TO SAFETY PRECAUTIONS WITH TRENCHING OPERATIONS. THE REQUIREMENTS SET FORTH HEREIN ARE INTENDED TO SUPPLEMENT REQUIREMENTS ESTABLISHED BY THESE AGENCIES. IN THE CASE OF A CONFLICT BETWEEN REQUIREMENTS OF OTHER JURISDICTIONAL AGENCIES AND THESE DOCUMENTS, THE MORE STRINGENT REQUIREMENT ON THE CONTRACTOR SHALL APPLY. 2.SHEETING, IF REQUIRED DURING CONSTRUCTION, IS CONSIDERED TO BE PART OF THIS CONTRACT AND SHALL BE PROVIDED AT NO ADDITIONAL COST TO THE OWNER. 3.ALL TRENCHES THROUGH PAVEMENT SHALL BE SAW CUT PRIOR TO EXCAVATION AND AGAIN PRIOR TO PAVEMENT RESTORATION. 4.CONTRACTOR SHALL ADJUST THE RIMS OF ALL MANHOLES, CATCH BASINS, VALVE BOXES AND OTHER UTILITY SITE STRUCTURES TO MEET FINISHED GRADE IN AREAS REQUIRING REPAVING OR REGRADING AS PART OF THE WORK, INCLUDING THOSE THAT MAY NOT BE SHOWN ON THE PLANS. 5.VOIDS LEFT BY UTILITY OR STRUCTURE REMOVAL OR GRUBBING OPERATIONS SHALL BE BACKFILLED AND PROPERLY COMPACTED WITH STRUCTURAL FILL (NYSDOT ITEM 304.12) IN AREAS UNDER AND WITHIN 5 FEET HORIZONTALLY OF ALL STRUCTURES, BUILDINGS AND PAVEMENTS. IN GRASSED AREAS, VOIDS LEFT SHALL BE FILLED AND PROPERLY COMPACTED WITH SUITABLE ON-SITE OR IMPORTED EARTHEN BACKFILL. ALL DISTURBED AREAS SHALL BE RESTORED. 6.THE CONTRACTOR SHALL DEWATER ALL EXCAVATIONS TO PREVENT THE INTRODUCTION OF GROUNDWATER INTO THE TRENCHES/EXCAVATIONS. PROVIDE ALL EQUIPMENT NECESSARY TO MAINTAIN THE GROUNDWATER LEVEL AS NECESSARY. 7.THE CONTRACTOR SHALL PLACE AT MINIMUM 6 INCHES OF CLEANED SCREENED TOPSOIL IN ALL DISTURBED AREAS PRIOR TO SEEDING. 1.ALL EROSION CONTROL MEASURES SHALL BE IN ACCORDANCE WITH NEW YORK STANDARDS AND SPECIFICATIONS FOR EROSION AND SEDIMENT CONTROL, AND LOCAL GOVERNING SOIL AND WATER CONSERVATION AGENCY RECOMMENDATIONS AND STANDARDS. CONTRACTOR SHALL SUBMIT PROPOSED EROSION CONTROL PLAN INCLUDING SEQUENCING OF WORK TO THE ENGINEER FOR REVIEW PRIOR TO START OF WORK. 2.UTILIZE CONSTRUCTION METHODS/TECHNIQUES, WHICH WILL LIMIT THE EXPOSED EARTHEN AREAS AND MINIMIZE THE EFFECT OF EARTH DISTURBANCE ACTIVITIES ON SOIL EROSION. THE AREA OF DISTURBANCE SHALL BE LIMITED TO A MAXIMUM OF 5 ACRES UNLESS OTHERWISE APPROVED BY THE ENGINEER AND THE DEC. 3.ALL SEDIMENTATION BARRIERS AND OTHER TEMPORARY OR PERMANENT MEASURES SHALL BE IN PLACE PRIOR TO THE START OF CONSTRUCTION. PLANS SHOW THE SUGGESTED MINIMUM MEASURES REQUIRED. 4.REMOVAL OF ALL TEMPORARY EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE COMPLETED AT THE APPROVAL OF THE OWNER AND ENGINEER. THE COST OF REMOVING THESE MEASURES SHALL ALSO BE INCLUDED IN THE BID PRICE. 