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HomeMy WebLinkAboutPB Minutes 1982-05-04 v TOWN OF ITHACA PLANNING BOARD MAY 41 1982 The Town of Ithaca Planning Board met in regular session on Tuesday , May 4 , 1982 in Town Hall , 126 East Seneca Street , Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , James Baker , Virginia Langhans , Bernard Stanton , Carolyn Grigorov , Edward Mazza , David Klein , Lawrence Fabbroni ( Town Engineer ) , Lewis Cartee ( Building Inspector ) , Peter Lovi ( Planner ) , Nancy Fuller ( Secretary ) . ALSO PRESENT : John Majeroni , Shirley Egan , Nancy Ostman , John A . Bentkowski , Leslie Dotson , James A . Bentkowski , Marty Newhart , Joanne Bonanni , George Kugler ( Town Councilman ) , Henry Aron ( Chairman , Zoning Board of Appeals ) , Tamar Sherman ( Ithaca Journal ) . Chairman May declared the meeting duly opened at 7 : 35 p . m . APPROVAL OF MINUTES - February 2 , 1982 . • Mrs . Gricrorov stated that her name should be deleted from the second line of the sixth paragraph on page 3 . MOTION by Mr . Bernard - Stanton , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Town of Ithaca Planning Board approve and hereby does approve the Minutes of the February 2 , 1982 meeting of the Planning Board as amended by the deletion of the reference to Mrs . Grigorov appearing on page 3 , paragraph 6 , line 2 , of said Minutes . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Langhans , Stanton , Grigorov , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . REPORT OF THE BUILDING INSPECTOR Mr . Cartee reported that 9 building permits were issued in the month of April. 1982 for $ 288 , 885 . 00 in improvements , as compared to 4. building permits in April 1981 for $ 15 , 340 . 00 in improvements . • REPORT OF THE TOWN ENGINEER ,1 Planning Board 2 May 41 1982 . Mr . Fabbroni reported that the transit services are going very well with East Ithaca Transit and Northeast Transit continuing to show high ridership numbers . He commented that it will be interesting to see the results from April , adding that traditionally ridership has been on the down side in April and May . Mr . Fabbroni ,stated that the March ridership was up higher than usual on both Northeast Transit and East Ithaca Transit , Mr . Fabbroni stated that some expanded summer service is planned including shuttle service to Cass Park through transfers from East Ithaca and Northeast to commence May 24th , Mr . Fabbroni reported that he is trying to finish up seeding behind DeWitt , commenting that the weather has been cooperating , but the rocks have not . He stated that there is not that much top soil to start with , the project being somewhat of a matter of creating something out of nothing . Mr . Fabbroni reported on SOS projects ( Safer Off - System ) , noting that the State SOS program is for a series of improvements to roadways for increased safety . Mr . Fabbroni reported that the present improvement under this program is elongating culverts on Stone Quarry F:oad and Burns Road . He noted that in the past when one comes to the culverts all of a sudden one finds two widths , adding that this is a very unsafe situation which will largely be resolved by this project which the Town started with the State • about four years ago . Mr . Fabbroni stated that the program involves $ 50 , 000 . 00 in State aid to the Town . Mr . Fabbroni reported , in connection with the Coddington Road Water Improvement , that the pre - construction conference has been held and the project will get underway as soon as all the pieces of paper are in place . He stated that LaFayette Pipeline was awarded the job with a bid of around $ 83 , 000 , commenting that his research has indicated that they are a very good and reputable firm . Mr . Fabbroni stated that he is looking for that job to start quite soon pending review of the supporting documents under the contract . He said that it should take about a month to complete the job which entails an 8 " line about 4 , 000 ' long . Mr . Fabbroni reported that he is expecting the East Ithaca Bikeway Licen .: e from Cornell any day now . Mr . Fabbroni stated , referring to cooperation , that Cornell University has been cooperating very well on the needed Fall Creek work and mentioned both Cornell Utilities and Cornell Plantations offices . Mr . Fabbroni described briefly the separate project involving the Soil Conservation Service ( SCS ) and the retaining wall . Moving on to the Parks Program , Mr . Fabbroni reported that the Public Works Committee has approved the continuation of the parks program for the summer of 1982 . He stated that the Town has made application for 11 CETA workers with it being reasonable to expect six . Planning Board 3 May 4 , 1982 Mr . May .inquired about the Civil Engineering students from Cornell who made a presentation to the Board on April 13th and who are working on their proposal for the pavilion in Eastern Heights Park , wondering if the Board should take some action at this meeting . Mr . Fabbroni stated