Town of Candor Comprehensive Plan
ACKNOWLEDGEMENT
The Town of Candor Planning Board would like to recognize and thank the following persons
whose assistance and guidance aided in the production of this document.
Town Board
Terry Collins, Supervisor
Milt Dougherty
Ted O'Konsky
Kevin Tuttle
Darlene Cobler
Carloyn Roberts, Town Clerk
Planning Board
George Williams, Chairman
Art Cacciola
Martha Goodsell
Robert Hanno
David Silsbee
Peter Ward
Cheryl Tortorello, Secretary
Former Planning Board
Alan Knight
Bert Perry
Richard Quest
Bron Robinson
David King
Leann Jensen
Roy Yarrington
Jeannie Jackson
John Baust
Wendy Martin
Jane Maas
Bern Smith
Bert White
Edward Heslop
Kevin Tuttle
Esther Smith
Richard Chernak
Sandra Caswell
Others
Bryan Coates, Tioga County DED&P
Suzanne Condon
Carol Henry, Comprehensive Plan Cmt
FOREWORD
The following document has evolved over several years and after hundreds of hours of
discussion. It is our intent to the best of our ability to compose a guide with which to focus
future development and growth in the Town of Candor. Keeping this in mind and knowing how
difficult it often is to create a coherent document of this magnitude, the Candor Town Planning
Board decided in 1995 (update - 1999) to further define its role in Town government by writing
the following mission statement:
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It is the mission of the Candor Town Planning Board to set forth strategies that will
incorporate a balance between attracting new business, encouraging existing
businesses and agriculture, and providing a supportive atmosphere that strengthens the
sense of family and of the community of us all. It is our belief that a strong local
business and agricultural environment is essential for the overall prosperity of the
community, and that this prosperity provides the resources to enable us to develop
community activities. Finally, we are committed to being stewards of our children and
the elderly and of the precious finite resources that must be shared with future
generations. |
The purpose of preparing a Comprehensive Plan for the future development of Candor is
manifold: to fulfill a commission by the government of the Town of Candor and the people of
Candor, to preserve that quality of life that is the reason we are living in Candor, and to guide
the town's future so that our children and future generations will enjoy even better living
conditions.
The Town of Candor has recognized that in order to prosper into the twenty-first century that it
must implement a comprehensive plan. The objectives set forth are designed to anticipate and
assess the potential impact of future change and to enhance the qualities that make Candor a
special community.
THE COMPREHENSIVE PLAN
The purpose of this Comprehensive Plan is to guide the future development of the Town of
Candor. This Plan should guide the legislation, the budget, the public and private initiatives
and present the community with a logical and unified blueprint for action. It is intended that this
Plan be regularly updated.
We are humbled by this task and indeed honored to be given the opportunity to enhance the
development of the Town with this document which we trust is an accurate reading of the
desires of the citizens and proposes an effective method of achieving our common goals.
Since the whole purpose of planning is to establish goals and recommend a method of
reaching them, it is with a sense of hope and confidence that we set forth this document on
our shared journey into the future. While the recommendations herein represent our reading of
the community's needs and desires, it is incumbent upon our leaders to determine what may
be achieved and to implement these actions on a schedule which safeguards our Town's
financial as well as physical assets.
The following four goals were gleaned from a polling of the citizenry, town meetings and other
input, and subsequently adopted by the Candor Town Board on December 28, 1993 (see also
the planning goals adopted on October 10, 1989) and revised on July 13, 1999:
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Attract and recruit desirable small business and light industry in order to help create
a stable tax base and maintain the small town/hometown atmosphere.
Maintain and/or improve property values.
Foster and encourage all types of agriculture and open space, including recreation
facilities.
Foster an atmosphere conducive to the establishment and maintenance of facilities
for the residents of the community emphasizing services for children and the elderly. |
GOAL 1 : Attract and recruit desirable small business and light industry in order to help
create a stable tax base and maintain the small town/hometown atmosphere.
The majority of Candor's work force is employed in neighboring towns and economic
development has been mostly restricted to home-grown initiatives and niche businesses.
Therefore, it makes sense for Candor to participate in joint efforts with county and regional
development governments and agencies in pursuit of business and industry for recruitment to
the area. Incentives to encourage the establishment of a new business and expand present
business is a coordinated effort of the Town and its allies. This includes the Tioga County
Department of Economic Development and Planning, Southern Tier East Regional Planning
and Development Board, the Tioga County Industrial Development Agency, and the Candor
Chamber of Commerce. Candor's participation, with the rest of Tioga County, in the Rural
Economic Area Partnership is a vehicle in the economic destiny of the Town.
At the same time, Candor needs to ensure that it is attractive to both present and new
business so that it is competitive with neighboring towns. The siting of commercial enterprises
within the Town will continue to favorably affect the tax base and, with judicious oversight, can
serve to encourage other industries. Enforcing existing ordinances, maintaining and improving
our infrastructure, adequately supporting educational opportunities, acquiring a fair share of
public monies, and providing guidance to prospective public and private development will help
to keep the Town attractive.