5.FOR THE DURATION OF THE PROJECT, THE CONTRACTOR SHALL PROTECT ALL ON-SITE, ADJACENT AND/OR DOWNSTREAM STORM/SANITARY SEWERS, AND/OR OTHER WATER COURSES FROM CONTAMINATION BY WATER BORNE SILTS, SEDIMENTS, FUELS, SOLVENTS, LUBRICANTS OR OTHER POLLUTANTS ORIGINATING FROM ANY WORK DONE ON, OR IN SUPPORT OF THIS PROJECT. 6.DURING CONSTRUCTION NO WET OR FRESH CONCRETE OR LEACHATE SHALL BE ALLOWED TO ESCAPE INTO STORM/SANITARY SEWERS, DITCHES OR OTHER WATERS OF NEW YORK STATE, NOR SHALL WASHINGS FROM CONCRETE TRUCKS, MIXERS OR OTHER DEVICES BE ALLOWED TO ENTER ANY STORM/SANITARY SEWERS, DITCHES, RIVERS, OR WATER COURSES. 7.ALL EXCAVATED OR IMPORTED EARTHEN STOCKPILES SHALL BE SUITABLY STABILIZED AND PROTECTED BY SILT FENCE SO THAT IT CANNOT REASONABLY ENTER ANY WATER BODY, OR STORM OR SANITARY SEWER. 8.ALL METHODS AND EQUIPMENT PROPOSED BY THE CONTRACTOR TO ACCOMPLISH THE WORK FOR EROSION AND POLLUTION CONTROL SHALL BE SUBJECT TO APPROVAL OF THE ENGINEER. 9.THE CONTRACTOR SHALL BE REQUIRED TO TREAT TRAVELED AREAS TO CONTROL DUST. WATER SHALL BE APPLIED TO SUCH TRAVELED AREAS AS THE ARCHITECT/ENGINEER OR OWNER'S DESIGNATED REPRESENTATIVE MAY DESIGNATE. THE NUMBER OF APPLICATIONS AND THE AMOUNT OF WATER SHALL BE BASED UPON FIELD AND WEATHER CONDITIONS. 10.ALL AREAS OF SOIL DISTURBANCE RESULTING FROM THIS PROJECT WHICH WILL NOT BE SUBJECT TO FURTHER EARTHWORK OR CONSTRUCTION ACTIVITIES SHALL BE PERMANENTLY SEEDED TO ESTABLISH GRASS, AND MULCHED WITH HAY OR STRAW WITHIN ONE WEEK OF FINAL DISTURBANCE. MULCH SHALL BE MAINTAINED UNTIL A SUITABLE VEGETATIVE COVER IS ESTABLISHED. 11.CONTRACTOR STAGING AREAS AND CONSTRUCTION ENTRANCE LOCATIONS SHALL BE COORDINATED WITH THE OWNER PRIOR TO START OF CONSTRUCTION. STABILIZED CONSTRUCTION ENTRANCE(S), AS SHOWN ON THE PLANS SHALL BE PROVIDED. ALL DISTURBED AREAS SHALL BE RESTORED. 12.ALL CATCH BASINS/DRAINAGE INLETS SHALL HAVE STONED INLET PROTECTION AROUND THEM AND GEOTEXTILE FABRIC OVER THE GRATE TO PREVENT SEDIMENTATION FROM ENTERING THE STORM SYSTEM. 13.TILL ALL COMPACTED SOILS LOCATED IN LAWN AREAS TO RESTORE THE ORIGINAL PROPERTIES OF THE SOIL PRIOR TO SEEDING. 14.THE NYS DEC BLUE BOOK REQUIRES A MULCH APPLICATION RATE OF 2 TONS/ACRE AND A SEED APPLICATION RATE OF 200 LBS/ACRE. 15.IF STRAW MULCH ALONE IS USED FOR WINTER STABILIZATION, THE APPLICATION RATE SHALL BE 4 TONS PER ACRE. OTHER MANUFACTURED MULCHES SHALL BE APPLIED AT DOUBLE THE MANUFACTURER'S RECOMMENDED RATE. 16.WINTER STABILIZATION APPLIES TO ALL CONSTRUCTION ACTIVITIES INVOLVED WITH ONGOING LAND DISTURBANCE AND EXPOSURE BETWEEN NOVEMBER 15TH TO THE FOLLOWING APRIL 1ST. IN AREAS WHERE SOIL DISTURBANCE ACTIVITY HAS TEMPORARILY OR PERMANENTLY CEASED, THE APPLICATION OF SOIL STABILIZATION MEASURES SHOULD BE INITIATED BY THE END OF THE NEXT BUSINESS DAY AND COMPLETED WITHIN THREE BUSINESS DAYS. UTILITY NOTES