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HomeMy WebLinkAboutPB Minutes 1986-02-18 FILED TOWN OF ITHACA Dale-IL/4/9,,9 TOWN OF ITHACA PLANNING BOARD Clerk. I FEBRUARY 18 , 1986 The Town of Ithaca Planning Board met in regular session on Tuesday, February 18, 1986 , in Town Hall, 126 East Seneca Street, Ithaca, New York, at 7 :30 p.m. PRESENT: Chairman Montgomery May, Edward Mazza , Carolyn Grigorov, James Baker, Barbara Schultz, David Klein, Richard P. Ruswick, Esq. (Town Attorney) , Peter M. Lovi (Town Planner) , Nancy M. Fuller (Secretary) . ALSO PRESENT: Town Supervisor Noel Desch, Philip Cohen (WHCU News) . Chairman May declared the meeting duly opened at 7:30 p.m. APPROVAL OF MINUTES - September 17, 1985 MOTION by Mrs. Carolyn Grigorov, seconded by Mrs. Barbara Schultz : RESOLVED, that the Planning Board Minutes of September 17, 1985, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - May, Mazza, Grigorov, Baker, Schultz , Klein. Nay - None. The MOTION was declared to be carried unanimously. APPROVAL OF MINUTES - October 29 , 1985 MOTION by Mr. James Baker, seconded by Mrs . Carolyn Grigorov : RESOLVED, that the Planning Board Minutes of October 29, 1985 , be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - May, Grigorov, Baker, Schultz , Klein. Nay - None. Abstain - Mazza. The MOTION was declared to be carried unanimously. DISCUSSION OF THE COMPREHENSIVE PLAN Mr. Lovi distributed the following MEMORANDUM to the members of the Board. "TO: Planning Board Planning Board -2- February 2 , 1986 FROM: Peter Lovi DATE: February 18 , 1986 RE: Discussion of the Comprehensive Plan Where we are The Planning Board and its staff have been engaged in an ongoing comprehensive planning process for the past three years. During this time the Board has discussed its goals, objectives and priorities. There has also been discussion of the Town' s assets and challenges. Special planning studies, on trailer park locations and land use, have been conducted. Our comprehensive plan has provided timely information for developers, Board members, and the public. Where we are going Over the next several years, our comprehensive plan will be made both more extensive and more detailed. Topic areas, such as historic and architectural significance, may be added to our existing survey data and base maps. Existing land use and physical inventory maps will be updated and revised in a more convenient format and with greater accuracy and detail. This comprehensive planning process has two goals. They are the creation of a unified document (which may be called the 'Comprehensive Plan' , the 'Master Plan' , or the 'Land Use Guide' ) which summarizes principles and policies and serves as a guide for the preparation of land use ordinances and regulations. How we are going to get there 1 . The Planning Board, Town Board and Zoning Board of Appeals should continue to request special planning studies to be done on land use issues . 2 . Staff should begin small--scale base mapping of presently identified physical and cultural information using USGS/DOT reference quadrangles . 3 . Volunteers and student interns should be involved to a greater extent in assisting professional staff. 4 . Public input and direction could be increased through the use of Public Hearings on comprehensive planning issues, community forums or workshops , questionnaires , and discussions in the Town Newsletter. " Chairman May invited Town Supervisor Desch to come to the Board table and join the Board in its discussions. Mr. Lovi stated that, as the Board could see on the Agenda, he had headed the discussion of this -- "Discussion of Comprehensive Plan: (a) Where we are. (b) Where we are going. (c) How we are going to get there. " Mr. Lovi stated that, because we have talked on and off about comprehensive planning and, many times, that conversation has been prefaced by, "Gee, we ought to have more time. " , he thought Planning Board -3- February 2 , 1986 it would be good to go back through the record and really see how much this Board has done on the subject of comprehensive planning, and, what the staff has done as well. Mr. Lovi stated that he had also talked with colleagues of his around the State in similar Towns and the consensus was, when he saw what we have to work with in terms of materials and Boards, he really did not feel so bad. Mr. Lovi stated that, under the heading of "Where we are. " , we have in the last three years discussed, in outline form, and have started to flesh out an outline of what it is we refer to as "The Comprehensive Plan", which is not necessarily a single document that you can point to on a shelf and say -- "This is it; the Town of Ithaca Comprehensive Plan. " Mr. Lovi stated that other States require you to have such a document and further require that your land use decisions be strictly in compliance with it; we do not have that type of requirement in this State. Mr. Lovi stated that, nevertheless, for a progressive Town such as Ithaca, it makes a good deal of sense, even if we do not have just one single document, to still have a document, coupled with a series of policy statements , and supported by up-to-date technical information which supports the studies and decisions that this Board makes in site plans, subdivisions, rezoning requests, and other matters. Mr. Lovi stated that we have the start of that, noting that we