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TOWN OF CORNING COMPARATIVE TAX ANALYSIS: RESIDENTIAL,COMMERCIAL AND AGRICULTURAL EXPENDITURES VERSUS REVENUES
PURPOSE
The purpose of this section is to show the relative cost to the Town of Corning for everydollar collected in revenue from residential, commercial, and agricultural properties foruse in the Town of Corning Master Plan Update process.
METHODOLOGY
This study is based on a similar study done in 1993 by the Schuyler County League ofWomen Voters entitled “Fiscal Impact of Residential, Commercial and Agricultural LandUse in the Towns of Hector and Dix.” However there are differences: instead of theTown budget, the annual financial report was used; instead of including houses onagricultural properties in the residential section, they were left as agricultural; andbecause sales tax is forfeited by the Town of Corning to be used for state and countypurposes, it was, therefore, not included as a source of revenue. This is different from theSchuyler report which factored in the sales tax revenue.
The figures for expenditures and revenues were taken from the 1996 Annual FinancialReport Update Document for the Town of Corning, and then broken down between threemajor land uses: residential, commercial, and agricultural.
LAND USE CATEGORIZATION
Properties within the Town of Corning are assigned land use codes according to the NewYork State Department of Real Property Tax Land Use Codes as applied by the local taxassessor. For the purpose of this study, STC assigned each parcel to one of thesecategories: residential, commercial, or agricultural. The codes range numerically from100 to 900, with any number in the 100's signifying agricultural use (i.e., 112- dairyproducts), any number in the 200's signifying residential use (ie., 260- seasonalresidences), and so forth. Residences on agricultural land were included in theagricultural land use section. See Table 1 for the land use breakdown used in this study.
Table 1
Land Use: ResidentialTax Code #- 210-280 ...............................................Residential
310-314 ................................................Vacant Res. Land411,416 ................................................Apartments/Mobile homes
Land Use: Commercial/IndustrialTax Code #- 330,340 ...............................................Vacant Comm. Land
415-484 .............................................. Motels/Restaurants/Retail533-534 .............................................. Recreation/Outdoor Sports612-695 .............................................. Community Services 721 .............................................. Sand & Gravel Quarry810-853 ............................................. Public Services
Land Use: Agricultural/Open LandTax Code #- 105-170 ............................................. Agriculture/Farms
300-323 ............................................. Vacant Ag. Land900-970 ............................................. Forest/Conservation Land
ALLOCATIONS
Expenditures and revenues were taken directly from the 1996 Town Financial Report.Expenditures are divided into the following groups: General Fund, General Town-Outside-Village, and Highway-Part-Town. Revenues were drawn from these three funds,as well as from the Highway-Town-Wide Fund, (not included in the expenditure sectionbecause the total expense for that fund equaled zero). School taxes were also included.The value for school taxes was determined by combining two figures: the school taxabletotal from the 1995 Annual Report for the Town of Corning ($219,388,059) and theschool tax rate for the Town of Corning ($19.54639/1000). After a simple calculation,($219,388,059 X .1954639), the resulting value for school taxes paid by Town ofCorning residences is $4,288,245. This is the figure used in the study.
The expenditures and revenues were attributed to one of the three land use categories inthree different ways. First, items that logically match a land use category are included inthat column only (ie., Bingo fees and dog licenses are generated by only residentialproperties and thus, the entire amount is listed there). Secondly, if an item could beassigned to more than one land use, the town tax assessor was asked to estimate whatpercentage of person hours or revenue should be allocated to each of the three land uses.Third, all remaining items were allocated according to the percentage made up of eachland use from the total assessed taxable property. This percentage was determined usingthe “county taxable amount” field on GIS (Geographic Information Systems), consistentwith the allocation of categories shown in Table 1. The percentages and their monetarybreakdowns are listed in Table 2:
Table 2
Land Use Category % Total County Taxable PropertyResidential 70% $153,571,641Commercial 28% $61,428,656Agricultural 2% $4,387,762Total 100% $219,388,049
Once the allocations were completed, the sums of each category under expenditures andrevenues were totaled. Because the Financial Report was used, it is to be expected thatbudgeted expenditures do not equal revenues. However, to correctly calculate a ratiobetween the two values, it is necessary for revenue to equal expenses. In order toaccommodate the difference, it was determined that the lesser amount (revenues) was %of the greater amount (expenditures). Each of the three total values under theexpenditure column were then multiplied by the exact figure of (.967741) resulting in anadjusted expenditures before calculating the ratios so that the figures would be consistent.In the ratio comparison, the $1.00 amount represents revenues and the variable amountrepresents expenditures.