Advertising Candor's advantages to area development agencies through the Internet and by
personal contact with likely businesses will make it known that the Town is a good place for
business and its employees. Promotion of the Town would also ensure that regional maps and
advertisements recognize the existence of the Town and its features. Reciprocal promotion of
neighboring villages' and towns' events will encourage the growth and success of the regional
tourism efforts.
Agriculture and agricultural-based businesses which have relatively small impact upon the
Town's infrastructure and which do not compromise the "small town/hometown atmosphere"
are nurtured as fulfillment of this goal and Goal 3.
The Town's designation of an Economic Development Committee will elaborate upon this goal
by a specific economic survey to facilitate the definition of desirable enterprises. This
committee can then formulate an economic development plan that welcomes business and
expresses the community's standards of behavior. Potential sites would be identified with the
goal of clustering commercial developments while maintaining the integrity of residential
neighborhoods and the availability of current/ historical agricultural open space. Strip
developments along 96 and 96B shall be discouraged as much as practicable. This committee
can also be charged with identifying any impediments to economic growth and investigating
methods to alleviate any found. A member of this agency would be a likely liaison to county
and regional economic planning agencies.
A manifestly evident impediment is the relative isolation of the Town with regards to
telecommunications and transportation. The upgrading of these two essential infrastructure
elements is necessary not only for economic growth but also for the current residents' virtual
and physical mobilities. Telecommunications needs include a more robust and full-featured telephone system.
Transportation needs include a reliable, user-friendly and economical
public transport system. The cost, availability and features of these and other utilities must
remain competitive with our neighbors.
New or existing land use regulations shall be evaluated to determine the use of access
management techniques to limit the number of new driveways and to space curb cuts along all
highways within the Town. These should be based upon established transportation studies
and current usage.
Because of existing interdependencies, continued cooperation between Town and Village
governing agencies and consolidation of services is encouraged as a means of lowering
expenses and focusing resources. These activities currently include:
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Town support of Village library,
Village use of Town Hall court facilities,
Town support of Village of Candor police protection,
Village highway department use of Town salt supplies,
Joint fire protection and emergency rescue squad,
Water supply from the Village to parts of the Town,
Joint use of the recreational facilities among the Village, Town and school,
Town and Village support of the Community Park Committee, and
Town and Village support of youth recreation. |
As an aid to recruitment of business by streamlining development guidelines, the Town and
Village should mirror land use regulations. A joint planning board should again be considered
in the interest of consistent development throughout the Town and Village. Joint workshops
with the municipal boards will be encouraged to be held at least biannually with the goal of
coordinating joint activities and developing a singular governmental entity for dealing with
economic, recreation and conservation efforts. The effects of the Town's regulations and
procedures on the Village must be considered in order that advantageous actions within the
Town cause no adverse pressures on the Village.
The Village Water Department is encouraged to expand to contiguous properties where
feasible in particular in areas with concentrations of population, poorly-drained soils or high
water tables where the close proximity of septic systems may compromise ground water
quality. If capacity and finances allow, the extension of water lines to a defined economic
development site should be considered.
A major purpose of governance is to promote community in all its offices. All decisions rest
upon a foundation of openness, inclusion and conservation. The natural and human resources
of the Town are preserved within the means and powers vested in the offices of the Town. In
order to facilitate a healthy interaction between members of the Candor community, any and
all actions need to be scrutinized for their contribution to openness and accessibility as
important features of the small town. The use of electronic means to disseminate meeting
agendas and minutes will result in better communications and increased citizen involvement.
As technologies progress, Town forms, voting, payment of taxes and fines, etc. may be
considered for achieving these goals.
The "small town/hometown atmosphere" as Candor's residents describe their environment
consists of a relatively sparsely-settled region containing ample fields and forests in which to
lose oneself for a time whether it be in the search of big game or a bird count, where fresh fruit
and vegetables are grown and sold, where the homes are mostly owner-occupied, where
children are cherished and raised to be good citizens, where businesses are responsible to
their neighborhoods, where government is responsive to its citizenry and where neighbors
strive to maintain the civility that a rural life requires. The Town strives to continue policies that
protect these characteristics that many see as Candor's natural assets.
GOAL 2 : Maintain and/or improve property values.
Achieving the other three goals of this Plan will lead to the maintenance and improvement of
property values. Encouraging property owners to maintain and enhance their property,
regulations to help protect owners from activities which would detract from the value of their
property, maintenance and improvement of the infrastructure, protection of the environment,
improving educational and recreational opportunities, moderate residential development and
encouraging business will all help to improve property values.
The Town's budget requirements are relatively stable, the amount of property is static and this
drives the property tax burden. Each property owner's assessment reflects her obligation
toward the running of the Town. Development is required to spread the tax liability over a
wider base to effect either a decrease in individual tax or an increase in services. The property
tax often acts as a discouragement to agricultural pursuits and is a burden to those on a fixed
income. The conversion of property-based taxes to income-based taxes should be
encouraged at all levels of government. Individual incomes continue to rise and represent the
real wealth of the Town. The volatility of this income represents a challenge to government but
its use will produce a fairer apportionment of each citizen's responsibilities. While property
continues to be the basis for wealth, the property tax method requires some enhancements.
Assessment criteria have long been confusing to property owners and, as an aid in remedying
this, the Town website might contain a feature whose purpose will be to describe the
assessment criteria and procedures. Full assessment's exploration may reveal it as the
favored appraisal process.