have some special reports, although not as many as we will have in the future, and not as many as he thought we could have. Mr. Lovi cited the example of the now proposed local law with respect to mobile home parks and noted that there was a study done covering areas in the Town suitable for mobile home parks. Mr. Lovi stated that that study was discussed at the Town Board level and he thought it informed the Board, and others, in terms of the draft mobile home park law. Mr. Lovi stated that, in the future, this Board should consider making more requests of its staff to provide specific planning studies, be they on specific subjects such as mobile homes, ground water, solid waste, or specific area studies. Referring to area studies, Mr. Lovi noted that area studies have been requested and completed -- for example, the Pennsylvania Avenue/Kendall Avenue area study -- and pointed out that, certainly, those should be requested and others could be requested. Mr. Lovi stated that it was his opinion that these planning studies that are referred to in what he called, the technical appendix, substantiate the general policies that guide this Board in its land use regulations, adding that it includes technical material that the Zoning Board of Appeals can also refer to in its decisions. Mr. Lovi stated that, along with these specialized planning studies, where he thought we are going is toward a much more intensive and accurate survey information collection --- base maps and other technical materials, adding that we have quite a considerable amount of these materials already available to us. Mr. Lovi noted that we have a collection of maps which were prepared in the early and mid-' 70s by the Tompkins County Planning Department, on a County level, and which have been adapted for our use in the Town. Mr. Lovi noted that we also have base maps prepared by the Town staff, as well as base maps prepared by other levels of government, such as the New York State Department of Transportation, New York State Department of Planning Board 44 - February 2 , 1986 Environmental Conservation, and Federal agencies such as the Federal Emergency Management Agency Flood Zone maps. Mr. Lovi stated that what he would like to see staff begin to do, and one of his goals, is to create a base map system using similar scale maps, in other words, larger maps, so that a greater detail could be shown, both in the types of information presented and in the quality of that information. Mr. Lovi stated that a good base mapping system is a very important tool for the professional staff in the office, adding that, to that end, Susan Beeners and he have begun to work with the staff of the Cornell Laboratory for Environmental Applications of Remote Sensing [CLEARS] . Mr. Lovi stated that they have been very helpful, not only in showing us the remote sensing applications but also the good old finished mylar base maps . Mr. Lovi pointed out that this will help provide the bases for the information of a municipality of this size. Mr. Lovi stated that, as a priority for our summer planning intern under The Cornell Tradition, he has suggested that we look for a person with a natural resource background for this project, adding that this would be very important and of high priority for the staff in helping the Boards -- the Planning Board, the Zoning Board of Appeals, and the Town Board -- in developing the comprehensive plan, and further adding that the staff has many demands on their time since there will be quite a lot of subdivision development this year and many site plan approvals before the Board this year. Mr. Lovi, noting that much of the staff time is spent with those developers, stated that, in order to make our time go farther at no increase in cost to the Town, he recommended, and he thought this Board should consider, a mechanism to get a higher degree of volunteer participants -- skilled people in the community who would be willing to donate their time and energies and skill in developing base maps and the other information that would go into the technical appendices of the comprehensive plan. Mr. Lovi stated that he thought those activities could be coordinated by the staff who would answer questions and be there to put together the masses of data from volunteers and student interns . Mr. Lovi offered that, finally, he thought it would make us all feel as if we were spending more time in discussion of the comprehensive plan, it we start receiving a little more feedback from the community in terms of what they think should go into a comprehensive plan. Mr. Lovi, commenting that there is nothing like a lively public debate to make you feel like you are doing something, suggested that, perhaps , the time has come to put a few ideas out in a public forum to see what the public has to say, adding that, perhaps , the second meeting of the month, not necessarily in Town Hail but, with a little preparation, at community sites around the Town, and, the topic should be issues of interest to that local community, where we can get input and feedback from community groups as to what they think the important issues are in terms of land use planning. Mr. Lovi pointed out that what staff can do is of a technical nature -- information, mapping, form, tables. Mr. Lovi, referring to policy alternatives, stated that policy alternatives can be for growth or for restricting