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HomeMy WebLinkAboutZBA Minutes 1989-01-04 FILED TOWN OF ITHACA DateU g • Clerk 1 TOWN OF ITHACA ZONING BOARD OF APPEALS JANUARY 4 , 1989 The Zoning Board of Appeals of the Town of Ithaca met on January 4 , 1989 at 7 : 00 P . M . in Town Hall , at 126 East Seneca Street , Ithaca , New York . PRESENT : Chairman Henry Aron , Edward Austen , Joan Reuning , Eva Hoffmann , Zoning Enforcement Officer/ Building Inspector Andrew Frost , Town Attorney John Barney . OTHERS PRESENT : Albert Wright , Jamie Stevens , Larry Foor , Barth Mapes . Chairman Aron stated that all posting and publication of the public hearings had been completed and that proper affidavits of same were in order . The first item on the agenda was the following APPEAL OF BARTH AND MARTHA MAPES , APPELLANTS , REQUESTING A . VARIANCE FROM THE REQUIREMENTS OF ARTICLE IV , SECTION 14 , OF THE TOWN OF ITHACA ZONING ORDINANCE , TO PERMIT A 22 . 5 FOOT DEEP FRONT YARD SETBACK FROM AN EXISTING HOUSE CREATED THROUGH THE PROPOSED SUBDIVISION OF TOWN OF ITHACA TAX PARCEL NO . 6 - 71 - 1 - 49 , LOCATED AT 120 KAY STREET , RESIDENCE DISTRICT R- 15 . Chairman Henry Aron read from the Appeal of Barth and Martha Mapes ( attached hereto as exhibit # 1 ) and referred to a survey map that was presented to Board members . Mr . Mapes addressed the Board and explained the survey map that was presented . He stated that he and his wife purchased the property in 1961 and they were not aware that there was a deficiency in the setback at that time . Chairman Aron asked Mr . Mapes if the cul - de - sac was already in existence when the Mapes bought the property . Mr . Mapes responded that it was . He stated that zoning went into effect just before this house was built , and that the rest of Kay Street was a private road . The neighbors had to deed over the road in order for their house to be built . He said the neighbors requested and put in their deed a 25 year stipulation that they could not give right - of -way to that circle for that length of time . Chairman Henry Aron asked Mr . Mapes the reason for subdividing this parcel at this time , and if he intends to sell • to Mr . Muka or Mr . Parks . Mr . Mapes replied that he intends to sell to one or the other or both parties . Chairman Aron asked Mr . Mapes if either Mr . Parks or Mr . Muka had asked Mr . Mapes of his intent to sell the property to them . Mr . Mapes responded Zoning Board of Appeals January 4 , 1989 2 that they had . Chairman Aron stated that the Board needed to have that information for the record so it knows why he is asking for a subdivision . The public hearing was opened . No one appeared to address the public hearing . The public hearing was closed . Chairman Aron read a resolution from the Planning Board , dated December 6 , 1988 , and attached hereto as Exhibit # 2 . A motion was made by Mr . Edward Austen as follows . RESOLVED , That the Zoning Board of Appeals of the Town of Ithaca grants a variance of 2 1/ 2 feet to permit a front yard setback from the cul - de - sac on Kay Street for the property at 120 Kay Street as shown on the survey map of April 9 , 1988 , revised through September 20 , 1988 , for the following reasons : That it is an existing situation , it does not change anything to this piece of property , it will not affect the health , safety , morals or general welfare of the community ; the proposed use is consistent with the character of the neighborhood ; the use is not detrimental to the general amenities or neighborhood character on grounds sufficient to devaluate neighboring properties or to seriously inconvenience neighbors ; it does not change the access or egress to the area ; it will not change traffic , on condition that Parcel A and B as shown on the survey map of 120 Kay Street , dated April 9 , 1988 , as revised through September 20 , 1988 , be conveyed to Tax Parcel No . 6 - 71 - 1 - 37 . 1 and Tax Parcel No . 6 - 71 - 1 - 37 . 