that no action should be taken at this time , adding that their timetable has been lengthened by things out of their control , for example , they are in an examination tonight . Mr . Fabbroni stated that the students have some general common notions of what they are going to come out with during the next month and then they will be back in September and present a final plan for better collective action . Mr . Fabbroni reported on the Valley View Road sewer project which is in process and about half -way done . Mr . Fabbroni stated that things are moving along and the weather always helps - - when it is cooperating . Mr . Stanton inquired about the big rocks in Fall Creek . Mr . Fabbroni stated that he will not touch this situation and see what comes from it . He commented that the Plantations view of the situation is key to much of the approach . • REPORT OF THE TOWN PLANNER Mr . Lovi _reported that since he last spoke with the Board , he has had an opportunity to finish compiling and entering on the word processor a first draft of the proposed subdivision regulations . He stated that a copy has been printed for staff comments , adding that he has received some pithy comments from the staff . Mr . Lovi stated that he hoped that by the next regular meeting there should be a copy for the Board members . He commented that the proposal is longer than the existing regulations and a good deal more detailed . Mr . Lovi discussed the proposal for a site plan review document about which there has been some talk in terms of a drawing out of the zoning ordinance those portions pertaining to site plan review . He stated that he has begun with the regulations proposed in the proposed zoning law and made them the base of a parallel document . Mr . Lovi stated that he would appreciate comments or suggestions at any time . Speaking to the utilization of the computer , Mr . Lovi pointed out that one of the agenda items , the Comprehensive Plan , is a good example of such utilization . In other computer news , Mr . Lovi reported that there is upcoming a full - day seminar in Endicott at IBM with four members of the staff going , including Mrs . Fuller . PUBLIC HEARING : CONSIDERATION OF PRELIMINARY SUBDIVISION APPROVAL • FOR 20 - LOT SUBDIVISION , TROY ROAD AND KING ROAD EAST , TOWN OF ITHACA TAX PARCEL NO . 6 - 44 - 1 - 4 . 32 . PAUL B . ERDMAN . Planning Board 4 May 4 , 1982 Chairman May declared the Public Hearing in the above -noted matter duly opened at 7 : 55 p . m . , and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 26 , 1982 and April 29 , 1982 , respectively . Mr . Bentkowski appeared before the Board and noted that the Secretary had forwarded copies of the proposed subdivision plan and both a short form and long form EAF ( Environmental Assessment Form ) to the Board members . Mr . Bentkowski displayed a larger general plan on the bulletin board , said plan being entitled " Ithaca College Land Holdings " . Mr . Bentkowski stated that his was a very simple request , being to initially subdivide the road frontage along Troy and East King Roads into lots of 100 ' x 2001 , though some lots run up to 145 ' . Mr . Beritkowski pointed out a 60 ' access way off Troy Road into future subdivision . Mr . Bentkowski indicated the way the land slopes down and stated that initially the provisions for drainage will utilize the way it is presently with later , as development occurs , the swale being relocated . Mr . Bentkowski stated that there is public water and he indicated the sanitary sewer and manholes . He indicated the Town of Ithaca - owned pump house and the Town of Ithaca water tank nearby and commented about the pump house location and its bearing on water pressure by gravity feed . • Mr . May asked if he were correct in thinking that Mr . Bentkowski ' s proposal does not involve actually building anything . Mr . Bentkowski replied that that was correct ; the owner is only interested in selling lots . Mrs . Langhans asked that Mr . Bentkowski describe the terrain again . Mr . Bentkowski did so , summing up with the comment that the land runs from very high to low . Mrs . Grigorov commented that there is a great view up there . Mr . Bentkowski agreed that it is a beautiful view . He added that the proposed name for the subdivision is " King ' s View Heights . " Mr . Klein stated that he was concerned about subdividing only along the road frontage and the talk of reversing the swale . Mr . Bentkowski replied that , quite . simply , it is economics . He commented that it costs a fortune to build roads . Mr . Bentkowski added that this is the quickest and best way to get some of the burden off the landowner . Mrs . Grigorov noted that only one entrance is proposed and asked if that were enough . Mr . May stated that he would be concerned about that also , noting that Parcel # 4 . 