- Encourage high intensity areas (neighborhoods, nodes) and allow moderate intensity areas to become higher intensity areas.
- Preserve the distinct identities of existing neighborhoods and community centers and encourage the development of new ones.
- Encourage economic growth.
- Locate commercial enterprise and consumers in proximity to each other.
- Protect consumers' choice of housing and the affordability and availability of all housing types.

Summary of Discussion

High Intensity Development
The City of Ithaca is the primary commercial center in the county and should continue as such. To enhance existing areas of high intensity development, including the City of Ithaca, the group advocated multi-family housing, mixed land use, and building up rather than out. High intensity areas should be attractively designed, with sidewalks, green space, recreational facilities, and interesting buildings and architecture to create a sense of community. Areas suited to high density residential development are around Cornell, South Hill, and West Hill - although some believe that land in the Town of Ithaca is too expensive for significant residential development.

Commercial Development
Commercial areas should accommodate economic diversity and include a mix of residential and commercial uses. Big box retail should be allowed so long as it does not compromise existing neighborhoods. Many people identify more strongly with commercial centers in Cortland or Elmira than in Ithaca or Tompkins County. Greater residential density in downtown Ithaca is necessary to support commercial activity.

Infrastructure
Developing is cheaper where sewer and water facilities exist, so providing these services can help guide development. Most municipalities have largely left installation of sewer and water facilities to contractors, creating haphazard development patterns.

Incentives
The "carrot" rather than the "stick" approach should be used to encourage desired development patterns. In the words of one participant, "if you want the private sector to participate, they have to be able to make money." Possible incentives include tax breaks, provision of water and sewer infrastructure, a centralized planning and permitting process, and zoning that supports desired development patterns.

Regulatory Framework
Current regulations do not foster increasing development intensity; rather, they encourage sprawl. One participant commented that: "Zoning is easily adjusted downward (less density), but is not easily adjusted, nor is it common, to adjust it upward (more density)." Existing regulations can be cumbersome and even create development barriers. Zoning should accommodate mixed commercial and residential uses, multi-family and single family units, "precious areas" that need protection, and open spaces. However, regulations should not be overly restrictive.

Environment
The group held divergent opinions regarding the role of the environment in the future development: some believed that adequate regulations are in place while others argued that these regulations should be enhanced and that natural resources should be better integrated into future land use decisions.

Agricultural Lands
Agricultural land and green space should be interspersed throughout developed areas to preserve the rural character of the county. While some believed that nodal or community-based development would relieve development pressures on agricultural lands, others contended that agricultural lands do not experience development pressure because these lands yield good financial returns.

Affordable Housing
There is a great need for affordable housing throughout Tompkins County. Currently, most affordable housing is located outside, or on the "fringe," of most communities because land there is cheaper.

Mapping Details
· Economic implications of land use decisions and individual rights factored heavily into the group's considerations.

· To demonstrate that they in no way wished to limit the right of choice, the group developed the future land use map to enable low intensity development in all areas except those designated as natural areas.

· The future land use map should be considered an "enabling map" of what you can do, not what you cannot do.

· In the high intensity areas:
- new homes should be located in the central city,
- housing should be developed more densely,
- water and sewer services should be provided, as well as access to recreational facilities and areas,
- development should include mixed uses, and
- transportation services (cars and buses) should be provided.

· A "floating node" is recommended to accommodate future development in a newly planned area.

"Vital Communities Workshop Report, 2000-2001", prepared by TCPD & ITCTC, June 2001