The Town's monitoring of the poverty level, cost of living and the mean property assessment
will allow the granting and, when appropriate, the extending of low income tax relief in order to
prevent the forced exodus of senior citizens from their homes and to enable home ownership
amongst beginning families and others with limited means. An indexing formula might be
devised to automatically set these income levels.
The Town maintains and improves housing quality by utilizing grants and government
programs where applicable and partnerships with the Housing and Urban Development
agency and Tioga Opportunities actively promote the use of these monies by its propertyholders.
In the interest of maintaining and enhancing the Town's drinking water, the Town benefit from
a mechanism to allow the location, type and condition of septic systems to be provided to the
Town and County planning agencies for inclusion in the GIS database.
The Town recognizes the importance of clean and adequate water and is prepared to take any
steps necessary to prevent the compromising or wasting of this valuable resource. Ongoing
programs to evaluate the waters of Catatonk Creek, Owego Creek and Pipe Creek and in any
recognized areas of contamination are fully supported and have the cooperation of the Town.
The Town's support of the monitoring of selected wells in compromised areas will provide data
necessary to evaluate water quality and permit early detection of changes over time and allow
for timely amendments to land use instruments in the event of evidence of increasing
contamination. All salt and chemical supplies shall be covered or in some way prevented from
leaching into the ground water. Upon certification of occupancy for new construction, the
location, well log, flow rates and water levels shall be provided to the Town and County
planning agencies for inclusion in the GIS database. If the major aquifer be tapped for water
supplies, the Town should enact wellhead protection measures to ensure long-term water
quality. These measures would be included in the commercial site plan review.
In coordination with other municipalities along the various creeks, the Town is investigating the
reasons for periodic flooding and recommending measures to prevent or lessen the impact of
these occurrences. To facilitate this endeavor, the Town shall designate an official mapping of
the flood plain and shall discourage development in those areas. Local Law 1 of 1975 shall be
revised to reflect the use of this map. Construction in close proximity to all areas declared as
scenic, historic, cultural and/or archaeological sites of interest are also closely monitored.
Furthermore those developments which are inconsistent with the rural and historic nature of
the Town shall require mitigation in order to proceed. The Town encourages creekside
rehabilitation by landowners and civic groups. This includes reforestation and more stringent
building regulations in proximity to the Town's waterways and wetlands. The Town might
consider protecting these important locations via buffering, subdivision, and zoning regulations
or via conservation easements of land purchases.
The Town's appointment of a Conservation Advisory Council would assist in the development
of an inventory of critical environmental areas such as aquifer recharge areas, important
wildlife habitats, scenic vistas, unique natural features and act as a resource to the municipal
boards.
The desire to maintain the "small town/hometown atmosphere" also implies a resolve to retain
and enhance the rural, agricultural, and historic assets that exist within the Town. These
features are identified with improving the quality of life. The Town should consider engaging in
a town historical reconnaissance survey to establish an inventory of sites of historical or
archeological significance and provide recommendations for the protection of such sites.
The Town uses the most reasonable technologies in maintaining the public thoroughfares over
which it has jurisdiction. Town roads are designed for safety and maintainability. Tree
replacement/plantings are encouraged along these roads when safety or maintenance
requires tree removal.
The use of the election process for the selection of Highway Superintendent does not
guarantee that the most capable candidate fills this important non-political position and a
standard selection process shall replace election. The limited job security provided by the term
of office also will tend to limit the pool of competent nominees. This does not preclude the
grooming of candidates from within the highway department to ensure that capable employees
are rewarded. The relief of the citizenry's election process is wholly offset by the necessity that
this position is filled by the most capable person.
In order to properly monitor growth pressures, advise potential developers and mitigate design
flaws, the Town should consider the enactment of a commercial/industrial site plan review
ordinance. This will ensure logical and responsible development within the criteria set forth by
this Plan.
As development pressures increase (unchecked growth along the major thoroughfares of 96
and 96B, gravel-mining, telecommunication tower construction and other environmentally
sensitive issues near residential areas), the Town will require land use regulation ordinances
to establish a logical and efficient use of Candor's physical resources without excessive
infringement of the property owner's right to maintenance of property value and freedom of
action.
Undesirable businesses such as those that endanger the health, welfare or property values
will need to be regulated by local ordinances that restrict the business location and operations.
In order to guide the placement and mitigate the effects of certain highly visible and/or less
savory enterprises, the Town's enactment of a Telecommunications Facility Ordinance and an
Adult Entertainment Ordinance might be required.
The Town requires periodic review and, where indicated, updating of its planning instruments
in order to maintain the balanced growth. The Subdivision Regulation may be amended to
contain new definitions of major/minor subdivisions and cluster development. The minimum lot
size and other regulations will need to be investigated to determine its ability to prevent
unnecessary sprawl while maintaining the spacing necessary for safe water handling. Lot sizes
may be based upon percolation test, soil type, slope and type of septic/water system.
The Town, in association with the State and County Highway Departments, monitors
construction along major thoroughfares with the desired result being the maintenance of
current speed limits by limiting curb cuts. Service roads are encouraged wherever feasible.