2 , respectively . Mrs . Eva Hoffmann seconded the motion . The voting was as follows . Ayes : Aron , Austen , Hoffmann , Reuning , Nays : None . The motion was carried unanimously . The next item on the agenda was the following . APPEAL OF CORNELL UNIVERSITY , APPELLANT , ALBERT WRIGHT , PROJECT MANAGER , AGENT , REQUESTING SPECIAL APPROVAL , UNDER ARTICLE V , SECTION 18 , OF THE TOWN OF ITHACA ZONING ORDINANCE , FOR THE CONSTRUCTION OF A WAREHOUSE TO BE USED IN CONJUNCTION WITH THE OPERATION OF THE CORNELL CAMPUS STORE AND TO BE LOCATED AT THE " ORCHARDS " OFF NYS ROUTE 366 , TOWN OF ITHACA TAX PARCEL NO , 6 - 68 - 1 - 2 , RESIDENCE DISTRICT R- 30 . Chairman Aron stated that the Zoning Board of Appeals is the lead agency for environmental review . Chairman Aron read a letter from Streeter Associates , Inc . outlining a project description which is attached hereto as Exhibit # 3 . , Zoning Board of Appeals January 4 , 1989 • 3 Albert Wright , Project Manager , addressed the Board . Chairman Aron read from C1 of the Short Environmental Assessment Form ( attached hereto as Exhibit # 4A ) and stated that there seems to be a discrepancy between the square footage in that paragraph and the square footage that is noted in the letter from Streeter Associates , Inc . Mr . Wright explained that the difference is that the 12 , 000 square feet does not include the area of the mezzanine within the building . He stated that generally in architectural terms , the gross square footage is a building that is enclosed by the exterior walls , and that is 12 , 000 square feet . Mr . Wright referred to a map by Haskell -O ' Connor and explained that there is an office area and a storage area that is existing in the other facility and that will be re - located in the new facility . Chairman Aron asked Mr . Wright what he meant by other facility . Mr . Wright referred to a map of the East Hill Plaza that was on the wall of the meeting room and explained that there are two warehouse structures on the property that was graduate student housing at Cornell Quarters . At the Maple Avenue end there are two buildings that the Campus Store used as a warehouse facility now , and in order for the re - development of graduate student housing , Cornell is going to demolish the quonset portion . of that building and remodel and re -use in a different way the other building . Mr . Wright further stated that the mezzanine would be removed from the quonset but to the new warehouse that is proposed to be built , which results in the 14 , 800 square footage figure that is referred to on the environmental assessment form . Chairman Aron referred to the site plan map . He mentioned the different types of storage warehouses that Cornell has already in the area and asked Mr . Wright if he can give the Zoning Board of Appeals a master plan for this area ? Can he tell the Board how many warehouses Cornell is going to build within that area ? Mr . Wright stated that Cornell has had a conceptual Master Plan done and he presented that to the Planning Board the evening before but he did not have it with him tonight . He stated , however , that there is nothing more planned in the immediate future as far as warehouses in that area . Mr . Wright said that the reason the Master Plan was done was to make sure that when they sited this structure they did it in a reasonable manner so it would be put in the right spot and it wouldn ' t preclude the best use of the land in the future and the Master Plan does show several additional structures around it , behind it , and in front of it , but it just indicates that these are likely and reasonable locations to develop additional ® buildings in the future and not necessarily all warehouses . He referred to the map on the wall and explained the possibility of connector roads in the area . Zoning Board of Appeals January 4 , 1989 • 4 Chairman Aron stated that it is important for the Zoning Board of Appeals to know what the future construction by Cornell University looks like in that area . He stated that in order for the Board to know what is going to happen , it needs to have some inclination of whether Cornell is going to create a system there which might be detrimental to the rest of the neighborhood or that might be an advantage to the neighborhood , which at this time it has no way of knowing without a Master Plan . Mr . Wright said that he understood that and that it is unfortunate that he did not bring a copy with him but that he did provide a Master Plan to the Planning Board . Chairman Aron agreed that it is a planning matter rather than an appeals matter but he wished to make clear to Mr . Wright that whatever suggestions are made from the Planning Board to the Zoning Board of Appeals does not mean that the Zoning Board of Appeals necessarily abides by their recommendations . The public hearing was opened . No one appeared to speak for or against the matter . The public hearing was closed . Chairman Aron read Part III from the Short Environmental Assessment Form , which is attached hereto as exhibit # 4B , signed by the Asstistant Town Planner George Frantz and dated December 22 , 1988 . Chairman Aron