VAIL MILLS DEVELOPMENT AREA TOWN OF MAYFIELD FULTON COUNTY NEW YORK Enhancing and Growing a Vibrant Hamlet Fulton County - A Posi+ive Place to Be. The Vail Mills Development Area offers premier opportunities for infill development in the Hamlet of Vail Mills located at the intersection of NYS Routes 29 and 30; a key gateway to the Great Sacandaga Lake and the Adirondack State Park.
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VAIL MILLS DEVELOPMENT AREA
T O W N O F M A Y F I E L DF U L T O N C O U N T Y
N E W Y O R K
Enhancing and Growing a Vibrant Hamlet
Fulton County - A Posi+ive Place to Be.
The Vail Mills Development Area offers premier opportunities for infill development in the Hamlet of Vail Mills located at the intersection of NYS Routes 29 and 30; a key gateway to the Great Sacandaga Lake and the Adirondack State Park.
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VAIL MILLS DEVELOPMENT AREA CONCEPT PLAN Vail Mills, State Route 30 and 29 Intersection
Town of May�ield, Fulton County, New YorkDate: May 2017
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VAIL MILLS OCCUPIED PARCELS
PARCEL NUMBER PARCEL NAME
1 PETOFF GARDEN APARTMENTS2 RESIDENTIAL NEIGHBORHOOD3 DUNKIN’ DONUTS4 SCHOOL HOUSE TREASURES5 VAIL MILLS WINES6 RUSSO’S GRILL7 SUBWAY 8 FULTON COUNTY VISITORS CENTER
9 VILLAGE OF BROADALBIN WASTE WATER TREATMENT PLANT
10 DOLLAR GENERAL11 HARLEY DAVIDSON DEALERSHIP12 FASTRAC MARKETS GAS STATION13 DAIRY FROST14 FRITZ’S PIZZA AND SUBS15 BREADS FROM BROOKLYN 16 ADIRONDACK WILDLIFE MUSEUM17 HILLSIDE SERVICE18 PRIVATE RESIDENCE19 PRIVATE RESEDENCE20 ADIRONDACK GOLD AND SILVER21 MOHAWK MOTORSPORTS22 PATTI’S GREENHOUSE
ACREAGE: 455 ACRES
RESIDENTIAL LOTS: 61 LOTS
LINEAR FEET OF ROAD: 23,033
VAIL MILLS DEVELOPMENT AREA
COMMERCIAL DEVELOPMENT AREA
FJ&G RAIL TRAIL
TRAIL CONNECTION TO BROADALBIN
KENNYETTO CREEK
RESIDENTIALDEVELOPMENTOF 1/2 AND 1 ACRE LOTS
ADULT/SENIOR
HOUSING
ADULT/SENIOR
HOUSING
HOTEL SITE
PHARMACY/ RETAIL
RESTAURANTSITE
PUB/RESTAURANT
RETAIL
BANK
PROPOSEDPARK
LAUNDROMAT
DAYCARE
TAKE OUT RESTAURANT
FARMERS MARKET
COMMERCIAL/BUSINESS
DEVELOPMENTDISTRICT
RESIDENTIALDEVELOPMENT
OF 1/2 AND 1 ACRE LOTS
ADIRONDACK ANIMAL LAND
CANOE LAUNCH
COMMERCIALDEVELOPMENTWITH DESIGNATED ROADWAY
FJ&G RAIL TRAIL
EXPANSION
EXISTING RESIDENTIAL DEVELOPMENT
N SCALE:600’0 300’
Vail Mills Development Area Concept PlanTown of Mayfield, Fulton County, New York
VAIL MILLS DEVELOPMENT AREAThe Vail Mills
Development Area offers premier
opportunities for infill development in
the Hamlet of Vail Mills located at the intersection of NYS Routes 29 and 30; a key gateway to the
Great Sacandaga Lake and the
Adirondack State Park. Vail Mills is
adjacent to the historic Village of
Broadalbin in scenic Fulton County, NY.
As a “Gateway to the Adirondacks,”
the Vail Mills Development Area
is witness to over 10,000 average daily traffic volumes. The
development area includes several
successful businesses and a rail trail, a
proposed park and a canoe launch at Kennyetto Creek. The community-
supported plan for the numerous development sites
includes new single-family housing, a
commercial/retail district and lodging
in a pastoral setting.