growth, adding that, ultimately, it is up to the Town Board, the Planning Board, and the Zoning Board of Appeals to decide what this will be. Mr. Lovi stated that we are making progress in all these areas, adding that we have come a long way from where we were just a few years ago, and in the Planning Board -5- February 2 , 1986 next year or so there will be an obvious difference. Chairman May suggested that he thought we had strayed a little from where he had thought we were, noting that a year ago we were starting to put together what we considered this "comprehensive plan" would be. Chairman May noted that it was also agreed that the comprehensive plan is a "living document" -- something on-going, consisting of many of the items Mr. Lovi talked about tonight. Chairman May recalled that we had started looking at the "preamble" and had some discussion of what we saw the Town as now and what was going to happen in the Town in the next twenty years , for example, with housing. Chairman May stated that we had started looking at how we would put these various documents together -- maybe a skeleton or beginning format of what we are going to call our comprehensive plan. Chairman May stated that last year, he thought, we got somewhat off that track, noting that it was an extremely busy year. Chairman May stated that he was in hopes that we could go back and see where we were and what we were looking at, adding that we all have a different opinion of what that envelope might include, but all of us have an idea of what its goals would be and its contents. Chairman May suggested that it might be best that for a little bit we find out where we were last when we were into that part of it. Chairman May noted that there have been a number of issues that have come up, and stated that we have had several interesting and lively public hearings concerning cluster proposals, and concerning other subdivision regulations at this point, which, he personally thought, was a good question and we need to look at whether they should be looked at again, or whether the Board is happy with them. Mrs. Grigorov wondered if Chairman May meant cluster should be looked at. Chairman May responded that that would be a good one to look at to see whether we are happy with it or not, adding that some proposals have been different from what we envisioned at the time of its adoption, and further adding that we should find out where we were when we were actively pursuing it. Supervisor Desch stated that we have one Town Board member who has specifically asked us to look at the cluster regulations in light of the Zvar Jonson proposal. Chairman May stated that he was not suggesting in any way that we should make changes, however, Grandview is "different" and maybe we need something that would include it, or, maybe not change the regulations anyway. Mrs . Grigorov stated that she did not think the comprehensive plan should be one document only, adding that if it were it would probably never get done. Mr. Mazza asked, if it were in only one document, have we ever looked at what our liability is under that, in other words, what is the Town ' s liability in case someone says -- "But, it says right here that this is so and so. " Chairman May stated that that was a good question, and wondered, whether it be one document or 10,000 things, if that would make a difference. Mr. Mazza responded, yes, it could, adding that we have a preamble in the zoning ordinance, and he has used that preamble in some of his cases, which generalizes and leaves it open. Mr. Mazza stated that he thought we should look at issues, however, the problem with looking at issues and doing something like a cluster ordinance is that we do not look at it unless the situation is presented. Mr. Mazza commented that the Planning Board February 2 , 1986 public is not going to come to a meeting about trailer parks unless they think one is going to be in their neighborhood, so we are not going to get a lively discussion. Mr. Mazza stated that he did think we should look at some of these issues, but keep them as separate issues, and not try to put them together in one document. Mr. Klein noted that Mrs. Fuller has told the Board about planning studies such as the Greater Ithaca Urban Plan which is one document. Chairman May pointed out that there were lots of parts . Supervisor Desch stated that every time you approve a subdivision you indicate that there is a need and that it is part of a comprehensive plan. Supervisor Desch stated that what Mr. Mazza said is important, adding that if you have a specific plan somebody could claim that what you have approved is contrary to it. Mr. Mazza pointed out that it should not be too general and difficult to defend, and, commenting, not to change our mind, stated that the point is that we cannot foresee everything that is going to happen -- one way makes one action; one way makes another action. Mr. Mazza stated that he was not saying, "Do not do this. "; he was saying, "Be careful. " Chairman May indicated that the question is one of how we would see the Town as far as growth, or form of growth, or what it is going to consist of over the years, the answer to which could be argued for or against by any attorney. Supervisor Desch offered that it should not be done unless it is going to be a help to this Board. Mr. Mazza pointed out that unless it is adopted