GRADING NOTES EROSION AND SEDIMENT CONTROL NOTES GENERAL NOTES SURVEY NOTES DEMOLITION NOTES EXISTING PROPOSED DESCRIPTION PROJECT BENCHMARK / CONTROL POINTS UTILITY REMOVAL FENCE REMOVAL SAWCUT TREE PROTECTION OBJECT REMOVAL X X X X WETLAND WETLAND BUFFER OBJECT REMOVAL BORING LOCATIONS TREE/VEGETATION LIMIT CHAIN LINK FENCE BUILDING/STRUCTURE PROPERTY LINE SETBACK LINE EASEMENTS RIGHT-OF-WAY PE ORNAMENTAL FENCE BOARD-ON-BOARD FENCE GUIDE RAIL BLDG ⅊⅊ RETAINING WALL SIGN BOLLARD DECIDUOUS TREE CONIFEROUS TREE FLAG POLE UTILITY POLE WITH LIGHT HYDRANT VALVE CATCH BASIN CLEAN OUT DOWN SPOUTDS INLET MANHOLE END SECTION MANHOLE (SOLID COVER) LIGHT POLE DOUBLE LIGHT POLE TRIPLE LIGHT POLE QUAD CO INLET DRYWELL DRAIN BASIN HANDHOLEHH E UTILITY POLE FLOW ARROW MANHOLE SAMPLING TAP ST UD UD UD STORM LINE WATER LINE OVERHEAD ELECTRIC STORM UNDERDRAIN PIPE UE UE W UNDERGROUND ELECTRIC CATV COMMUNICATIONS CTV CTV G GAS LINE POWER LINEP SIGNAL LINESIG SANITARY LINESA T T TELEPHONE LINE WATER FIRE SERVICE LINEFS SANITARY FORCEMAINFMFM FIBER OPTICSFOFO COMBINED SANITARY AND STORMST-SA FUEL LINES (DIESEL/UNLEADED) MAJOR CONTOUR510 MINOR CONTOUR ℄ OF DRAINAGE SWALE EROSION FENCE SILT SOCK INLET PROTECTION SILT FENCE INLET PROTECTION CHECK DAM 509 FLOW/SLOPE DIRECTION STABILIZED CONSTRUCTION ENTRANCE BIORETENTION OUTLET PROTECTION LIGHT POLE SINGLE BOLLARD LIGHT POLE TREE STUMP OBJECT REMOVAL R.O.W. EXISTING PROPOSED DESCRIPTION 1.WELL COMPACTED SUBGRADE SHALL BE UTILIZED UNDERNEATH CONSTRUCTION OF PAVEMENT AND CONCRETE BASES. 2.ALL STAKEOUT FOR THE PROPOSED SITE IMPROVEMENTS SHALL BE COMPLETED BY A NEW YORK STATE LICENSED LAND SURVEYOR. 3.IF ANY DISCREPANCIES ARE NOTED BETWEEN THESE CONSTRUCTION DOCUMENTS AND INFORMATION PROVIDED OR AN ERROR IS SUSPECT, IT SHALL BE IMMEDIATELY REPORTED TO THE CONSTRUCTION MANAGER AND LABELLA ASSOCIATES PROJECT MANAGER IN WRITING. 4.ANY PROOF-ROLLING OF EXPOSED SUBBASE BY A MINIMUM 10 TON SMOOTH DRUM ROLLER SHALL BE DONE UNDER THE GUIDANCE OF, AND OBSERVED BY, QUALIFIED ENGINEERING PERSONNEL PRIOR TO PLACEMENT OF SUBBASE MATERIAL. THE ROLLER SHOULD BE OPERATED IN THE STATIC MODE AND COMPLETE AT LEAST TWO (2) PASSES OVER THE EXPOSED SUBGRADES. 5.EXISTING WETLANDS DELINEATED BY GZA GEOENVIRONMENTAL, INC. ON 12/21/2023. 6.ADJOINING PARCEL LINES ARE SHOWN FOR REFERENCE ONLY FROM TOMPKINS COUNTY GIS DATABASE, FOR THE TOWN OF ITHACA. SITE NOTES C C D S D Y DRAWING NAME: 6/ 3 / 2 0 1 0 8 : 4 7 : 5 6 A M DRAWING NUMBER: DATE: ISSUED FOR: DRAWN BY: REVIEWED BY: PROJECT NUMBER: © 2025 LaBella Associates VE R S I O N 2 3 . 