32 is very large . Mr . Fabbroni asked about the status of the lands to the west . Mr . Bentkowski described a complicated ownership resulting from the • bankruptcy in the mid - 70s . Planning Board 5 May 4 , 1982 • Mr . Marty Newhart , 171 East King Road , stated that he had a problem with the King Road entrancing or exiting . Mr . Bentkowski said that Mr . Newhart was right , adding that there should be another exit ori to Troy Road , Ms . ShirlE! y Egan , Associate Counsel , Cornell University , spoke in depth about the 6 . 15 acre swamp owned by the University , the neighbor to the west of the parcel in question . She described the swamp as a prehistoric anomaly with certain seeds and species of plants growing there that , in layman ' s terms , should not be there , thus making the swamp very unique . Ms . Egan pointed out that the Tompkins County Environmental Management Council lists some 57 acres as unique and the University owns 6 . 15 acres . Ms . Egan described the land and its contents as very fragile . Ms . Egan noted that at the time of the original application nine years ago , there was a commitment by the then developer to work with Cornell University very closely as development continued beyond the 60 units initially approved . Ms . Egan stated that those original agreements did not prove satisfactory . She stated that we need to look at this again very carefully in the same manner as it was carefully looked at then taking into account what has happened since then - - the pond , the concrete that has been laid , and so on - - and how the swamp has been affected . Ms . Egan spoke of the EAF that had been submitted , noting that all " noes " had been checked except for " add. houses " and " add drainage " . Ms . Egan pointed out • that the water that is there in the swamp is needed and should not be added to or taken away from . Ms . Egan commented that it is just not a matter of a fence around the 6 acres . Mr . Newhart stated that he lives across the street . He stated that he would like to know where Cornell was ten years ago . He stated that Erdman cleared the land ; took down all the trees . He described the trash that is there now ; the people using the pond , camping , and garbage . Ms . Egan stated Cornell University was here en masse ten years ago . Mr . Newhart stated that he thought if it is not developed , it is just going to get worse . He stated that it is sickening what is back there . Mrs . Grigorov inquired if the pond is a natural pond . Mr . Bentkowski statE� d that it was put in by Erdman . Ms . Egan stated that Erdman owns a great deal of land , not Just the portion along Troy and King . Mr . Bentkowski pointed out that it is 3 / 4 of a mile from the subdivision area to the Cornell University land .; . Mrs . Grigorov asked why this particular proposal buffers Cornell land . Ms . Egan replied that it is because it is only a part of a largE! r area . Mrs . Grigorov commented that one cannot expect them to just leave it undeveloped . • Chairman May asked if there were any further questions or comments from the public . There were none . Planning Board 6 May 4 , 1982 Chairman May declared the Public Hearing closed at 8 : 30 p . m . Mr . May asked Mr . Fabbroni for his comments . Mr . Fabbroni responded as follows : 1 . Tie down who would construct or be responsible for the construction of the diversion ditches that are largely going to protect the properties on Troy Road , 2 . As Town Engineer , he would require a manhole every 300 ' regardless , repeating that in order to develop lots , the Town would need a manhole every 300 ' . Mr . Fabbroni commented that when they put in the sewer it is more than likely that they did not put in manholes every 3001 . He added that he would require that it be clear who would be responsible for that , stating that somebody must be responsible for that from the beginning „ 3 . That there be a fire hydrant within 500 ' of every lot along the water main , which means that they be spaced no more than 1 , 000 ' apart . 4 . Mr . Fabbroni stated , referring to open space , that the Town would ask that 10 % of the area being subdivided be left as open space , i . e . , three acres . He stated that his • recommendation would be , since the same owner owns the adjacent land , that that be the area of the three acres and could be adjacent to the special swamp . He commented that it will probably be shown that it is larger than the area that Cornell University controls . Mr . Fabbroni stated that the land all drains away from the bog . He noted that the proposed subdivision fronts on existing highways and no additional development of the land is needed since the utilities are already in and the land is zoned for single and two - family lots . Mr . Fabbroni said that other than his previous points , he would like to comment about proposed lot # 20 . He stated that with the 14YSEG easement across it , he was wondering how they can place a lot such as # 20 . Mr . Fabbroni suggested making lot # 15 smaller and lot # 20 larger . Mr . Bentkowski stated that he would incorporate lot # 20 into lot # 19 and thus make it a 19 - lot subdivision . Mr . Fabbroni said that finally he would want to see