The Town's review of available land use regulation instruments must consider the effects on
property values within the Town.
GOAL 3 : Foster and encourage all types of agriculture and open space, including
recreation facilities.
Agriculture, being the original business of the residents of the Town, still has more than a
nostalgic hold upon the Town's citizens. Many are a mere generation or two removed from the
agrarian lifestyle which represents a quieter, more neighborly time with a stewardship of the
land which we still strive to achieve. Candor's agricultural lands, including forested lands,
maintain a diversity of flora and fauna not matched by other uses. Among the qualities open
space provides include the neighborly benefit of buffering, opportunities to recreate, and the
healthful benefits that this lack of development represents.
The Town shall endeavor to preserve the most productive lands for agriculture and minimize
residential development pressures on these lands. These lands will be identified by the
Conservation Advisory Council and categorized and prioritized for preservation.
The Town shall explore grant and loan funds that aid in the establishment and expansion of
agricultural and agriculture-based businesses. The Town of Candor Economic Development
Committee will be the lead agency in promoting agriculture. The Farm Bureau, Cooperative
Extensive and Candor Grange 1466 shall be encouraged in the educational, legislative and
social activities on behalf of agriculture and rural life.
The Town's rulings and regulations shall not hinder the right and proper practices of
agriculture whether traditional dairy farm or those enterprises which are non-traditional
(nurseries, fish farms, etc.). This fulfills two purposes: the expressed desire for preservation of
open space and maintenance of a link to our cultural heritage as a nation of farmers. This
must not be an impediment to the enactment of laws governing land usage or any deferment
of agriculture from regulations that are deemed necessary for the common good.
Recreational facilities are specifically mentioned in this goal and, while not solely the province
of children, also tie into the final goal. This double interest in recreation points up the value the
Town places in this aspect of life and also the need for additional recreational facilities. The
Town is in the unique position to lead an effort to secure recreation lands and preserve open
space near any population centers. The establishment of Town-owned facilities to replace or
augment current privately owned facilities graciously now being loaned for these purposes is
prudent. The proposed Town Park is an excellent effort in the pursuit of this goal. Finally, the
Town of Candor does not meet national recreation standards of ten acres per 1,000
population.
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Current recreational facilities within the Town include:
Moyer Park (Village)
Hull Park (Village)
Town/Village ball fields/Little League Field
American Legion softball field
American Legion horseshoe fields (private)
Upper Dam picnic site
Robinson, Ward and Fire Hall soccer fields
School playground, sports fields and tennis courts (Village)
Snowmobile club trails
All-terrain vehicle trails
Finger Lakes trails
1200 acres of State Forest in four parcels
Commercial enterprises including a golf course, camping, hunting and fishing facilities |
Sidewalks are an important feature in built-up areas of the Town that perform a many
purposes: promoting recreation and community while mitigating traffic. The lack of sidewalks
on Route 96B between Maple Grove Cemetery and the intersection of Honeypot Road and
west of Anne Street to the elderly housing creates a hazardous situation for pedestrians. The
Town shall investigate the feasibility of completing the village loop and connecting the new
Town Hall to the existing system. Development in close proximity will require sidewalks
constructed on the property's road frontage to connect to the existing system. Safety
requirements in other built-up areas shall be scrutinized for sidewalk mandates.
Landowners are encouraged to enter into agreements with conservation and recreation
organizations to allow access to Catatonk Creek and other waterways, to create trails linking to
the Finger Lakes Trails and to provide for other recreational uses by the community.
Recreational use shall not compromise the rights of property owners. The development of
trails, especially for use by motorized vehicles will be required to be situated at such a
distance so as to maintain a peaceful and uncompromised atmosphere. Road crossings by
such trails must take into account the safety of both the trail user, automobile traffic and
pedestrians. Public and organizational trail construction should be coordinated with local and
regional committees and clubs to effect a network of connections crossing the Town.
The Town's road-building efforts should, where topography and finances permit, provide as
much of a reliable shoulder during its to allow bicyclists and pedestrians a safe and reliable
passage and allow for safe vehicular parking. In particular and in concert with neighboring
towns and villages, bikeways may be planned to connect to existing recreational facilities and
points of interest.
Open space does not end with the creation of parks and agriculture-friendly legislation.
Prudent efforts must be made toward reforestation and soil conservation. This involves the
exploration of grants and demonstration projects for such activities and toward the securing of
all erosionable grades and stream banks. The purity of the water flowing from our town shall
not be unduly compromised by our uses of this essential resource. Stream banks and
streambeds may be improved where feasible to help reduce the effects of flooding.
The reforestation of unused lands is encouraged to promote a healthy watershed and to
provide future resource wealth. The active management of existing forests is also cultivated.
Any public, commercial or agricultural processes that compromise water resources shall
require mitigation. Transfer of the waters from the Catatonk Creek and any other public
streams and ponds are monitored to ensure a sufficient flow for the common good. Road
building, improvements and other Town constructions will meet or exceed state or federal
environmental conservation mandates and designed as much as possible to resemble the
natural surroundings.
Town entities follow the three R's of conservation -- reduce the purchase and expenditure of
all resources, reuse whenever possible and recycle that which is currently recyclable and
search out individuals and businesses that remove spent resources from the waste stream.