1 It is a violation of New York Education Law Art. 145 Sec. 7209 & Art. 147 Sec. 7307, for any person, unless acting under the direction of a licensed architect, professional engineer, or land surveyor, to alter an item in any way. If an item bearing the seal of an architect, engineer, or land surveyor is altered; the altering architect, engineer, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signature and date of such alteration, and a specific description of the alteration. 300 State Street, Suite 201 Rochester, NY 14614 585-454-6110 labellapc.com CERTIFICATE OF AUTHORIZATION NUMBER: PROFESSIONAL ENGINEERING: LAND SURVEYING: GEOLOGICAL: EXP:EXP: SOA KS PERMIT NOVEMBER 2025 NEXAMP 101 SUMMER STREET BOSTON, MASSACHUSETTS 02110 BOMBER HEIGHTS SOLAR TROY ROAD ITHACA, NY 14850 2240665 - 137423 Revisions NO:DATE:DESCRIPTION: 1 04/03/2026 PER TOWN COMMENTS SCHEDULE OF CONSTRUCTION ACTIVITIES 1.SCHEDULE A PRE-CONSTRUCTION MEETING WITH TOWN OFFICIALS, OWNER, EMERGENCY SERVICES, UTILITY & OTHER AGENCIES IN ATTENDANCE. 2.SUBMIT EROSION CONTROL MEASURES AND SEQUENCING FOR REVIEW AND APPROVAL BY THE QUALIFIED INSPECTOR. 3.STAKEOUT AND FLAG THE LIMITS OF ON-SITE WETLANDS, IF APPLICABLE. 4.INSTALL STABILIZED CONSTRUCTION ENTRANCE. 5.INSTALL PERIMETER SEDIMENT CONTROLS, SUCH AS SEDIMENT COMPOST FILTER SOCK. 6.INSTALL TEMPORARY CONSTRUCTION MEASURE SUCH AS CONSTRUCTION ROAD, LAYDOWN AREA, CONSTRUCTION AREA, DESIGNATED TOPSOIL STOCKPILE AREA, STAGING AREA FENCING, ETC. 7.PROTECT EXISTING VEGETATION AND OTHER ENVIRONMENTAL FEATURES TO BE PRESERVED WITH ORANGE CONSTRUCTION FENCE OR TREE PROTECTION. 8.CLEAR AND GRUB BRUSH, SHRUBS, AND OTHER DEBRIS WITHIN DESIGNATED AREAS. 9.INSPECT, CLEAN, AND MAINTAIN EROSION CONTROL MEASURES AS NECESSARY AND AS ORDERED BY THE QUALIFIED INSPECTOR. SWEEP PUBLIC OR PRIVATE ROADWAYS, DRIVES AND PARKING AREAS AS NECESSARY TO MAINTAIN CLEAN FROM DEBRIS. RELOCATED AND RESET EROSION CONTROL MEASURES AND CONSTRUCTION FENCING AS REQUIRED TO COMPLETE WORK. ALL APPROPRIATE EROSION AND SEDIMENT CONTROL MEASURES SHALL BE IN PLACE AND FUNCTIONAL BEFORE COMMENCEMENT OF CONSTRUCTION OF ANY SEGMENT OF THE PROJECT THAT REQUIRES SUCH MEASURES. 10.STABILIZE DISTURBED AREAS AND STOCKPILES WITHIN 14 DAYS OF LAST CONSTRUCTION ACTIVITY IN EACH AREA. (7 DAYS IF GREATER THAN 5 ACRES DISTURBED). 11.INSTALL UTILITIES. EXCESS MATERIALS NOT BACKFILLED IN UTILITY TRENCHES SHALL BE REMOVED FROM THE SITE OR SPOILED IN AREAS APPROVED BY THE OWNER. EROSION CONTROL MEASURES ARE NOT REQUIRED AROUND SOILS (EARTHEN MATERIALS) EXCAVATED, SIDE CAST AND BACKFILLED INTO THE TRENCH WITHIN THE SAME DAY. 12.DEWATER EXCAVATIONS AS NECESSARY. PUMPED WATER SHALL BE TREATED TO REMOVE SEDIMENT PRIOR TO DISCHARGE. 13.RESTORE TO EXISTING GRADE AS TRENCH BACKFILLING PROGRESSING. MAINTAIN PROPER SITE DRAINAGE TO PROTECT WORK AREA, ADJACENT PROPERTIES, SWALES, AND OTHER WATERCOURSES. 