the finalized water and sewer easements on the final map if they are not already shown . Mr . Fabbroni added that , as part of any subsequent subdivision , the Town would require an additional right of way for access somewhere north of the Town of Ithaca water pump house on Troy Road . Mr . Fabbroni also added that the drainage should be clear on the final subdivision plan that is recorded . Mr . Klein inquired if that should be done prior to final approval . Mr . Fabbroni stated that that would be best . Planning Board 7 May 4 , 1982 . Mr . Bent .kowski inquired if , prior to development , the responsibility of the manholes and hydrants is the developer ' s . Mr . Fabbroni stated that it is . Mr . Fabbroni pointed out that the Town of Ithaca Benefit Formula allows a developer five years prior to full assessment . He commented that , as far as water and sewer goes , it would seem cheaper to do it all in one package . He suggested that if the developer wants one hydrant at a time at pre - approved locations , that is okay . Mr . Klein wondered what the control is in such matters , to which Mr . Fabbroni replied , as an example , the filing of a letter in the miscellaneous records drawer of the County Clerk ' s Office to the effect that the Town will not approve any building permits beyond that . Mr . Fabbroni stated that the matter could be handled all in one meeting or in another separate meeting for final approval consideration . He noted that his suggestions are related to final approval . There fol =lowed further discussion of the park area and its possible relationship to the swamp . Mr . Stanton stated that he would feel better with considering preliminary approval and continue at another time for final consideration in order to get all this on a map to see the pieces that Mr . Fabbroni was talking about , such as hydrants , ditch , etc . • It was noted also that the EAF short form had two yesses marked which therefore requires the EAF long form . Mr . Fabbroni noted that an EAF long form was submitted also but that some fair attempt thereon has to be made as to a statement about traffic , parking , the swamp , etc . He suggested that a revised EAF long form be submitted . MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Bernard Stanton : RESOLVED , that the Town of Ithaca Planning Board grant and hereby does grant Preliminary Subdivision Approval for a 19 - Lot Subdivision of a portion of Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 32 fronting on King Road East and Troy Road , Paul B . Erdman , Owner , John A . Bentkowski , Agent , subject to the resubmission of Long Form Environmental Assessment Form and subject to the followincl details being forthcoming : 1 . Drainage details . 2 . Manholes , hydrants details . 3 . Easement delineation . 4 . Delineation of open space . 5 . Delineation of right of way for future development if made to the north . 6 . Subdivision of 19 lots . • 7 . All in accordance with the Town Subdivision Regulations ; and , Planning Board 8 May 4 , 1982 • FURTHER RESOLVED , that the Town of Ithaca Planning Board will consider Final Subdivision Approval in two weeks , being May 18 , 1982 , at 7 : 30 p . m . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Langhans , Stanton , Grigorov , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . Chairman May declared the matter of the consideration of preliminary subdivision approval of the proposed 19 - lot subdivision at Troy and East King Roads duly closed at 9 : 00 p . m . PUBLIC HEARING . CONSIDERATION OF REZONING PROPOSAL , FROM RESIDENTIAL - 15 TO MULTIPLE FAMILY , FOR SITE PLAN APPROVAL OF 120 UNITS ON 30 ACRES , EAST KING ROAD , TOWN OF ITHACA TAX PARCEL N0 , 6 - 44 - 1 - 4 . 31 . SIBLEY REAL ESTATE SERVICES , JOHN BENTKOWSKI , AGENT . Chairman May declared the Public Hearing in the above - noted matter duly Opened at 9 : 00 p . m . , and accepted for the record the Clerk ' s Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on April 26 , • 1982 , and April 29 , 1982 , respectively , together with the Secretary ' s Affidavit of Service by Mail of said Notice of Public Hearings on the various neighbors of the property in question , on parties who have interest , and on the parties to the action , on April 28 , 1982 . Mr . Bentkolaski again appeared before the Board to present the proposal for the 30 acre parcel , Parcel No . 6 - 44 - 1 - 4 . 