The Town of Candor is not a repository for toxic wastes.
The Subdivision Regulation of the Town may be amended to allow for mitigation in the form of
cluster development. This will preserve open space and minimize infrastructure creation and
maintenance. Lot size restrictions will be based upon percolation tests, height of the water
table, and design factors to assure clean potable water for all.
Residential development will be encouraged in proximity to current population centers --- the
Village of Candor, Catatonk, Willseyville and Weltonville --- with a prejudice toward traditional
grid development patterns as it interfaces with these villages.
GOAL 4 : Foster an atmosphere conducive to the establishment and maintenance of
facilities for the residents of the community emphasizing services for children and the
elderly.
The fourth goal speaks to children and the elderly but in a larger sense revolves around
families: be they just starting out or in their twilight years. Our community shall favor these two
parties of our community historically with the least assets. The first because of their
dependence on us for our investment in them as the future, and the latter because of their
investment in us as the present and because of their own dependencies. Our educational
opportunities shall provide our youngest citizens with a set of common values that will guide
their growth into citizens of democracy, the experiences in critical thinking which will allow
them to choose wisely, and the respect for diversity which will allow them to commune
successfully in the world. The experiences of the elderly that are their natural wealth shall be
valued in the marketplace of ideas as the Town seeks guidance in right governance.
Any programs or policies set forth by the Town or the entities operating within the Town shall
endeavor to involve these two constituencies (preferably in concert) to leverage their energies
and experiences and to foster and maintain civic engagement.
Certain services are necessary for a healthy, vital community with aspirations for growth and
which allows for the establishment and maintenance of families. These include but are not
limited to:
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a health center
fire protection
emergency squad
dentist
pharmacy
educational facilities
recreational facilities
elderly housing
libraries
grocery
bank
Post Office
police
public transportation
the infrastructure elements of transportation, communication and power. |
The Town monitors the housing needs of the community and acts to support home-ownership
and maintenance of elderly and other dependent populations through the sponsorship of lowincome
housing.
Although there are many cultural opportunities in the Town of Candor, there is always room for
expansion and further variety in cultural venues and events that will mirror the size and
population of the town. Formation of a cultural committee is recommended to coordinate and
publicize events town- and village-wide, especially those for youth and senior citizens. A Town
web site is the appropriate place to disseminate information about all of the Town's occasions
(including fund-raisers) and would accommodate event planning with the least amount of
conflict. Once again neighboring municipalities may be the source of cultural activities and will
help to support those occurring in Candor.
The educational, cultural and recreational facilities of the Town should be as open to the
community as safety, specified uses and fiscal resources allow.
APPENDIXES
Appendix A: Background
Appendix B: Comprehensive Plan History
Appendix C: Planning Goals (1989)
Appendix D: Planning Goals (1999)
Appendix E: Statistics
APPENDIX A: BACKGROUND
The Town of Candor was settled in 1794 and organized in 1811. Candor covers more than 94
square miles and is the largest town in Tioga County. The Town is nestled in the Finger
Lakes/Southern Tier Region between aesthetic hills and valleys at a short distance from major
universities in two metropolitan areas. This allows the community to maintain a pastoral
atmosphere and a progressive spirit.
The artistry, craftsmanship, and professions of the people of Candor are many and varied.
Historically an agricultural and small manufacturing oriented society, Candor's populace has a
broad range of capabilities. Wood crafts, jewelry, stained and blown glass and hand-made
goods are produced in Candor. Currently, agricultural aspects of the Candor community
include dairy and other livestock, fish, field crops, produce and tourism. The forestry industry
and wood products are also important. On the manufacturing side there are such enterprises
as telescope manufacturing, jewelry, stained glass and high tech research.
Candor is proud of its many community organizations that provide spiritual, educational,
cultural and recreational programs for the young and old alike. Numerous churches actively
provide diversity for worship and charitable activities. Typical activities include meals and food
drives for the needy, county rural ministries and inter-denominational services. The community
organizations often provide enriching programs in conjunction with the school districts. The
Candor Youth Commission and local churches host various sporting and recreational
programs. Girl Scouts, Boy Scouts, Cooperative Extension 4-H, and Candor Community
Soccer are a few of the other organizations that help to entertain and instruct the younger
generation. Among the organizations that sponsor or are themselves involved with cultural
activities include Candor Community Chorus, Candor Historical Society, several book clubs,
and Bell Choir. For the adults there are Candor Grange 1466, American Legion/Arden Kelsey
Post 907, Spencer-Candor Lions, Masonic Lodge 411, Weltonville Fire Company, softball
teams, Candor Emergency Squad, Candor Volunteer Fire Company, snowmobile and ATV
clubs, and other volunteer and athletic activities. Candor Community Services Corporation is a
non-profit entity that funds many of these activities.
With an eye to burgeoning technologies and the processes of global economics that have
moved rural areas closer to the corridors of commerce, our community -- in cooperation with
business and all levels of government --envisions the twenty-first century as a time of
opportunity.
The people of Candor support programs and services that strengthen individual initiative and
facilitate a climate of teamwork that are conducive to a strong community. Personal integrity
and a common interdependency when combined create a healthy and productive population.