as an official Town document it is information. Supervisor Desch stated that one of the important things about this Board is consistency over the past twenty years and that is the reason for there being no situation where policies have been contested, and added that proposals are reviewed with steady, hands-on, detailed attention, so, having a formal "plan" may be not that significant, however, the Board should have tools. Mr. Lovi stated that, when we were discussing this last year, several members of the Board, he could not remember who, had expressed their concern with some of the statements that he had brought to the Board. Mr. Lovi stated that those statements were either in the form of resolutions or in the form of consensus statements of policy and were, it was felt, unsubstantiated as fact. Mr. Lovi stated that he went back and looked at these statements and there is a truth there, so, over the last year, what he had tried to do is, where possible, find information that is going to substantiate the facts that would be appropriate to put in the policy statement. Mr. Lovi stated that in addition, where possible, commenting that this entire issue of cluster housing is a good example, he would suggest that the Planning Board conduct a study of an issue in a comprehensive manner. Mr. Lovi stated that when he says "comprehensive plan" , this is the context in which he is using it. Mr. Lovi stated that, as an example, when a Town Board member has a question about cluster being used in the Town of Ithaca and the efficacy of the regulations, then he would recommend that a comprehensive planning study be done, so that the basis for a consensus would have been built prior to adoption, covering such questions as what are the characteristics of those that have been built -- have there been some planned on, not built and what are their characteristics. Mr. Lovi, commenting that the demographics of those Planning Board -7- February 2 , 1986 living in cluster are different from single family or multi-family developments, stated that that would be an appropriate planning study which, when it comes back to this Board, should have a series of organized facts that are going to hold up in both the court of public opinion and a court of law, and upon which the Planning Board and the staff and the Town Board can recommend changes to the ordinance, and those changes could be, in truth, based on a comprehensive plan because you have looked at a comprehensive plan combined with others in the Town and, on the basis of that, you have made some reasoned judgment. Mr. Lovi stated that that is what he means by "comprehensive plan. " Mr. Lovi offered that it may be that, after reviewing a report, it may be so moved, in order to make a series of policy recommendations, to study a matter in more detail , adding that we make those all the time. Mr. Lovi stated that, in his mind as to the question of what that is based on, you base it on a study of your community, of its land uses, of its people, and its industry, and those are facts that you can use w-- however, those facts go out of date -- and then you update the study. Mr. Lovi reiterated that that, to him, is a comprehensive plan, the parts of which can be put on their own shelf in the map file and on a shelf in the library set aside for studies , adding that it sounds trite, but those simple things are what it takes. Mr. Lovi stated that when he does an environmental review, he sets aside maps and looks at them, adding that, as part of the process, he wanted to make the maps better and he wanted to make the studies better, and that, to him, is the direction in which he was going in order to make a better planning process. Mr. Lovi stated that the Planning Board could be of great assistance in recommending studies and the scope of a study, commenting that this has been coming up in the fire master planning committee on which he has been spending a great deal of time. Mr. Lovi stated that this is a part of the comprehensive plan too. Mr. Lovi stated that there is major comprehensive planning study going on in the area of housing in general, perhaps cluster housing should be done too, and residential occupancy, and number of dwelling units per building, and how categorized, size of dwelling units, size of building lots , and so on, and, in his opinion, it would be good to have a formal study of this, and he saw no reason for the Board not to expect this . Mr. Lovi stated that, if you have objective facts that are true and not just based on conjecture, you are better off if you have to go to court, because your policies are there. Mr. Mazza stated that, usually, the staff supplies the Board with those facts and if they are not enough, then we ask for additional information. Mr. Mazza stated that, obviously, it would be nice if all those different studies could be done now, but, last year we were all running crazy with developments and adding on those studies now, if not for something coming up directly, would consume too much of the staff' s time and he was not sure there was enough time. Mr. Mazza stated that he thought this summer was going to be as busy as last summer. Mr. Lovi responded that Mr. Mazza had a good point, adding that there was only one correction that he would make. Mr. Lovi stated that when we do a study, for example, if there is some problem out there, and he has