Enhancing and Growing a Vibrant Hamlet
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VAIL MILLS DEVELOPMENT AREA CONCEPT PLAN Vail Mills, State Route 30 and 29 Intersection
Town of May�ield, Fulton County, New YorkDate: May 2017
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VAIL MILLS OCCUPIED PARCELS
PARCEL NUMBER PARCEL NAME
1 PETOFF GARDEN APARTMENTS2 RESIDENTIAL NEIGHBORHOOD3 DUNKIN’ DONUTS4 SCHOOL HOUSE TREASURES5 VAIL MILLS WINES6 RUSSO’S GRILL7 SUBWAY 8 FULTON COUNTY VISITORS CENTER
9 VILLAGE OF BROADALBIN WASTE WATER TREATMENT PLANT
10 DOLLAR GENERAL11 HARLEY DAVIDSON DEALERSHIP12 FASTRAC MARKETS GAS STATION13 DAIRY FROST14 FRITZ’S PIZZA AND SUBS15 BREADS FROM BROOKLYN 16 ADIRONDACK WILDLIFE MUSEUM17 HILLSIDE SERVICE18 PRIVATE RESIDENCE19 PRIVATE RESEDENCE20 ADIRONDACK GOLD AND SILVER21 MOHAWK MOTORSPORTS22 PATTI’S GREENHOUSE
ACREAGE: 455 ACRES
RESIDENTIAL LOTS: 61 LOTS
LINEAR FEET OF ROAD: 23,033
VAIL MILLS DEVELOPMENT AREA
COMMERCIAL DEVELOPMENT AREA
FJ&G RAIL TRAIL
TRAIL CONNECTION TO BROADALBIN
KENNYETTO CREEK
RESIDENTIALDEVELOPMENTOF 1/2 AND 1 ACRE LOTS
ADULT/SENIOR
HOUSING
ADULT/SENIOR
HOUSING
HOTEL SITE
PHARMACY/ RETAIL
RESTAURANTSITE
PUB/RESTAURANT
RETAIL
BANK
PROPOSEDPARK
LAUNDROMAT
DAYCARE
TAKE OUT RESTAURANT
FARMERS MARKET
COMMERCIAL/BUSINESS
DEVELOPMENTDISTRICT
RESIDENTIALDEVELOPMENT
OF 1/2 AND 1 ACRE LOTS
ADIRONDACK ANIMAL LAND
CANOE LAUNCH
COMMERCIALDEVELOPMENTWITH DESIGNATED ROADWAY
FJ&G RAIL TRAIL
EXPANSION
EXISTING RESIDENTIAL DEVELOPMENT
N SCALE:600’0 300’
Date: May 2017
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VAIL MILLS DEVELOPMENT AREA CONCEPTUAL ILLUSTRATION
VAIL MILLS, FULTON COUNTY, NEW YORK
NYS Route 30
NYS Route 30
NYS Route 29NYS Route 29
County Highway 155
Kennyetto Creek
FJ&G Rail Trail FJ&G Rail Trail
TO THE VILLAGE OF
BROADALBIN
TO GREAT SACANDAGA LAKE
TO THE CITIES OF GLOVERSVILLE AND JOHNSTOWN
PROPOSED HOTEL WITH
ROADWAY CONNECTION
TO PROPOSED SENIOR
HOUSING
PROPOSED SENIOR
HOUSING
EXISTING RESIDENCES
EXISTING BUSINESS
PROPOSED COMMERCIAL
BUILDING
EXISTING GAS STATION
FULTON COUNTY VISITORS CENTER
EXISTING BUSINESS
ENHANCED “MAIN STREET” WITH COMMERCIAL USE INFILL
(SEE DRAWING “VIEW OF VAIL MILLS, “MAIN STREET” ROUTE
30” FOR ADDITIONAL GRAPHIC)
PROPOSED PARK BORDERED BY KENNYETTO CREEK, FJ&G RAIL
TRAIL AND VISITORS CENTER WITH CONNECTING PATH TO
BROADALBIN
TO THE CITY OF AMSTERDAM
TO THE CITY OF
SARATOGA SPRINGS
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VAIL MILLS DEVELOPMENT AREA
Date: May 2017
N
VAIL MILLS DEVELOPMENT AREA CONCEPTUAL ILLUSTRATION
VAIL MILLS, FULTON COUNTY, NEW YORK
NYS Route 30
NYS Route 30
NYS Route 29NYS Route 29
County Highway 155
Kennyetto Creek
FJ&G Rail Trail FJ&G Rail Trail
TO THE VILLAGE OF
BROADALBIN
TO GREAT SACANDAGA LAKE
TO THE CITIES OF GLOVERSVILLE AND JOHNSTOWN
PROPOSED HOTEL WITH
ROADWAY CONNECTION
TO PROPOSED SENIOR
HOUSING
PROPOSED SENIOR
HOUSING
EXISTING RESIDENCES
EXISTING BUSINESS
PROPOSED COMMERCIAL
BUILDING
EXISTING GAS STATION
FULTON COUNTY VISITORS CENTER
EXISTING BUSINESS
ENHANCED “MAIN STREET” WITH COMMERCIAL USE INFILL
(SEE DRAWING “VIEW OF VAIL MILLS, “MAIN STREET” ROUTE
30” FOR ADDITIONAL GRAPHIC)
PROPOSED PARK BORDERED BY KENNYETTO CREEK, FJ&G RAIL
• Excellent location along majortourismroutetotheGreatSacandagaLakeandtheAdirondackStatePark.