31 . The Board members had each received , with their agenda , copies of completed EAFs ( both short and long forms ) , and two reductions of plans that had formed a part of the " original Beacon Hills project " , 1972 - 1973 . Mr . Bentkowski described the Beacon Hills project as it began in 1973 , stating that site development took place - - sewer , water , dam , banked ponds , pads for the development of 60 units of clustered housing . Mr . Bentkowski commented that , frankly , the project went bu :Dt . He stated that about 900 of the site work has been completed , adding that there is a big pile of top soil up there . Mr . Bent. kowski stated that what was started at this site is just not economically feasible now . He cited " real " interest rates at 1620 . .. He stated that at this point the developer is asking the question - - can we use the features that are there , the periphery thereof ? He described the proposed development as rolling development , i . e . , build one part and see how it goes from a standpoint of economics and financing . Mr . Bentkowski pointed out • that there are 3 - 4 million dollars in this project right now . He stated that the feasibility is there , but it is on a knife edge economically . He added that now is the time for it to be Planning Board 9 May 4 , 1982 . determined whether the project is simply one man ' s folly , or , to rejuvinate it and put it on the tax roll . Mr . Bentkowski stated that the best usage , now , is as an apartment complex - - one - and two -bedroom units - - the larger buildings containing 8 apartments , the smaller , 6 apartments . He added that whichever size is dependent on how the water and sewer lines work out . Mr . Bentkowski stated that they want to tap into what is already there - - utilize the foundations that are presently there . Mr . Bentkowski noted that the proposal for a number of apartments per building and occupancy is the reason they are requesting a rezoning . Mr . Bentkowski commented that preliminary studies on the ecology in the area have all been done . He noted that the sewer line is an 8 " line and , as an example , if originally carrying 10 gallons per hour , would now carry 20 gallons , but , the 8 " line is still more than sufficient . He stated that the same is true with water . Mr . Bentkowski stated that it is their hope to put this property into some kind of economical usage , noting their ultimate goal of 120 units on all of the exact same pads that are there . He stated that , as far as height , the structures will be no higher than the original structures planned , and the number of dips in the roofing will be less since that would keep the cost down . Mr . Bentkowski stated that the Architect is Lawrence Hoffman who is working on an hourly basis with him . He said that Mr . Hoffman is not the original architect . He said that Mr . Hoffman is basically working on 4 units - - a set of drawings for 4 units . Mr . Bentkowski described the development plan as being very gradually set up and taking two to three years . He said that now there is the question of construction ; of time . He commented that one has to rent by August or forget it for another year . Mr . Bentkowski stated that it was his hope to get at least one structure in . Mr . Bentkowski stated again that they are not changing one things except for the number of units , everything is identical . Mr . Bentkowski described their objective of $ 26 - $ 30 per square foot of construction costs as pretty tight . Mr . Newhart stated from the floor that he hoped we are not talking about a " Gaslight Village " here , or a " Covered Bridge Apartments " . Mr . Bentkowski stated that he did not want that , adding that at this juncture they are asking for a rezoning . Mr . Fabbroni offered the following in describing the reason for the rezonincJ request : the developer wishes to have 6 units in each building , actually up to 8 units in each building , and further , the original 60 units approved in Phase I were clustered . He pointed out that by proposing more than six units per building there is the need for rezoning to multiple , and further , the • occupancy regulations that apply to cluster , do not apply to multiple . Planning Board 10 May 4 , 1982 . Mr . Fabbroni stated that he would feel uncomfortable with rezoning the piece of land without having it tied to a specific site plan like this was , done in more detail , even in view of the exact review as careful and tedious as it was at that time . He said that he cannot really support the proposal from merely the rezoning aspect because , if you do so , you could have someone simply purchase the land and , since it would be multiple , they could build at 14 units per acre . Mr . Fabbroni stated that there is room to let this occur in stages . Ms . Egan :Mated from the floor that this parcel is much closer to the bog area . She stated that Mr . Bentkowski has said that nothing is changed , however , she would point out that now it is twice as dense „ Ms . Egan stated that she checked over the EAF and noted the " noes " marked insofar as the questions referred to adjacent areas ., She pointed out that the bog is a special land area with fragile plant life there . Ms . Egan asked that the Board not take at facie value this EAF with all " noes " checked . Ms . Egan asked that the Board grant time for Cornell University to prepare properly for the presentation of its thoughts . She asked the question , with regard to what was begun up there : " Does it point us in any particular direction now ? " Mrs . Grigorov stated that since so much work was done it would be interesting to