gotten the sense from some on this Board and from some on the Town Board about the cluster regulations, he asks, Planning Board -8- February 2 , 1986 "Is it fair and is it good for the Town?" Mr. Lovi stated that those questions come up again and again, adding that if you look at developments since 1983 in cluster, there is no question that we have reviewed a lot more cluster than conventional, and so, there should be a study of cluster subdivisions . Mr. Lovi stated that it is not a question of time at the expense of others -- not at the expense of site plan and subdivision reviews -- on the contrary, more effective and more accurate and more substantive use of the same time. Mr. Mazza stated that he did not disagree with that, adding that, if somebody on the Board is considering amendments to the cluster regulations and proposing a change, that is fine, but just going out and studying the Belle Sherman area, for example, as to who lives there he did not see the need. Mr. Lovi stated that he had no disagreement with Mr. Mazza on that aspect either. Mr. Mazza noted that Mr. Lovi had talked about volunteers, and stated that he would want to make sure that the Town would not be liable if these people were working for the Town. Mr. Lovi referred to the Town of Cazenovia Land Use Guide which was created under Federal government volunteers funding through a citizens ' advisory council, adding that the City of Ithaca has a Citizen' s Advisory Council, however, the Town does not. Mr. Lovi described how those people found, by sitting around and discussing this, that it gave the Planning Board time to do its thing and gave this other group of motivated volunteers the opportunity to take this little bit longer view. Mr. Lovi offered that the liability is probably the same with this as is it with the members of this Board. Mr. Mazza pointed out that this Board is employed by the Town and those "volunteers" would not be. Mr. Lovi suggested that this would provide a focus for planning studies such that the Planning Board could ask this "council" to do special studies and staff could too. Supervisor Desch asked, what if we put a brief note in the April Newsletter asking for people to consider such a committee and see how people react. Mr. Lovi suggested that this might also give the Town a pool of people not presently on the Planning Board, as a pool for replacements. Chairman May stated that it seemed to him to be an awful good idea, however, who would give them direction --- who would stand by them? Chairman May, commenting that West Hill seems to be a perfect place, admitted that he did not understand the mechanism, adding that he did not think the Planning Board is a good place to be the overseer and help them. Mr. Mazza wondered what would happen if we set this up and they disagree with the Town Board. Mr. Lovi responded that it was entirely possible that there could be disagreements on major issues of policy. Supervisor Desch wondered what would happen if we step back and ask ourselves where we are and ask what do we gain. Supervisor Desch pointed out that we have not looked at the over-all drainage problem in the Town and stated that he did not see how such a group could help us with that very helpful tool. Supervisor Desch mused about taking a look at the cluster impact not only from a citizen' s point of view. Supervisor Desch cautioned against getting insulated but indicated that he did not know how to answer Chairman May' s question as to who and how to deal with it. Chairman May suggested that an overview of what we see is the growth of the Town and what we want to see the Town be in the years to Planning Board -9- February 2 , 1986 come -- be it a preamble or a statement of what it is or what we think it should be -- is what, to him, was missing. Mr. Mazza asked if we do not have that in our basic zoning ordinance, reiterating, is that not a statement of what we want or the way we want to go. Chairman May offered that we need some kind of master plan statement, noting that we get into some interesting discussions about new industry in the Town and about whether we should have more apartments . Chairman May, commenting that maybe this is a one- or two-family Town and maybe that is what it should be, stated that he did not think that is the case, but maybe it should be. Town Attorney Ruswick indicated that the Board may make a decision that would go against general policy decisions. Supervisor Desch commented that the dynamics of the County are going to be driving all of us, not just the Town, and pointed out that with the advent of the supercomputer the level of professional people is going to be incredible. Chairman May pointed out the realities of the home business. Mr. Lovi noted that over half is venture capital that begins in the garage, and stated that that is something that we should take a hard look at in our zoning ordinance with an eye to how we treat those people, for example, people like Mr. Gebauer who has a world-renowned business in his garage. Mr. Lovi stated that it is these types of studies that come between two poles --- (1) we should start with general prescience and then reason back to statements -- (2) we should perform studies and then make statements . Mr. Lovi pointed out that Planning Board member and Attorney, Edward Mazza, indicates that there may be liabilities in just policies without