FINDINGSBased on the reasoning in this study, residential land use costs more in servicesprovided by the Town of Corning than it gives back in taxes. Both commercialand agricultural land uses cost less in services provided than they give back intaxes. For the value of $1.00, residential land uses require $1.34, whilecommercial requires just $ .20 and agricultural $ .25.
School taxes are a significant factor in this result, and are the main reason that theresidential expenditure is noticeably higher than the other two land uses. This is becauseunder “Revenues,” school taxes were broken down with 70% from residential, 28% fromcommercial, and 2% from agricultural, where as under “Expenditures,” the residentialland use claims 100% of school taxes. This causes the expenditures to rise significantlyfor the residential land use category. Without school taxes, residential expenses arelowered, but still remain more expensive to the Town than commercial land uses.Agricultural land uses appear to cost the town in expenses, but this may reflect theresidential component of an agricultural property. Closer analysis may be needed toconfirm this conclusion.
A similar outcome was reported in the Hector and Dix study. The same lessons learnedthere are applicable here: “ It is important for town leaders and residents to be aware ofthese findings when, as the cost of government grows and the quickest way to increasethe tax base becomes more acute, development often seems to be the answer. Residentialdevelopment will increase the tax base; however, that increase is negated by the cost ofsupporting the needs of the residents. Commercial/industrial development not onlyincreases the tax base with little strain on resources but can also bring in additionalmonies in sales tax receipts. . .agricultural/open land continues to be a bargain.”
As the Town of Corning updates their Master Plan, it may be important to note thesefindings when considering development options.
TOWN OF CORNING ANNUAL FINANCIAL REPORT BREAKDOWN
REVENUES
General Fund Total Residential % Commercial % Agricultural %Real Property Taxes 746,6
70522,
66970 209,06
828 14,933 2
Real Property Tax Items 4,935 3,455
70 1,382 28 98 2
Clerk Fees 1,408 1,408
100
Interest & Earnings 64,945
45,461
70 18,185 28 1,299 2
Rental of Real Property 7,205 5,044
70 2,017 28 144 2
Business & Occupational License 4,173 4,173 100Bingo Licenses 886 886 100Dog Licenses 5,788 5,78
8100
Permits, other 293 205 70 82 28 6 2Fines & Forfeited Bail 34,91
134,9
11100
Sale of Real Property 200 140 70 56 28 4 2Miscellaneous 71 50 70 20 28 1 2State Aid, Revenue Sharing 36,93
725,8
5670 10,342 28 739 2
Mortgage Tax 62,301
43,611
70 17,444 28 1,246 2
Tax Maps & Assessment 6,777 4,744
70 1,898 28 135 2
Other Public Safety 1,936 1,355
70 542 28 39 2
Consolidated Highway Aid 45,305
31,714
70 12,685 28 906 2
Zoning Fees 4,530 3,171
70 1,268 28 91 2
Snow Removal Services 14,042
9,829
70 3,932 28 281 2
Sales of Equipment 23,576
16,503
70 6,601 28 472 2
Miscellaneous 917 642 70 257 28 18 2