14.BOX OUT AREAS FOR EQUIPMENT PADS. AS UTILITY REPLACEMENTS ARE COMPLETE, PREPARE THE SUBGRADE AS REQUIRED. 15.INSTALL CONCRETE WASHOUT AREA. NO WET OR FRESH CONCRETE, WASHINGS FROM CONCRETE TRUCKS, MIXERS, OR OTHER DEVICES, OR CONCRETE LEACHATE SHALL BE ALLOWED TO ESCAPE INTO ANY WETLANDS OR WATERS. 16.INSTALL CONCRETE ELECTRICAL EQUIPMENT PADS AND THE APPROPRIATE STORMWATER MANAGEMENT FACILITIES. 17.IMPLEMENT PERMANENT EROSION AND SEDIMENT CONTROL ITEMS. 18.COMPLETE GRADING IF REQUIRED, REAPPLY TOPSOIL, INSTALL PERMANENT SEEDING, FERTILIZER, AND MULCH. 19.CAPTURE, REMOVE, AND DISPOSE OF ACCUMULATED SILT OR SEDIMENT FROM SILT FENCE, CHECK DAMS, INLET PROTECTION, AND SEDIMENT BASINS. 20.CLEAN THE SITE OF ALL INCIDENTAL CONSTRUCTION MATERIALS THAT ARE NOT INCORPORATED INTO THE WORK, AND PROPERLY DISPOSE OFFSITE. 21.SEED, MULCH, AND FERTILIZE TO ESTABLISH VEGETATION AT DISTURBED AREAS NOT DESIGNATED FOR PAVEMENT OR OTHER SURFACES. WHERE SEED DOES NOT GERMINATE OR WHERE WASHOUT, EROSION, RUTTING, OR OTHER DAMAGE OCCURS, REPAIR DAMAGE, RE-SEED AND RE-FERTILIZE AS NECESSARY TO ACHIEVE 80% GERMINATION OVER 100% OF THE SITE. 22.REMOVE ALL TEMPORARY EROSION CONTROL PRACTICES UPON APPROVAL OF FINAL STABILIZATION BY THE QUALIFIED INSPECTOR. DRAWING INDEX C001 COVER SHEET C002 GENERAL NOTES, LEGEND, AND DRAWING INDEX C100 EXISTING CONDITIONS AND DEMOLITION PLAN C101 EXISTING CONDITIONS AND DEMOLITION PLAN C201 SITE PLAN C202 SITE PLAN C401 GRADING AND EROSION CONTROL PLAN C402 GRADING AND EROSION CONTROL PLAN C403 ROAD PROFILE C404 ROAD PROFILE C501 CONSTRUCTION DETAILS C502 CONSTRUCTION DETAILS C503 CONSTRUCTION DETAILS L100 LANDSCAPING PLAN L102 LANDSCAPING PLAN L103 LANDSCAPING PLAN NOW OR FORMERLY PARKER FAMILY LIMITED PARTNERSHIP, BY BRUCE PARKER AND CAROL PARKER TAX ACCT: 49-1-26.4 NOW OR FORMERLY JOHN M. ORAK AND STEPHANIE ORAK TAX ACCT: 49-1-12.3 NOW OR FORMERLY JOHN M. ORAK AND STEPHANIE ORAK TAX ACCT: 49-1-12.2 NOW OR FORMERLY SOUTH HILL RENTALS, LLC TAX ACCT: 49-1-13 NOW OR FORMERLY ERIC S. LEVINE TAX ACCT: 49-1-17.4 NOW OR FORMERLY TROY HEIGHTS, LLC TAX ACCT: 49-1-26.2 NOW OR FORMERLY KURT LICHTMANN TAX ACCT: 49-1-15.2 NOW OR FORMERLY THOMAS J PFAFF AND JANICE PFAFF TAX ACCT: 49-1-10 NOW OR FORMERLY EDWARD SHIPOS AND JUNE SHIPOS TAX ACCT: 49-1-14 NOW OR FORMERLY ERIC LEVINE AND ANNE LEVINE TAX ACCT: 49-1-17.3 NOW OR FORMERLY MICHAEL F CARR AND LORI K CARR TAX ACCT: 49-1-16 NOW OR FORMERLY JEFFREY LACOVELLI AND SALLY LACOVELLI TAX ACCT: 44-1-5.2 NOW OR FORMERLY CHERYL A WELSH AND MARK WELSH TAX ACCT: 44-1-5.3 NOW OR FORMERLY JOHN W WHITE TAX ACCT: 44-1-4.58 NOW OR FORMERLY HERITAGE PARK TOWNHOUSES, INC