facts . Mr. Lovi pointed out that it is difficult to just develop planning studies without some consensus of policies and what the approach is to be . Mr. Lovi pointed out that the numbers are not just "out there" ; the numbers come from the way we look at the whole. Mr. Lovi stated that, really, both ends of that pole have to meet. Chairman May stated that somebody, somewhere, has got to make some kind of decision as to what direction you want to go, and recalled how he and past Board member Stanton were far apart as to a bedroom community and home type occupations and industry, Chairman May stated that we have an opportunity here, with the supercomputer just being a small part of the total, right now, to make the Town very receptive to people who want to come in and make something really different. Referring to employees in homes, Chairman May suggested that maybe three should be permitted instead of two, and maybe in an area larger than 200 square feet. Mr. Lovi suggested that we should develop evidence so that those "maybees" could be turned into statements based on facts. Mr. Lovi mentioned, as an example, a study done by David Birch in the ' 70s which indicated that 68% of businesses employ less than 20 people. Mr. Lovi, commenting that we think so much in terms of economic development, asked what the major employers are going to do, noting that Cornell University is a major employer. Mr. Lovi pointed out that if you look at the growth of small industries in a town, in a community, if you can encourage that firm of, say, five people that has gone to ten and will go to twenty in Planning Board -10- February 2 , 1985 five years -- when it goes to 200 , it is still here. Mr. Lovi stated that he would encourage that approach in a comprehensive plan. Mr. Lovi stated that he has had discussions with a computer software firm that he thought has decided to stay in this area and their president told him a very interesting thing, and that is that the toughest part about getting good people is that it is not really a city here, and for the 25 to 30 year old man or woman there is not as much chance to "mingle" ; there is no "night life" and those things that make a place attractive. Mr. Lovi suggested, "Let ' s look at cultural resources. " , and went to say that, again and again we hear -- and is it fair for us to hear? -- as these new people come, that we are gradually subdividing and paving over areas that made this Town nice to be here in the first place. Mr. Lovi wondered if there were some way to allow for all these things and still preserve the special character of the community, adding that that may be a comprehensive planning study in itself. Mrs. Grigorov concurred, adding that it might be something like the zoning approach Mr. Lovi had talked about before -- preserving the views. Mr. Lovi agreed and went on to say that, in that same vein, he now thought that a mistake was made when we looked at the revisions to Commonland, allowing as how we are all fallable, we should not have let those five buildings go up where we did in Round Rock. With respect to meeting needs and preserving a community, Mr. Lovi spoke of the resources that could be used to arrive at that goal, noting that the 1980 census count flags some needs and mentioning the use of volunteers and wondering if, maybe, single family zoning is an idea. Mrs. Grigorov referred back to the "volunteer" idea and pointed out that it could be very helpful since, she thought, some awfully good ideas could come out of there, because the public hearings which we have certainly teach us a lot. Mrs. Grigorov said she thought the Newsletter was a good idea. Mr. Klein commented that very often people express the views that things are happening that they do not know about and they give the impression that we are hiding something. Mr. Klein stated that we do listen to what they say and we do make changes, but sometimes we do not. Mr. Klein stated that many times at many hearings, people ask, "Why did I not get a notice?" — Chairman May stated that he thought we all agreed that maybe at this point the volunteer community may not work as a committee, but what he did hear was that what might work, and what might be very beneficial as to any of these studies, is to ask for input. Chairman May pointed out that an awful lot of studies have been suggested. Mr. Lovi stated that he agreed and noted some place where help could come from, such as has come from Valerie Koif who was a student in the Cornell Business School, and from the Park Work/Study kids, and through internship programs from Cornell, TC3, and I.C. Chairman May asked what everybody thought the next move should be, noting that there have been a number of good ideas that have probably come up, and wondering what the next plan of action along this line should be. Mr. Mazza offered that, unless he can find out that establishing that comprehensive plan statement as a formal document is not going to hurt us , he would just like to maybe have Planning Board -11- February 2, 1986 something like these studies that are done -- maybe even pay to do some -- and have them some place, not necessarily adopted, but available -- and they would be a part of the "comprehensive plan", along with all the other actions of the Town. Chairman May stated that he seemed to be hearing "not a statement" , although he thought it was