Total 1,067,806
757,442
71 289,952
27 20,412 2
School Tax 4,288,245
3,001,772 70 1,200,709
28 85,764 2
TOTAL REVENUES 5,356,051
3,759,214
70 1,490,661
28 106,176
2
EXPENDITURESGeneral Fund Total Residential % Commercial % Agricultural %
Legislative Board 11,000
9,900
90 770 7 330 3
Municipal Court, Pers Serv 26,066
23,459
90 1,825 7 782 3
Equip & Cap Outlay 1,848 1,663
90 130 7 55 3
Contr Expend 3,879 3,491
90 272 7 116 3
Supervisor, Pers Serv 32,450
29,205
90 2,272 7 973 3
Contr Expend 3,787 3,408
90 265 7 114 3
Equip & Cap Outlay 4,916 4,424
90 344 7 148 3
Tax Collection, Pers Serv 1,251 1,126
90 88 7 37 3
Contr Expend 1,561 1,405
90 109 7 47 3
Budget, Pers Serv 3,800 3,420
90 266 7 114 3
Contr Expend 2,567 2,310
90 180 7 77 3
Assessment, Pers Serv 42,628
29,840
70 11,936 28 852 2
Equip & Cap Outlay 3,555 2,489
70 995 28 71 2
Cont Expend 6,331 4,432
70 1,772 28 127 2
Clerk, Pers Serv 30,005
24,004
80 4,501 15 1,500 5
Equip & Cap Outlay 580 464 80 87 15 29 5 Contr Expend 3,690 2,95
280 554 15 184 5
Law, Pers Serv 7,200 6,480
90 504 7 216 3
Contr Expend 80 72 90 6 7 2 3Elections, Pers Serv 5,171 5,17
1100
Buildings, Pers Serv 43,035
30,125
70 12,050 28 860 2
Contr Expend 47,652
33,356
70 13,343 28 953 2
Central Data Process Contr Expend 650 455 70 182 28 13 2Unallocated Insurance Contr Expend 31,60
122,1
2170 8,848 28 632 2
Municipal Assn.. Dues Contr Expend 607 425 70 170 28 12 2Police, Contr Expend 321 225 70 90 28 6 2 Personal Service 2,345 1,64
270 656 28 47 2
Traffic Control 3,372 2,360
70 944 28 68 2
Control of Animals, ContrExpend
5,625 5,625
100
Public Health Other ContrExpend
1,000 700 70 280 28 20 2
Ambulance, Contr. Expend 18,141
12,698
70 5,080 28 363 2
Met Ctr and/or physician, ContrExpend
168 118 70 47 28 3 2
Street Admin, Pers Serv27,23
119,0
6270 7,625 28 544 2
General Fund, cont. Total Residential % Commercial % Agricultural % Contr Expend 361 253 70 101 28 7 2Garage, Contr Expend 12,72
38,90
670 3,562 28 255 2
Street Lighting, Contr Expend 3,300 2,310
70 924 28 66 2
Programs for Aging, ContrExpend
3,113 3,113
100
Youth Prog., Pers Serv 4,553 4,553
100
Contr Expend 330 330 100Library, Contr Expend 46,36
032,4
5270 12,981 28 927 2
Historian, Contr Expend 965 676 70 270 28 19 2Environmental Control 1,000 700 70 280 28 20 2
State Retirement System 6,000 4,200
70 1,680 28 120 2
Social Security, Employee Cont. 17,847
16,062
90 1,249 7 536 3
Unemployment InsuranceEmployee Benefits 1,831 1,648 90 128 7 55 3Hospital & Medial Ins.Employee Benefit 25,632 23,069 90 1,794 7 769 3
Total 498,128
386,899
78 99,160 20 12,069 2
General Town -- Outside VillageRegistrar of Vital Stat ContrExpend 250 225 90 13 5 12 5Board of Health Contr Expend
1,075 968 90 53 5 54 5Zoning, Pers Serv 16,80
011,7
6070 4,704 28 336 2
Contr Expend 1,505 1,054
70 421 28 30 2
Planning, Contr Expend 5,477 3,834
70 1,534 28 109 2
Social Security, Empl Benefits1,304 1,174 90 65 5 65 5
Unemployment Ins. Empl.Benefits 188 169 90 9 5 10 5Hospital & Medial Ins., Empl.Benefits 1,840 1,656 90 92 5 92 5
Total 28,439
20,840