read into the record the resolution that was passed by the Planning Board at their January 3 , 1989 meeting , which is attached hereto as Exhibit # 5 . Mr . Austen asked Mr . Wright what is considered ' moderate hazard ' in regard to their request . Mr . Wright responded that that is a classification that the NYS Uniform Fire Prevention and Building Code has for a warehouse facility that stores materials such as books and paper products that are tightly packed into cartons and is not a terrible fire hazard , such as newspapers or sawdust or gasoline would be . Mr . Frost asked about a sprinkler system for the building . Mr . Wright assured him that the building will have a sprinkler system installed . Mr . Austen asked if the roadway to that area will be improved . Mr . Wright replied that he does not think so , and certainly not as part of this project . Chairman Aron asked if there is public water and sewer there for the project . Mr . Wright replied that there is public water but not public sewer . He stated that there will be a septic system for the project , which will be handled through the Tompkins County Health Department . Zoning Board of Appeals January 4 , 1989 5 Mrs . Hoffmann questioned Item # 4 on the Planning Board resolution where it refers to ' subject to certain mitigation measures ' . Town Attorney Barney responded that he thinks it refers to any items that could have created environmental problems which have been addressed and have been corrected or mitigating measures have been taken . He stated that this was not a conditional negative declaration or recommendation to the Zoning Board of Appeals . Mr . Austen asked Mr . Wright how much more storage space will this proposed building give Cornell . Mr . Wright replied that actually it is less , the two buildings on Maple Avenue are about 15 , 000 gross square feet but they are not very high , particularly the quonset hut , so in a footprint size of the 12 , 000 square feet , this is less but it is taller and a storage helping system will be used with a forklift truck to reach the higher storage racks . He stated that it will be a more efficient facility . Mr . Wright said that it will be 20 feet clear inside under the structure , the eave height is 23 feet , and from the lowest point to the gable is 29 feet , which is just within the limit of height requirements . Mrs . Hoffmann inquired of Mr . Wright which are the three months when there would be more traffic involved . Mr . Wright responded that he thinks that there are two peak months . They would be between semesters , probably January and August . Chairman Aron requested of Mr . Wright that he supply members of the Board of Zoning Appeals and the Zoning Officer with copies of the Master Plan . Mr . Wright replied that he would do that , but he would like to caution the Board that the master plan is conceptual and it doesn ' t mean that Cornell is necessarily going to build it that way . Chairman Aron stated that is fine , but that at least it will give the Board some idea of what is going to be happening in the future at that site . Environmental Assessment Mrs . Reuning made the following motion : RESOLVED , that the Town of Ithaca Zoning Board of Appeals makes a negative determination of environmental significance for the warehouse that has been proposed by Cornell University to be located in the Apple Orchards area on Route 366 . Mr . Austen seconded the motion . Zoning Board of Appeals January 4 , 1989 0 6 The voting was as follows : Ayes - Aron , Reuning , Austen , Hoffmann . Nays - None . The motion was unanimously carried . Special Approval Mr . Austen made a motion as follows : RESOLVED , that the Town of Ithaca Zoning Board of Appeals grants Special Approval for the proposed Campus Store Warehouse of 12 , 000 square feet as per drawings of Haskell - Connor , Frost and Foor dated December 19 , 1988 for the proposed storage use as outlined by the Streeter Associates letter of December 16 , 1988 , to replace the storage warehouses being removed on Maple Avenue for the student housing area , with the following findings of fact : 1 . This will not be detrimental to the health , safety , morals , and general welfare of the community , 2 . This will be in harmony with the general area of this storage area , 3 . The premises are reasonably suited for this use ; 4 . The proposed use and location and design of the structure is consistent with the character of the other buildings in the area , 5 . It will not be detrimental to the general amenities or neighborhood character on grounds