something we should do. Mr. Mazza offered that he could understand why Chairman May was saying that. Mrs. Grigorov offered that a specific thing to do would be to figure out what kind of plan we want first -- like cluster. Chairman May agreed. Mrs. Grigorov added -- drainage. Chairman May thought there should be discussion about a consultant on that one. Supervisor Desch stated that he thought the Board should consider what the scope of it should be and come to the Town Board and ask, adding that money is not the problem -- just when, and how large. Supervisor Desch stated that the biggest problem is whether or not to require drainage easements, and asked -- should the Town take on, or not take on, some responsibility with respect to drainage. Mr. Klein commented that we issue, say, 70 permits , which is a small amount, perhaps, for any Town, but for us it is a lot and, certainly, we looked at several subdivisions. Chairman May pointed out that we are also seeing proposals for land that used to be considered undevelopable. Mr. Lovi commented that he grew up in the, then, small town of Dover Plains, New York, and went back last weekend for a visit and heard that the Planner for the Town of Dover Plains is sitting on applications for 3,000 building lots and he has a 200-unit cluster project which has been waiting one year just for the Board to approve the EIS. Chairman May suggested that, maybe, we should prioritize in some respects some of these ideas and come up with one or two that we think should happen first and then start on them. Supervisor Desch asked that the Board let him know in time for the April Newsletter to let the Townspeople come up with what they think are priorities. Mr. Mazza stated that he thought we ought to think about it, adding that the only thing he would suggest has to do with the comment that Mr. Klein made as to how we operate with notice, and maybe, particularly, every April, every May -- but before the busy season, let people know about proposals. It was noted that the Newsletter goes out every year three or four times. Chairman May suggested to Supervisor Desch that maybe we need priorities and maybe we should ask him to do it. Supervisor Desch had no problem with that. Mrs . Grigorov said that she was not sure that the Planning Board should not do the prioritizing. Chairman May thought maybe we could do that in the next couple of meetings. Mrs. Grigorov suggested that all we need is one topic. Mr. Lovi noted that in his file he has a list of topics which he could give the Board -- at least ten -- drainage, ground water, traffic, open space, cluster. Mr. Lovi suggested that he could give the Board ten and it could come up with, maybe, three, and then go to the Town Board. Mr. Klein recalled that a few years ago the Town' s top priority was the passing of the new zoning ordinance. Supervisor Desch stated Planning Board -12- February 2 , 1986 that he thought that really, in essence, has been done, except for the zoning around Cornell, and pointed out that the mobile home park amendment is just about wrapped up, adding that he recalled that it appeared that there was a problem with meddling with the residential zones, and that is especially so now with the McMinn decision which makes it difficult to know really where we are going. Supervisor Desch offered that what needs to be changed is changed -- mobile homes, cluster, mixed use zones, and so on, and further adding that he was not really so sure about worrying about Cornell and I.C. because they are coming in regularly now and having those areas as residential gives the Town more opportunities for control. Chairman May stated that he felt that enough discussion had occurred and we could now move ahead again on the comprhensive plan. EXECUTIVE SESSION MOTION by Mr. Montgomery May, seconded by Mrs . Barbara Schultz : RESOLVED, that, at 9 :30 p.m. , the Planning Board of the Town of Ithaca move and hereby does move into Executive Session with respect to litigation matters and personnel matters . There being no further discussion, the Chair called for a vote. Aye - May, Mazza, Grigorov, Baker, Schultz, Klein. Nay - None. The MOTION was declared to be carried unanimously. RE-CONVENING OF OPEN MEETING Upon Motion, at 10 :05 p.m. , the Planning Board returned to open discussion, having discussed matters pertaining to Hull, Route 96 , and personnel. DISCUSSION OF REPLACEMENT FOR BERNARD STANTON Mr. Baker stated that he will speak with a person from West Hill who may be interested in serving on the Board. Chairman May asked that the other members of the Board also think about names of people who they think might be interested. Mrs . Schultz stated that the Board will also have to look for someone from the South Hill area because she will soon be moving out of the Town. DISCUSSION OF PLANNING BOARD POLICIES AND PROCEDURES FOR 1986 The Board members discussed briefly some ideas for their policies and procedures for 1986 . Mrs. Schultz commented on the length of the meetings, pointing out that everybody gets their say. Mr. Lovi suggested that the Board adopt and a procedure whereby, in a public hearing, no person can speak again until all persons who wish to speak Planning Board -13- February 2 , 1986 have spoken once . ADJOURNMENT Upon Motion, Chairman May declared the February 18 , 1986, 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.