EDUCATION
The majority of the Town's public school students attend Candor Central School District with
Newark Valley, Owego, Ithaca, Spencer/Van Etten and Tioga districts educating the
remainder. Candor students are afforded the opportunity to participate in programs at
Tompkins-Seneca-Tioga, Broome or Schuyler-Chemung BOCES. The school provides
transportation to other private and parochial schools in the area. Candor residents enjoy
outstanding academic accessibility to such institutions of higher learning as Cornell University,
Binghamton University, SUNY Cortland, Ithaca College, Wells College, Elmira College, TC3
(Tompkins Cortland Community College), BCC (Broome Community College), BOCES, NYS
Chiropractic College, Finger Lakes School of Massage, and Practical Bible College.
HEALTH/EMERGENCY SERVICES
Candor has a modern medical facility and a family dentistry practice that provide the
community with convenient access to quality health care. Candor is also serviced by a
volunteer ambulance squad and is supplemented by the air ambulance service at Robert
Packer Hospital (eight minutes away by air). Large hospital facilities are located throughout the
Southern Tier such as United Health Services.
COMMUNITY VOLUNTARISM
The citizens of the Town of Candor enthusiastically support programs that emphasize
voluntarism such as clean-up days and fund-raisers for small-scale beautification projects.
There are also active core community organizations that raise funds through benefit activities
to assist local people who have experienced serious misfortune.
Candor Volunteer Fire Department and Candor Emergency Squad are typical examples of the
volunteer spirit of this community. Through the dedicated efforts of the fire department
membership and community, land was purchased and a full facility four bay fire hall with a
community hall was constructed in 1992. The emergency squad continues to upgrade its
facilities and equipment.
WORSHIP
With several denominations of churches, Candor offers a diversity of for worship and spiritual
growth.
RECREATION
Candor enjoys four seasons of healthful activities for the community and the individual
enthusiast. As part of the Susquehanna River watershed and Finger Lakes region, many
opportunities for recreation abound. For the spring, summer and fall seasons Candor offers a
wide variety of activities to include canoeing, biking, hiking, bird watching, microd racing,
fishing, horseback riding, organized sports, golf and hunting. Candor also offers snowshoeing,
cross country skiing, and snowmobiling for the avid winter enthusiasts. The Town connects to
the Finger Lakes Trail System with its 490 miles of trails. Cayuga Lake is 20 minutes north
while the Susquehanna River is 10 minutes south of the town.
ENVIRONMENT/PRESERVATION
The Town of Candor's rural landscape, clean air and pure water, relaxed life style and sense
of tranquility create an atmosphere that is attractive to new and old residents alike. This
cherished small-town profile should guide future planning.
BUSINESS/INVESTMENT
The Town of Candor currently contains over one hundred businesses including a bank, retail
stores, small manufacturing firms, farms, utilities and cottage industries. Candor's primary
economic focus is to maintain a positive business climate through the retention and expansion
of existing business and the attraction of new business. The Candor Chamber of Commerce is
a vital community organization dedicated to enhancing the business climate.
INFRASTRUCTURE
Routes 96 and 96B constitute the gateway to Candor from major interstate highways. The
networks of state, county, and rural highways provide accessibility to other communities in one
hour or less (Ithaca, Binghamton, Elmira, Waverly/Sayre, and Cortland), ninety minutes
(Syracuse, Oneonta, Corning and Scranton), and three hours (Albany and Rochester).
Public buses provide transportation to population and employment centers in neighboring
metropolitan areas. Transportation to major airports in Ithaca, Binghamton, and Elmira is also
available.
Modern and well-equipped police agencies of the Village of Candor, Tioga
County, and New York State protect the town of Candor. The Candor Volunteer Fire
Department, equipped with state-of-the-art equipment and housed in a modern structure,
provides fire protection as well as cold water rescue. The Candor Emergency Squad provides
emergency medical services with mutual support from other local squads and air ambulance
services.
New York State Electric and Gas Corporation provides the town with natural gas and electric
service from its regional offices in Ithaca and Binghamton. Other heating and cooking fuels
are also available from vendors in Candor and surrounding communities. The Village of
Candor maintains a public water system supplied by a number of wells that is available to
village residents. Private vendors located in the area provide residential and business solid
waste service and recycling.
A fiber optic network is currently under development by Tioga County with funding from New
York State to connect all municipalities and schools. The county plans to have this network
available to every individual and business in the county.
The telephone company that services the Candor area provides most touch-tone features,
competitive rates, and maintains a substation in the Village of Candor. Two companies with
local tower sites provide cellular telephone service.
All major radio and television networks are available. Cable television or satellites enhance the
choices to residents of Candor. The residents of Candor enjoy public television and radio.
The residents of Candor have access to a public library, elementary/high school, Town Hall,
Village Hall, Post Office, fire station/community center, Masonic lodge, Grange Hall, and
several churches. Many of these facilities have been built or renovated recently.
Ball fields, playgrounds, tennis courts, and picnic areas provide facilities for outdoor
recreation. There is an ongoing effort in Candor to maintain and improve these resources.