sufficient to devaluate neighboring properties or seriously inconvenience neighboring inhabitants , 6 . The proposed access and egress for the structure and uses is safely designed , 7 . The general effect of the proposed use upon the community as a whole , including traffic load on public streets , load on water and sewer system , will not be detrimental to the health , safety , and general welfare of the community ; and that no one appeared to speak against this matter for this particular project . Joan Reuning seconded the motion . The voting was as follows : Ayes - Aron , Hoffmann , Austen , Reuning . Nays - None . The meeting adjourned at 8 : 00 p . m . Zoning Board of Appeals January 4 , 1989 • 7 Respectfully submitted , Connie J . Holcomb Recording Secretary Exhibits 1 t ough 5 atttached APPROVED . Henry Aron ',, Chairman THE NEXT MEETING OF THE TOWN OF ITHACA BOARD OF ZONING APPEALS WILL BE FEBRUARY 8 , 1989 . TOWN OF ITHACA FEE : $ 40 . 00 126 East Seneca Street RECEIVED : _ Ithaca, New York 14850 CASH ( 607 ) 273 - 1747 CHECK • ZONING : A P P E A L For Office Use Only to the Building Inspector/ Zoning Enforcement Officer and the Zoning Board of Appeals of the Town of Ithaca , New York Having been denied permission to ruhtlividp 832 R uarP fPPt+f- frim a . 46 parcel at 120 Kay Street Town of Ithaca Tax Parcel No . , A 21 as shown on the accompanying application and / or plans or other supporting documents , for the stated reason that the Issuance of such permit would be in violation of : Article ( s ) 114 Section ( s ) 1- 4 , of the Town of Ithaca Zoning Ordinance , the UNDERSIGNED respectfully submits this Appeal from such denial and , in support of the Appeal , affirms that strict observance of the Zoning Ordinance would impose PRACTICAL DIFFICULTIES and/or. UNNECESSARY HARDSHIP as follows . (Additional sheets may be attached as necessary . ) The p„yiatina hn> > ac is 97 + foet from the road right of way . The frontage defiency would not have any effect G„ the snub ; „ is : o:-. Ue present turn arroist 1 Q + 50feet . The 832 square feet '+/- would be conveyed to two adjacent paacels . ( See enclosed survey plot ) Signature of Owner/Appel i ant Date :Z7la�a. /��� Signature of Appellant / Agent : Date : ADOPTED RESOLUTION : Mapes Subdivision 120 Kay Street Preliminary and Final Subdivision Approvals Planning Board , December 6 , 1988 MOTION by Mr . Robert Kenerson , seconded by Mrs . Carolyn Grigorov : o " WHEREAS : 110 This action is the Consideration of Subdivision Approval with respect to the proposed subdivision of two parcels of 402 sq . ft . and 430 sq * ft . , respectively , from a 0 . 46 acre parcel located at 120 Kay Street , Town of Ithaca Tax Parcel No . 6 - 71 - 1 - 49 . 2 . This is a Type II action for which the Planning Board , acting as Lead Agency for environmental review , has determined that no further environmental review is necessary . 3 . The Planning Board , at Public Hearing .on December 6 , 1988 , has reviewed " Map of Survey , No . 120 Kay Street " , . by Robert Russler Jr . , dated April 9 , 1988 , revised through September 20 , 1988 , to show the proposed subdivision . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board waive and hereby does waive certain . requirements for Preliminary and Final Subdivision Approval , having determined from the materials presented that such waiver w ill result in neither a significant . alteration . of the purpose of subdivision control nor the policies enunciated or implied by the Town Board . 2 . That the Planning Board grant and hereby does grant Preliminary and Final Subdivision Approval to the subdivision as herein proposed , conditional upon the following : a . The granting by the Zoning Board of Appeals of variance of Article IV , Section 14 , or other authorization , to permit a 22 . 5 - foot -deep front yard for the existing house . b . The conveyance of Parcels " A " and " B " to Tax Parcels No . 6 - 71 - 1 - 37 . 1 and - 37 . 