73 6,891 24 708
Highway Part-TownMaint. of Streets, Per Serv 88,90
562,2
3470 24,893 28 1,778 2
Contr Expend 125,048
87,534
70 35,013 28 2,501 2
Perm Improve Highway, Equip.& Cap Outlay
31,067
21,747
70 8,699 28 621 2
Machinery, Pers Serv 31,764
22,235
70 8,894 28 635 2
Equip & Cap Outlay 270,119
189,083
70 75,633 28 5,403 2
Highway Part-Town, cont. Total Residential % Commercial % Agricultural % Contr Expend 44,05
530,8
3870 12,335 28 882 2
Snow Removal, Pers Serv 44,729
31,310
70 12,524 28 895 2
Contr Expend 43,313
30,319
70 12,128 28 866 2
Social Security, Empl Benefits 13,019
9,114
70 3,645 28 260 2
Unemployment Insurance,Employee Benefits
1,449 1,014
70 406 28 29 2
Disability Insurance, Empl Bnfts 602 421 70 169 28 12 2Hospital & Med. Ins., Empl Bnfts 13,51
89,46
370 3,785 28 270 2
State Retirement 5,187 3,631
70 1,452 28 104 2
Transfers, Capital Projects 7,000 4,900
70 1,960 28 140 2
Total 719,775
503,843
70 201,536
28 14,396 2
School Tax 4,288,245
4,288,245
100
TOTAL EXPENDITURES 5,534,587
5,199,827
93 307,587
6 27,173 1
RATIOS: Revenue : ExpenditureTotal Revenue (5,356,051) = (.967741) X Total Expenditures (5,534,587) (see page 18)WITH EQUAL TOTALS: Revenue :(.94 Expenditure)
Residential
Commercial
Agricultural
TOTAL
Total Revenues 3,759,214 1,490,661
106,176 5,356,051
Total Expenditures(adjusted to equalrevenues forcomparison)
5,032,088 297,667 26,296 5,356,051
Income/ExpenditureRatio
$1.00/$1.34 $1.00/$0.20 $1.00/$0.25
Income/ExpenditureRatio ExcludingSchool Taxes
$1.00/$1.05 $1.00/$0.91 $1.00/$1.14
MAKING THE VISIONS A REALITY: TABLING SOME OPTIONS.The following table summarizes that long list of recommendations given serious consideration duringthe update process, but which were dropped from further investigation for a variety of reasons as noted.
TOWN OF CORNING MASTER PLAN UPDATE COMMITTEERECOMMENDATIONS TABLED OR LOW PRIORITY
Includes recommendations from 1974, 1981 and 1996
RECOMMENDATIONS STATUS STC/UPDATE COM.COMMENTS
UTILITIES: SEWAGEDISPOSALSewer extension from Village ofSouth Corning system to adjacentareas. Remember: No hook ups infloodplains. (Re-assess 201report)
Several out of districtcustomers. Not extensive.
Sewer extension is very easy tothe “Kamine co-generation”site because a lift station isalready available to manage the16' elevation difference. Anindustrial park is a realpossibility: be sure to look atthe floodplain maps to ensurethat development would notincrease flood susceptibility.However, don’t forget onsitefill needed. Sewer hook upsacross floodplains havereceived EPA variances toaccess small parcels.
Connect CCC disposal system toVillage of South Corning viaEllison Road.
Suggested 12/9/96. Developable land on EllisonRoad could be developed,creating more customers tohelp pay cost. The conclusionwas that the only cost-effectiveproject is to replace the existingCCC plant with a package plantand tie in perhaps an additionaldozen homes nearby. CleanAir/Water Bond could providefunding. All other sewerextension projects wereconsidered to be too expensive.