see the results on the bog , if any . Mr . Mazza pointed out that the developer is planning things on what has • already been done . Mr . Majeroni , of Cornell Real Estate , pointed out that residential uses in and of themselves affect the land , for example , the use of herbicides by homeowners on their gardens . Ms . Egan reminded the Board of the commitment by Beacon Hills in the past to work with Cornell as the development proceeded past Stage I in order to protect the bog . Mr . May stated that the Planning Board is not the lead agency in this particular matter , it being a request for rezoning , but he would advise Mr . Bentkowski that the EAF ( long form ) as here presented is not: accurtate or complete . Mr . Bentkowski stated that he was only dealing with what is already there and completed the form on that basis . He stated that he is not changing anything at all except for a. different type of structure . Mr . Fabbroni suggested that Mr . Bentkowski really has to look at this almost in terms of describing his project assessment not incrementally - - e . g . , the total acreage is 30 - - even though he is only talking about one now . He pointed out some matters that needed to be referenced on the EAF , e . g . , total acres of impervious surfaces , say 10 , 000 sq . ft . ; vegetation with supporting documents thereon . He pointed out that it is up to the Board to determine • the environmental assessment . Planning Board 11 May 4 , 1982 • Mr . Fabbroni stated that the sewer and water lines would have to be tested . Mr . Fabbroni suggested that the Board would need to see a floor plan , some elevation drawings , a description of the exterior envisioned . MOTION by Mr . Montgomery May , seconded by Mr . David Klein : RESOLVED , that the Town of Ithaca Planning Board adjourn and hereby does adjourn the Public Hearing in the matter of consideration of rezoning proposal , from residential - 15 to multiple family , for site plan approval of 120 units on 30 acres , East King Road , Town of Ithaca Tax Parcel No . 6 - 44 - 1 - 4 . 31 , Sibley Real Estate Services , John Bentkowski , Agent , to May 18 , 1982 , 8 : 00 p . m . , at which time the developer is to submit a detailed site plan , re - submit the .Environmental Assessment Form ( Long Form , EAF ) , and present other information as he might feel is appropriate . There being no further discussion , the Chair called for a vote . Aye - May , Baker , Langhans , Stanton , Grigorov , Mazza , Klein . Nay - None . The MOTION was declared to be carried unanimously . • Chairman May declared the Public Hearing in the above -noted matter duly adjourned at 9 : 50 p . m . CONTINUED REVIEW AND CONSIDERATION OF RECOMMENDATION FOR APPROVAL BY TOWN BOARD OF PROPOSED TOWN OF ITHACA WETLANDS MAP , Mr . Fabbroni stated to the Board that , unfortunately , there are and have been some real problems with the presenting of a Town of Ithaca " Wetlands Map " since the Town has not been supplied , as the City has , with a set of reliable maps from the State of New York and the United States Government . He stated that he and his staff have had to make do with bits and pieces but have been able to take care of the northwest area where dwellings have been added to the proposed map which makes them eligible for sewer . He stated that this has helped remove a lot of the clouds particularly along the Lake . Mr . Fabbroni commented that as far as the Route 13 area goes , Grayhaven Motel was just taken off the map as being a wetland area . No action was taken on the " Wetlands Map " . ( This map includes wetlands and flood hazard areas . ) DEVELOPMENTAL DISCUSSION , TOWN OF ITHACA COMPREHENSIVE PLAN , Each Board member had received a copy of Mr . LoviIs 4 -page report concerning possible topics for the Comprehensive Plan . The • Board noted that Mr . Lovi proposes that the plan will have objective and subjective aspects with the objective aspects describing what is already in place - - existing land uses , Y Planning Board 12 May 4 , 1982 infrastructure ,. population centers , distributions , demographics , and trends - - and further , that objective facts , like slopes and soil composition are measurable and lend themselves to unambiguous analysis . The subjective components of the plan will include those resources and situations which do not easily nor unambiguously lend themselves to measurement or easy analysis , and would include statements of " what should be " as well as " what is . " The Board reviewed the several large topics envisioned as the basis of any plan , each of which has several sub - topics , e . g . , Base Maps ; Economic Data ; Demographics ; Housing Stocks Public Facilities ; Transportation ; Existing Ordinances and Regulations . The Planning Board agreed that matters were off to a good start and discussions would be on - going . ADJOURNMENT Upon Motion , Chairman May declared the May 4 , 1982 meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 30 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board .