TAX ACCT: 44-1-4.57 NOW OR FORMERLY NANCY S QUARRIER TAX ACCT: 44-1-4.56 NOW OR FORMERLY NANCY S QUARRIER TAX ACCT: 44-1-4.55 NOW OR FORMERLY JESSICA CAVIN DEBRA LANKFORD DEBRA LANKFORD TAX ACCT: 44-1-4.54 NOW OR FORMERLY TOWN OF ITHACA TAX ACCT: 44-1-5.1 NOW OR FORMERLY TOWN OF ITHACA TAX ACCT: 44-1-5.1 NOW OR FORMERLY BALLARD JUSTIN SMITH JESSICA PARRISH TAX ACCT: 44-1-4.52 OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE TR O Y R O A D 75' FRONT YARD SETBACK 75 ' S I D E Y A R D SE T B A C K 75' R E A R Y A R D SET B A C K 75' R E A R Y A R D SET B A C K LOD LOD LO D LO D LO D LO D LO D LO D LO D LOD LOD LO D LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LODLO D LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LO D LOD LOD LO D LO D LOD LOD LOD SOIL DISTURBANCE ACTIVITIES WITHIN WETLANDS TO BE PILE DRIVEN POSTS ONLY. NO DIGGING OR TRENCHING IS PERMITTED WITHIN THE WETLANDS. EXISTING WETLAND 84,639 SF ±1.943 AC EXISTING WETLAND 214,520 SF ±4.924 AC EXISTING WETLAND 882 SF ±0.020 AC SOIL DISTURBANCE ACTIVITIES WITHIN WETLANDS TO BE PILE DRIVEN POSTS ONLY. NO DIGGING OR TRENCHING IS PERMITTED WITHIN THE WETLANDS. EXISTING CULVERT TO BE REMOVED C100 EXISTING CONDITIONS AND DEMOLITION PLAN C100 1 EXISTING CONDITIONS AND DEMOLITION PLAN SCALE: 1" = 80' N 0'80'160'240' LEGEND EXISTING DESCRIPTION UTILITY POLE OVERHEAD ELECTRIC UNDERGROUND ELECTRIC TREE/VEGETATION LIMIT FENCE PROPERTY LINE SETBACK LINE RIGHT-OF-WAY ⅊ WETLAND WETLAND BUFFER TREE STORM LINE TREE CLEARING WITH STUMP REMOVAL DEMOLITION DATA APPLICANT NEXAMP PARCEL AREA ±61.98 ACRES TREE CLEARING AND GRUBBING ±23.16 ACRES MATCHLINE SEE SHEET C101 DRAWING NAME: 6/ 3 / 2 0 1 0 8 : 4 7 : 5 6 A M DRAWING NUMBER: DATE: ISSUED FOR: DRAWN BY: REVIEWED BY: PROJECT NUMBER: © 2025 LaBella Associates VE R S I O N 2 3 . 1 It is a violation of New York Education Law Art. 145 Sec. 7209 & Art. 147 Sec. 7307, for any person, unless acting under the direction of a licensed architect, professional engineer, or land surveyor, to alter an item in any way. If an item bearing the seal of an architect, engineer, or land surveyor is altered; the altering architect, engineer, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signature and date of such alteration, and a specific description of the alteration. 