Extend sewers to Gibson from theCity of Corning or Village ofSouth Corning (Re-assess 201report)
Not implemented. Publicopinion divided in 1980.Disregard recommendation atthis time.(1997)
Too expensive to cross theriver. Would need anexpensive 24" force main eventhough there is capacity at theCity STP. Ditto for the V.South Corning system.Examine feasible alternativesmall treatment works.
Sewer extension from Village ofSouth Corning system to CorningManor (Re-assess 201 report)
Not implemented. Publicopinion divided in 1980.Referendum narrowly defeatedat that time and 92 ½ %state/fed. funds were available.Now just too costly.Disregard recommendation atthis time. (1997)
Too expensive to cross theriver. Examine feasiblealternative small treatmentworks but don’t forget thatSouth Corning’s alternatesystem was funded withstate/fed grants which aren’tavailable now.
Sewer extension from Village ofSouth Corning system to EastCorning
Not implemented. Publicopinion divided in1980.Disregardrecommendation at this time.(1997)
Too expensive to cross theriver. Examine feasiblealternative small treatmentworks. Package plant couldwork, but would need “deeppockets” developer to help payfor.
Sewer extension from Town ofBig Flats to East Corning
Suggested 12/9/96 J. Fais checked (1/7/97) withGalen Salisbury, ChemungCounty Sewer Districts, whosefirst concern was the county’spolicy not to treat any out-of-county waste. If politicallypossible, next critical point is28" line behind Kmart-infiltration problems thereduring wet weather. Plant’s 9MGD permitted flow has beenexceeded during 1996 stormevents. (Daily average: 5.5MGD). Another concern:pump station at the AirportCorporate Park would needupgrading. Gravity flow fromthere to treatment plant.
Sewer extension from SouthCorning to Owen Street(Re-assess 201 report)
Suggested 9/17/96. Dennis Fagan noted that thiswould work as long as theypumped out of each septic tankor out of one large commontank. Septage disposal atSouth Corning spreading site.
Sewage disposal difficult onindividual lots
Large lots required. Still look at clustering,alternate on-site designs (sandfilters, etc.) or package plant asconsidered in Caton Crest (18-20 home subdivision.)
Community sewage system forMorrcrest (Re-assess 201 report)
Not implemented. Public notinterested in 1980. “Vocalminority” swayed the vote withfear of traffic generatingdevelopment above them.
Explore option again.Technically possible. Look atdevelopment design to meettraffic concerns.
Extend sewer up Brown Hollowfrom South Corning
Suggested 9/17/96 Dennis Fagan said that this ispossible, but that costs wouldincrease because they wouldhave to build the sewer line aswell as laterals. Technicallyfeasible from S. Corning.
Extend sewer up West Hill Roadfrom South Corning
Suggested 9/17/96 Ditto
Extend City of Corning/Riversidesewer to Denmark Hill/Winfield.(Re-assess 201 report)
Suggested 9/17/96 Corning (via the Village ofRiverside) has sewer lift stationavailable and plenty of capacity.
Extend City of Corning sewer upRoute 414 (Re-assess 201 report)
Suggested 12/9/96 Would serve Town of CorningIndustrial Zone.
UTILITIES: WATERExtend City of Corning/Riversidewater to Denmark Hill/Winfield.
Suggested 9/17/96 Water available from Village ofPainted Post and City ofCorning.
Water service from South Corningto adjacent properties.
Not extensive. Is a waterdistrict formed, or are they out-of-district agreements?
Corning Manor water system atcapacity. PRD would needimproved supply.
Not implemented Rezone PRD to PUD to allowa mix of uses besidesresidential. Provide utilities asan incentive to development.
TRANSPORTATIONRoute 352 should be maintainedas collector by encouragingmarginal roads, required sharedaccess.
Implemented. Opportunity forcontinued careful design.
Consider new roads to accesslarge parcels (e.g. R. Steele,Dalrymple) built with Townassistance to encouragedevelopment.
Access needed for East CorningFire Dept.Connector road needed betweenOakfield and Goff Road
More realistic to connectOakfield to 352 Extension.