2 , respectively , as proposed . Aye - May , Baker , Grigorov , Langhans , Klein , Ken erson , Miller . Nay an None . CARRIED UNANIMOUSLY . Nan6y M . Puller , Secretary , Town of Ithaca Planning Board , December 12 , 1988 . Streeter, Associates, Inc. • EAST WOOOLAWN AVENUE R.Q Box 11a. Elmira New York 14902 Telephone [607) 734 -4151 FAX (607) 732-2952 December 16 , 1988 Town of Ithaca Planning Board PROJECT DESCRIPTION CORNELL UNIVERSITY CAMPUS BOOKSTORE WAREHOUSE Streeter Associates has been contracted by Cornell University to design and build a 12 , 000 sf . Warehouse Facility in the Orchards Area . This building would receive all large deliveries for the Campus Store . Books , school supplies and other materials would be processed and held until needed at the store . This warehouse would employ approximately twelve ( 12 ) people and could increase to twenty ( 20 ) only during three ( 3 ) peak months of the year . The anticipated traffic would involve ten ( 10 ) employee cars , six � ( 6 ) truck deliveries to the warehouse and approximately six ( 6 ) store deliveries per day . The front of the building will have parking for fifteen ( 15 ) cars and two ( 2 ) loading docks . This area is to have a crushed gravel surface . The sides and rear of the building are to be graded to provide good drainage . These areas are to be seeded by Cornell . The building color is to be rustic brown with black trim ( sample attached ) . The building will be made by Butler Manufacturing , per the Elevation Drawings . Responsible parties for this project are : 1 . Cornell Architectural Services - Albert Wright 2 . Streeter Associates , Inc . - James B . Stevens 3 . Haskell , Connor , Frost & Foor - Larry Foor /J13 r GENERAL CONTRACTORS ��! / 14 " 6.4 (2/87)—Text 12 • PMONOMER OJECT I.D. NUMBER 617.21 SEG1R Appendix C State Environmental Quality Review SHORT ENVIRONMENTAL ASSESSMENT FORM • For UNLISTED ACTIONS Only PART I — PROJECT INFORMATION (To be completed by Applicant or Project sponsor) oiliilililio 1 . APPLICANT /SPONSOR 2 . PROJECT NAME Albert Wr - - CU Campus Store Warehouse 3 , PROJECT LOCATION: Cornell University property known as the Orchards off Rt 366 Municipality Town of Ithaca county 4 . PRECISE LOCATION (Streetaddress and road Intersections, prominent landmarks, etc., or provide map) On private road on Cornell University . property known as the Orchards off Dryden. Road / Route 366 . 5 , IS PROPOSED ACTION: 2 New ❑ Expansion ❑ Modification/alteratlon 6 , DESCRIBE PROJECT BRIEFLY: Construction of pre- engineered steel Warehouse to replace an existing facility of approximately 12 , 000 GSF containing an office / storage mezzanine of approximately 2 , 800 GSF . Use classification is C4 . 2 Moderate Hazard Storage . Construction Class is Type 2B (Non- Combustible).-7, AMOUNT OF LAND AFFECTED: Initially • 9 acres Ultimately • 9 acres 8 . WILL PROPOSED ACTION COMPLY WITH EXISTING ZONING OR OTHER EXISTING LAND USE RESTRICTIONS? . ® Yes ❑ No If No, describe briefly 9 . WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? ❑ Residential ® Industrial ❑ Commercial ® Agriculture Park/Forest/Open space ❑ Other Describe: 10 , DOES ACTION INVOLVE A PERMIT APPROVAL, OR FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL AGENCY (FEDERAL, STATE OR LOCAL)? ❑ Yea ® No If yes, list agency(s) and permit/approvals 11 . DOES ANY ASPECT OF THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL? ❑ Yes ® No If yes, list agency name and permit/approval 12 . AS A RESULT OF PROPOSED ACTION WILL EXISTING PERMIT/APPROVAL REQUIRE MODIFICATION? ❑ Yes ® No I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: Date: • Signature: ® If the action is in the Coastal Area , and you are a state agency, complete the Coastal Assessment Form before proceeding with this assessment OVER � � Hi13 71 • kART_11 - EnyirQnmental.Azaeaament - Cornell University Campus Store Warehouse , Apple Orchards . A . Action is an Unlisted Action B . Action will receive coordinated review ( Planning Board , Zoning Board of Appeals ) ctiQn..xeQult n_anY_advere4_ Qff.Qota_on�_to_or-ariaing f rQm_the following : C1 —_ Exiating_air_quality_ urfaoeor_groundwater sualitY_or quantity , noise_ lev_elsy_exiting_trat �e patterns1nolid Waste productionor_dispoaal._Potential fQr-eroaion . drainage or tlood_ing_Prohlamaf' No significant adverse effects are expected . Proposed project is the construction .of a +./ - . 14 , 800 sq . ft . warehouse / receiving facility for the Cornell University Campus Store . The proposed facility house Campus Store receiving and warehousing operations to be relocated from its 'existing facility on Maple Avenue . The proposed facility is expected to generate between 40 and 50 truck and automobile trips per day during most of the year , and between 70 and 80 trips during peak usage periods . ( ITE TriP_S�QneratiQn_flanslhQQk ) This traffic is not expected to have any adverse . impact on existing traffic patterns in the area . Relocation from the existing location. on Maple Avenue will remove an incompatible land use and attendant truck and auto 'traffic from a residential area . C2ft AeathetiQ � �griQu�,tsaral��rcheolo iQa _haa oriQ�_Qr other natural_or