APPENDIX B: Comprehensive Plan History
There have been three distinct generations of planning boards in Candor going back into the
1960's, forming and then disappearing, with the present generation beginning in the late
1980's. Our town planning boards have followed the basic premise that Candor is pretty nice
the way it is and to help keep it that way we must take steps to help ensure that growth and
development are guided, logical and cause current and future property owners, residents,
visitors and neighbors minimal effect. There are areas that need to be addressed recognizing
that change or progress is not only inevitable but also necessary. This is as true today as it
was thirty years ago.
Land use planning was thrust to the forefront in 1989 by the proposed Larchwood Modular
Home Park Subdivision. The proposal called for a one hundred- to two hundred-family mobile
home park on the hilltop and hillside along Route 96/96B east of Candor village. It was
designed for low income families and sought government funding. The issue divided the
community like none before. Many local citizens were concerned with the rapid and drastic
changes that would occur with such radical growth. What would be the impacts on the school,
the fire district, the water supply, the traffic and the character of this small town? Larchwood
turned out to be a false alarm but it did serve as a wake-up call to the public of the need for
land use protection.
Affirmation of land use planning is documented by the mobile home laws that were enacted in
1964, 1978, 1990 and most recently, in 1994 (Local Law 4). Local Law 1 of 1975 established a
Flood Hazard District. The Town's subdivision regulation was adopted in 1990, automobile
junkyard ordinance (Local Law 7) in 1990, followed by a sign ordinance (Local Law 4) in 1991,
tire regulation (Local Law 3) in 1993, and a junk regulation (Local Law 1) in 1997.
The Planning Board believed a master or comprehensive plan would be the logical proper first
step but feared that there would not be sufficient time to complete their work before the
Larchwood Subdivision would become a reality. As a result, the Town Board instituted a series
of moratoriums and working along with the Planning Board, concentrated on a subdivision
regulation followed by a mobile home ordinance.
It should be noted that even before Larchwood, the Planning Board had, in fact, begun the
preliminary steps for the development of a comprehensive plan. A community survey was
formulated and distributed in the Fall of 1989. Financial constraints prevented the duplication
and distribution of the survey to the entire Candor population. As a result, a mailing list was
developed through nomination by the Planning Board. The intent was to obtain a diversity of
residents. A total of 154 surveys were mailed to these community members and an additional
50 to 75 surveys were made available to all in various public places around the Town. A total
of 68 responses were received. Then chairman, Alan Knight commented on the survey:
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What do the people of Candor like? They like open space. They moved here for
the beauty and the privacy it affords. They like to walk in it.
They like the idea of a small town and a small school.
They recognize that Candor is not a place of employment, but they are satisfied
at the employment and cultural opportunities afforded by Ithaca, Owego and the
Triple Cities. However, they would like more employment opportunities in
Candor.
They are quite dissatisfied with the recreational facilities offered in Candor, and
with the lack of things for kids to do.
... a very low percentage of respondents are interested in even part-time farming.
Candor kids need the same recreational outlets as suburban kids, and families
here do not believe they are adequate. |
Mr. Knight, in his letter to the Town Board in February of 1989, wrote:
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...the whole purpose of this exercise, of course, is to develop planning objectives
that suit the desires and life-styles of the people who live here.... |
The community survey was followed by a well-attended public meeting at which the Planning
Board received suggestions and comments from the citizens of the Town. The results of the
community survey and community meeting resulted in the four main goals which were adopted
by the Town Board in 1989 and which are the foundation of the comprehensive plan.
A "windshield survey" --- teams of volunteers touring the Town's roads while recording
planning data --- was done for the entire Town. Building types and locations were recorded on
maps with the intention of identifying patterns necessary to the establishment of zones.
APPENDIX C: Planning Goals (1989)
Proposed Planning Goals For Candor
1. To protect public health, safety, welfare and morals
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State law clearly establishes this as one of the chief legal bases for enactment of almost
all limitations on individual liberty including health code, building codes and land use
controls. Protecting water supplies (quality and quantity) easily falls into this objective.
Water should be protected from private septic tanks. Watersheds should be protected
from dumping, littering and discharge. Underground aquifers must be protected from toxic
leachate.
a. sewage/water ordinances,
b. erosion control ordinances,
c. ordinances re. littering, dumping, discharge, leaching into aquifers,
d. investment in sewage treatment and sewer lines,
e. ordinances governing noise, public drunkenness, hours of bar operation, strip joints and
pornography,
f. acquisition of land or easements to protect and provide future water supplies,
g. provisions of necessary police, fire and medical services. |
2. To preserve open spaces
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For scenic beauty, recreation, agriculture, forestry and protection of residential property
values.
a. cluster zoning,
b. transfer of development rights,
c. acquisition of land/easements for open areas, greenbelts, farming and, in scenic
locations, recreation,
d. zoning,
e. subsidy, tax abatement and tax incentives,
f. conscious development that keeps open or promotes it,
g. prioritize road for maintenance. |
3. To preserve and enhance small town/rural qualities and values
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... as characterized by: low population density, open space, fields and forests,
encouragement of and priority to agriculture and forest enterprises, reverence for and
preservation appropriate architecture, government for the community and those in it.