Make better use of alltransportation modes includingrail and bicycles
Suggested 9/17/96 Railroads and bikeways beingshown on transportation map.
Public transportation needed. New T&T bus scheduledbetween Corning and ArnotMall area. (Sept. 96)However, no stops planned forCorning Manor/East Corning atthis time.
Re-examine present roads.Upgrade to lead to areas whichshould be developed: River Roadand Goff Roads
Suggested 9/17/96
Re-examine NYS DOT plan for NYS DOT Planning division
bridge across the Chemung Riverat Coons Furniture.
said that there are no plans tobuild an additional interchangethere. Last construction piecefor Route 17 in Corning area isPainted Post interchangecompletion.
Improve logging road fromMorrcrest to Shane Road withbridge across the creek to expandresidential.RESOURCE PROTECTIONMaintain 100 year floodplains inagriculture, recreation, open space
Zoning law contains floodplainregs.
Re-examine 1991 floodplain mapsto ensure that no developable landhas been included in thefloodplain.
Suggested 9/17/96
Explore with NYSDEC/FEMAopportunities for additional floodcontrol dikes to remove land fromthe floodplain.
Suggested 9/17/96 Compare 1991 floodplain toearlier floodplain map. STCdoes not keep earlier versionwould need copy.
Riverfront Park along theChemung River. Createremovable dam to increaserecreation/tourist attraction
Suggested 9/17/96 Route 17 alignment has createdan excellent wildlife habitat.Explore access with privatelandowners. Area being usednow with illegal access off 17.
Parks at Bailey Creek and BrownHollow
not implemented
Expand facilities at East CorningSchool
not implemented
Maintain the feeder canal in openspace/recreation. Create a linearpark (page 12)
Part of “Greenways” Trailsuggested by Neil Bulkley andothers.
Review proposed hiking trailroute which circles Corningarea for inclusion in MasterPlan update and Official Map ifadopted. Being mapped onGIS
Maintain agriculture on valleyfloor because: it is floodplain,restricted from sewer lines, andprime soils. Many active farmsexisted in 1980.
Continued loss of farms
Protect the aquifer whichunderlies the Gibson and EastCorning public wells.
Drinking Water Protection Lawrecommended for action.
RESIDENTIAL- Rural Low Density1 DU/ 2Acres- Suburban Low Dens.1DU/Acre- Suburban Med. Dens.2DU/Acre- Permit Manufactured HomeParks- Permit Single LotManufactured Homes
implementedimplemented30,000 sf in current zoningConditional Use in R-1T andR-3permitted in R-1T
Rural Low Density for all steepslopes (15%) or greater. Requirelarge lots for sewage disposal.Include Morrcrest area untilsewage system installed.
Implemented Because of increase in tourismand upscale rural housing,consider site plan requirementsto site new housing as “greensubdivisions” to maintain ruralatmosphere/views. (seeWashington D.C.)
Consider building roads withtown funds to appropriate areasto guide growth.
Address square footageallocation for numbers ofdwelling units to generate newbuilding.
Suburban Low Density zoned forarea west of South Corningbecause of likelihood for sewers.
Implemented but sewers notavailable.
Planned Residential Districtproposed for East Corning areabecause: only a few largelandholdings, potential for sewers,improved accessibility, lakes asdesign features for newdevelopment
Zoned in 1983. Lot size at30,000 with option to reduce to7,200 with utilities.
Key landowners invited 11/4 todiscuss their plans for the area.Be proactive by working onmutually acceptable conceptplans now. Look at expandinguse mix.
Town installs sewer system orother services to encourageproper development. Reviewconcept plan prepared in1980's.
PRD can accommodate 27%increase in population from 1980(or about 1350 people.) Twicethat if public water/sewer. 1980projected a 20% increase by 2000.Population has decreased 4% in1990 (4971 to 4757). Pop.
Demographics of “growth” e.g.numbers of people who wouldlive in mobile homes, modulars,to upscale housing beingresearched. Research salaryscale of “new hires” at CI asinput.
projections in process.CEO reviews building permitsto compile housing types andvalue since 1983.