cultural resources1. or community or neighhorhood character ? No significant adverse impacts are expected . The site of the proposed facility is in an area of similar university - related receiving/warehouse facilities . No agricultural lands will be impacted by the proposed facility . No residential areas exist within the vicinity of the proposed project . EUs Vegetation or fauna,.11,ah, shellfish or wildlife e eiee�_aignifiQant_hahitatz . Qrthreatened_or_QndAngerad a�Qieei No significant habitats or threatened or endangered species are known to exist on the site . �4�__A_QQmm�anitY_s._Qasint ing_Plans or_gQal�._as._Qf f i�.iallx ® adopted _Qr_a_ohang�_in_�a �4_Q �_� n#�nQ�. y_Qi_u44_Qt_land_Qr_QthQr naturals ourcea The proposed facility represents a minor increase in land use intensity , namely the conversion of approximately 0 . 9 acre of ,E X11113 / 7 # zl )09 undeveloped land to commercial / industrial use . No significant adverse impacts to existing community plans or goals as official - ly adopted are expected . like y_to _be_indnced_by tbe _P PQ d_�e Qn? None anticipated . arm , _��am�ai� iy�_Q �_gh _� f _nQ i. dent i. f ied_in_C 1 - C 5 ? None anticipated . gu.antity_pr tzRe_ofenergyj? None anticipated . likgjY_1Q_hegQnoQxay_r!aeILQ potential_.adverisa_e11yirgnmenlaI impaata. ® No controversy related to potential adverse environmental impacts is expected . EART III Based on the information and analysis above , as well as supporting documentation supplied by the applicant , a negative determination of environmental significance is recommended for the proposed action . Lead Agency : Town of Ithaca Zoning . Board of Appeals Reviewer : George R . Frantz , Asst . Town Planner Review Date : December 22 , 1988 F 13iT 17Z •f+ Cornell University Campus Store - 1 - Warehouse Facility Apple Orchards Area , near Rt . 366 and Game Farm Road Report to the Zoning Board of Appeals Planning Board , January 3 , 1989 * * * * * * * * * * * * * * * * * * * * * ADOPTED RESOLUTION : Cornell University Campus Store Warehouse Facility Apple Orchards Area , near Rt . 366 & Game Farm Rd . Report to the Zoning Board of Appeals Planning Board , January 3 , 1989 MOTION by Mrs . Virginia Langhans , seconded by Mr . Robert Kenerson : WHEREAS . 1 . This action is the Consideration of a Report to the Zoning Board of Appeals with respect to - a Request for Special Approval , pursuant to Article V , Section 18 , Paragraph 4 , of the Town of Ithaca Zoning Ordinance , for the construction or a 14 , 800 sq . ft . warehouse facility for the Cornell Campus Store , proposed to be located in the Apple Orchards area of Cornell University , approximately 1 , 300 feet south of NYS Route 366 and 1 , 800 feet west of Game Farm Road , on - , Town of Ithaca Tax Parcel No . 6 - 64 - 1 - 2 . 2 . This is an Unlisted action for which the Town of Ithaca Zoning Board of Appeals is legislatively determined to act . as Lead Agency in coordinated review . The Town of Ithaca Planning Board is an involved agency in coordinated review . 3 . The Planning Board , at Public Hearing on January 3 , 1989 , has reviewed the proposed site plan , environmental assessment form and review , and other submissions related to this proposal . 4 . The Town Planning Department has recommended that a negative determination of environmental significance be made for this action , subject to certain mitigation measures . THEREFORE , IT IS RESOLVED : 1 . That the Planning Board recommend and hereby does recommend to the Zoning Board of Appeals that a negative determination of environmental significance be made for this action . 2 . That the Planning Board , in making recommendation to the Zoning Board of Appeals , determine and hereby does determine the following : a . There is a need form the proposed use in the proposed ® location . �r Cornell University Campus Store - 2 - Warehouse Facility Apple Orchards Area , near Rt . 366 and Game Farm Road Report to the Zoning Board of Appeals Planning Board , January 3 , 1989 b . The existing and probable future character of the neighborhood will not be adversely affected . c . The proposed change is in accordance with a comprehensive plan of development of the Town . 3 . That the Planning Board report and hereby does report to the Zoning Board of Appeals its recommendation that the request for Special Approval for the proposed Campus Store Warehouse be approved . Aye - May , Baker , Langhans , Kenerson , Lesser , Miller . Nay - None . CARRIED UNANIMOUSLY . Nancy M . Fuller , Secretary , Town of Ithaca Planning Board , January 4 , 1989 .