300 State Street, Suite 201 Rochester, NY 14614 585-454-6110 labellapc.com CERTIFICATE OF AUTHORIZATION NUMBER: PROFESSIONAL ENGINEERING: LAND SURVEYING: GEOLOGICAL: EXP:EXP: SOA KS PERMIT NOVEMBER 2025 NEXAMP 101 SUMMER STREET BOSTON, MASSACHUSETTS 02110 BOMBER HEIGHTS SOLAR TROY ROAD ITHACA, NY 14850 2240665 - 137423 Revisions NO:DATE:DESCRIPTION: 1 04/03/2026 PER TOWN COMMENTS OBJECT REMOVAL NOW OR FORMERLY WILLIAM E. MURRAY AND JEANETTE M. MURRAY TAX ACCT: 49-1-17.1 NOW OR FORMERLY THOMAS HOWARTH TAX ACCT: 49-1-21.4 NOW OR FORMERLY NEW YORK STATE ELECTRIC AND GAS CORPORTATION TAX ACCT: 49-1-25 NOW OR FORMERLY JAMES E. SEMP TAX ACCT: 49-1-30 NOW OR FORMERLY HERITAGE PARK TOWNHOUSES, INC TAX ACCT: 49-1-26.3 NOW OR FORMERLY BALLARD JUSTIN SMITH JESSICA PARRISH TAX ACCT: 44-1-4.52 NOW OR FORMERLY HERITAGE PARK TOWNHOUSES, INC TAX ACCT: 44-1-4.51 NOW OR FORMERLY HERITAGE PARK TOWNHOUSES, INC TAX ACCT: 44-1-4.50 NOW OR FORMERLY COLE LACOVELLI KRYSTINA LACOVELLI TAX ACCT: 44-1-4.50 NOW OR FORMERLY NATHANIEL M VACANTI ELENA PANIZZA TAX ACCT: 44-1-4.48 NOW OR FORMERLY JOHN J FLAHERTY TAX ACCT: 44-1-4.47 OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE 75 ' S I D E Y A R D SE T B A C K 75' FRONT YARD SETBACK 75' R E A R Y A R D SET B A C K LO D LOD LOD LOD LOD LOD LOD LOD LOD LO D LO D LOD LOD LO D LOD LOD LOD LOD LO D LOD LOD LOD SOIL DISTURBANCE ACTIVITIES WITHIN WETLANDS TO BE PILE DRIVEN POSTS ONLY. NO DIGGING OR TRENCHING IS PERMITTED WITHIN THE WETLANDS. NO TREE CLEARING OR GRUBBING WITHIN THE 35' TOWN OF ITHACA STREAM OFFSET C101 EXISTING CONDITIONS AND DEMOLITION PLAN C101 1 EXISTING CONDITIONS AND DEMOLITION PLAN SCALE: 1" = 80' N 0'80'160'240' LEGEND EXISTING DESCRIPTION UTILITY POLE OVERHEAD ELECTRIC UNDERGROUND ELECTRIC TREE/VEGETATION LIMIT FENCE PROPERTY LINE SETBACK LINE RIGHT-OF-WAY ⅊ WETLAND WETLAND BUFFER TREE STORM LINE TREE CLEARING WITH STUMP REMOVAL DEMOLITION DATA APPLICANT NEXAMP PARCEL AREA ±61.98 ACRES TREE CLEARING AND GRUBBING ±23.16 ACRES MATCHLINE SEE SHEET C100 DRAWING NAME: 6/ 3 / 2 0 1 0 8 : 4 7 : 5 6 A M DRAWING NUMBER: DATE: ISSUED FOR: DRAWN BY: REVIEWED BY: PROJECT NUMBER: © 2025 LaBella Associates VE R S I O N 2 3 . 1 It is a violation of New York Education Law Art. 145 Sec. 7209 & Art. 147 Sec. 7307, for any person, unless acting under the direction of a licensed architect, professional engineer, or land surveyor, to alter an item in any way. If an item bearing the seal of an architect, engineer, or land surveyor is altered; the altering architect, engineer, or land surveyor shall affix to the item their seal and notation "altered by" followed by their signature and date of such alteration, and a specific description of the alteration. 300 State Street, Suite 201 Rochester, NY 14614 585-454-6110 labellapc.com CERTIFICATE OF AUTHORIZATION NUMBER: PROFESSIONAL ENGINEERING: LAND SURVEYING: GEOLOGICAL: EXP:EXP: SOA KS PERMIT NOVEMBER 2025 NEXAMP 101 SUMMER STREET BOSTON, MASSACHUSETTS 02110 BOMBER HEIGHTS SOLAR TROY ROAD ITHACA, NY 14850 2240665 - 137423 Revisions NO:DATE:DESCRIPTION: 1 04/03/2026 PER TOWN COMMENTS