a. seek to rely on citizen involvement, participation and "do-it-yourself" approaches,
b. develop architectural standards that capture small town .. rural appearance,
c. develop sign/graphics standards that capture and promote small town/rural appearance,
d. promote construction and development in the village and discourage it just outside it,
e. promote creation of greenbelt around the village,
f. invest public and private dollars in new construction that promotes these objectives and
sets a desired tone,
g. promote cluster development that encourages a nuclear community feel,
h. stimulate and encourage business ventures that support rural activities. |
4. To provide, improve and expand recreational facilities especially for youth... this can be
done through direct expenditure of public funds and by non-profit organizational activity
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a. a recreational center that could provide supervised indoor/outdoor swimming, ice
skating, team sports, exercise room,
b. basketball and tennis courts,
c. softball, football, soccer fields and track,
d. augmented library program,
e. stimulate private non-profit activities and development. |
5. Encourage and promote the development of new employment opportunities especially in
enterprises that enhance and do not compromise the rural, small town nature of Candor
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a. spruce up downtown with standard signs, architectural style, awning, trees and flowers,
b. encourage Triple Cities/Ithaca business to relocate here,
c. develop a special college-level center for promotion of rural entrepreneurship relying on
surrounding colleges for instruction,
d. local newspaper,
e. encourage support of local merchants. |
APPENDIX D: Planning Goals (2000)
Proposed Planning Goals For Candor
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Protect and enhance the aquifer.
Encourage a land use pattern that strengthens the historical rural patterns and that
enhances the communities of Catatonk, Willseyville, Weltonville and the Village of
Candor.
Protect the rural character while accommodating development that is consistent with
the economic well being of the Town.
Protect open space, scenic vistas, agriculture, historical, recreational, and
archaeological sites.
Conserve prime soils and existing agricultural lands.
Prevent commercial and residential development sprawl along the major thoroughfares.
Coordinate with the business needs and planning in the Village of Candor and Tioga
County.
Protect and enhance the unique vegetation and landscape features that supply the
town’s rural character.
Encourage transportation and communication improvements which enhance the Town's
connection to the "outside world." |
APPENDIX E: Statistics
Population Counts (US Census)
*** |
1950 |
1960 |
1965 |
1970 |
1980 |
1990 |
1995 |
Tioga County |
30166 |
37802 |
|
46513 |
49812 |
52337 |
52967 |
Candor Town |
2879 |
3488 |
3832 |
4190 |
4919 |
5310 |
5380 |
Candor Village |
|
|
|
939 |
917 |
869 |
833 |
Population Projections (NYS Association of Regional Councils)
*** |
2000 |
2005 |
2010 |
2015 |
2020 |
2025 |
2030 |
Tioga County |
53577 |
54117 |
54601 |
55039 |
55440 |
55810 |
56152 |
Candor Town |
5459 |
5527 |
5588 |
5644 |
5696 |
5743 |
5786 |
Candor Village |
973 |
971 |
969 |
968 |
967 |
966 |
965 |
Population Density (persons per square mile - 1995)
Town (outside Village) |
46.8 |
Town |
56.4 |
Village |
2213.6 |
Population Estimates (by Age/Gender)
School Enrollment (persons 3 years and older)
Enrolled in pre-primary school: |
Public school |
64 |
Private school |
7 |
Enrolled in elementary or high school: |
Public school |
1069 |
Private school |
19 |
Enrolled in college: |
Public school |
152 |
Private school |
40 |
Not enrolled in school |
3696 |
Educational Attainment (Persons 18 years or older)
Civilian Labor Force (16 years and over)
Town
total - 2642
percent unemployed - 5.5%
Village
total - 441
percent unemployed - 4.5%
Mode of Transit To Work (and Mileage)
Town
Percent using car, truck or van - 92.6%
Percent in carpools - 26.8%
percent using public transportation - 0%
Village
Percent using car, truck or van - 88.7%
Percent in carpools - 18.5%
percent using public transportation - 0%
Family Poverty Level
Town
Number - 160
Total Individuals - 719, 13.6%
Under 18 - 348, 21.6%
5-17 years - 243, 21.4%
65 and over - 64, 12.1%
Village
Number - 24
Total Individuals - 92, 10.6%
Under 18 - 33, 12.5%
5-17 years - 22, 11.7%
65 and over - 19, 19.2%
Household Income Levels (1989)
Town
Per capita income - $11,308
Median Household Income - $28,086
Median Family Income - $30,970
Median Non-Family Household Income - $15,278
Village
Per capita income - $11,892
Median Household Income - $28,912
Median Family Income - $35,062
Median Non-Family Household Income - $13,875
Housing Units, Year-round vs. Seasonal
Village ... 344, 860 housing units/sq mi
Town .... 2041, 22 housing units/sq mi
Housing Characteristics
Town
Owner-occupied - 1491
with householder moved into unit - 5.0%
with mortgage - 344
median selected monthly owner costs - $657
without mortgage - 332
median selected monthly owner costs - $264
Renter-occupied - 394
Village
Owner-occupied - 203
with householder moved into unit - 3.9%
with mortgage - 86
median selected monthly owner costs - $645
without mortgage - 73
median selected monthly owner costs - $291
Renter-occupied - 116
Rental $
Town
median gross rent - $407
Village
median gross rent - $383
Tax Payment
Property FY92 - $687,000
Non-property FY92 - $243,000
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