Continued low density housing inhills. Discourage or infrastructuretoo costly.
Continues according to market.
Lack of sewer/water impedesmulti-family/townhouse/condodevelopment which was forecastto grow in 1980'sDRAINAGEMoratorium on development inOakfield due to stormwater runoffproblems.
Steep slope guidelines inzoning.
Gardner Creek Watershed plan forimpoundments. (Page 11)Require onsite storage ofstormwater runoff to avoiddownstream drainage problems.
Drainage guidelines in ZoningLaw require adequate passageof stormwater.
Update Zoning Law to requireonsite detention.
COMMERCIAL Specific selection of peoplefrom around the Town invitedto comment on the Update.
Neighborhood Business proposedfor 8-10 acres in East Corningbetween Crystal Lanes and EastCorning Fire Department
Not implemented
Highway Business recommendedat interchanges of new SouthernTier Expressway
All four lanes remain and serveas collectors for East Corning.Area zoned B-2
Poor visual impact due to mixof residential and business,poor signage, vacant buildings,poor site designs are notattractive to future commercialgrowth here.
CEO reviews building permitrecords for changes in land usein the B-2 zone since 1983noting when new highway wasopened and old Route 17became service road.
Town installs sewer system orother services to encourageproper development.
INDUSTRIAL
Site identified in East Corning inearlier Master Plan?Use open water areas as draw to Suggested on 9/17/96. Open water areas identified
development in PRD zone from satellite imagery (plotterhere in mid-Dec.)
Look again at railroad propertynorth of the City of Corning onRoute 414 and Denmark Hill area.
Currently zoned Industrial. Talk to Conrail aboutdevelopment potential and whylittle development hashappened.
INSTITUTIONALExpand East Corning School not implementedBuild New Jr. High Schooladjacent to South Corning
not implemented
MPU Pub. Hear. 9/2/97...49
MAKING THE VISIONS A REALITY:OPPORTUNITIES, CHALLENGES AND STRATEGIESSince it is easy to envision “castles in the sky,” the Update Committee spent severalmonths realistically examining the obstacles to overcome as well as listing theopportunities available to make each of the visions happen. Addressing the challengesand opportunities, the Committee walked each project through a step by step processidentifying tasks which needed to be done and the appropreate board or group to take thelead. The suggested “implementers” were revised at a joint meeting of the Town Boardand the Planning Board as officials began to take ownership of the “visions.”The June 19, 1997 public meeting ended with the chance for participants to rank theimportance of each of the visions. As one can see from the results, the UpdateCommittee members and important landowners were concerned first with reducing thecurrent tax load and then looking ahead to broadening the tax base by reclaiming theGibson Junk Yard, working with existing businesses and creating the industrial park.Revitalizing Gibson was also an extremely important mission for the town. Expandingcultural resources and maintaining the natural environment was still seen as vital, thoughthey may have taken a lower priority because there was a sense that plans were wellunderway to achieve these goals.The Visions were ranked as follows, with the most important first:
Three Red Dots: Rank top short term projectsThree Blue Dots: Rank top long term projects
OVERALL NEED RED BLUE TOTAL1. Reduced Taxes Through Joint Services 12 2 14PROJECTS1. Reclaimed Gibson Junk Yard 11 0 112. A Thriving Gibson 2 7 93. Upscale Commercial/Industrial Park in East Corning 1 6 74. Local Business Expansion 7 0 75. Reused Hickling Station 0 5 56. Industrial Site Near South Corning 0 5 57. Cluster Housing Around Picturesque Lakes 0 4 48. Corning Community College 0 3 39. Trail Network, Open Space and Launch Site 0 3 310. Pleasant Country Living 2 0 211. “Gateways to the Crystal City” 0 1 112. Spencer Crest Nature Center, Observatory 1 0 1
and Planetarium
The following pages detail each of the visions. These are the “meat” of the Plan whichshould become vital agenda items for all participating boards and organizations.