The Development Concept features a vibrant community center with a mix of single-family homes, senior apartments, and tourist lodging, all within walking distance of shops, restaurants, recreational amenities, including a proposed park with canoe launch on the Kenyetto Creek and Rail Trail access.
The Vail Mills Development Area offers premier opportunities for infill development in the Hamlet of Vail Mills located at the intersection of NYS Routes 29 and 30; a key gateway to the Great Sacandaga Lake and the Adirondack State Park.
• Athletic and extracurricular activities for all ages includingart, music, drama, science and robotics, foreign language,community service, hobbies and academic programs such asOdysseyoftheMind,STEMClubandMasterminds.
0%10%20%30%40%50%60%70%80%90%100%
2011-‐12 2012-‐13 2013-‐14 2014-‐15
Graduation Rate in 4 Years
Graduation Rate in 5 Years
Graduates Earning Regents with Advanced Designation
Graduates Earning Regents with Advanced Designation with Honors
IntroductionThe2017FultonCountyHousingStrategypreparedbyAsterhill Community Planning and Development, anindependentprofessionalexpert,calculatedthedemandforhousingamongcurrentresidentscountywideandineight submarkets. The projected demand can bemetthroughsmallprojectsinmanyplacesand/orinlargermixed-useneighborhoodsintheHalesMills,VailMillsandTryonDevelopmentAreas.
County Demand for New HousingToday BasedontheFultonCountyHousingStrategy,justover570FultonCountyhouseholds,includingnearly1,400people, have a current demand for up to 345 newowner-occupied housing units and 220 new renter-occupiedunits.
2025By2025,totalhousingdemandasaresultofpotentialpopulation increase could support 535 owner-occupiedand400renter-occupiedunits.
Key factors supporting the demand for new housing in Fulton County
Renter-OccupiedUnitsNeededin2025 400 201The 2017 Fulton County Housing Strategy evaluated the need for housing among current residents countywide and in eight submarkets in addition to units being constructed annually. 2Projection by the US Census American Community Survey and Cornell PAD shows Fulton County’s 2025 population of nearly 55,343, an increase of 737 residents between 2015 and 2025.
• Thereisagrowingdemandfromtheexistingbaseof 3,450 seasonal households and new secondhomeownersseekingvacationretreats.
Key factors driving the need for Senior HousingBy2025,residentsage55+willrepresent35%ofFultonCounty’spopulation(nearly19,400people)andalmost12,000households. FultonCounty has a verymodestsupplyofmarket-rateseniorhousing.ThedevelopmentofnewhousingthatappealstoseniorsatVailMillsgivestheCountyacompetitivefootholdinthegrowingactiveadultcommunitymodelintheregion.
Vail Mills Development Area Demand for New HousingToday Based on the Fulton County Housing Strategy andtheConceptPlanfortheDevelopmentArea,there isimmediateneedfor50owner-occupiedand80renter-occupiedhousingunitsatVailMills.
Key factors supporting demand for new housing at the Vail Mills Development Area
• Unmet market demand among empty nesters,families with older children and highly mobileseniors.
• Longwaitinglistsforseniorapartments.
• Interest by older residents in mixed-useneighborhoods that are walkable, with excellentaccess to convenience items, shopping andservices, recreation and high quality health andmedicalcare.
VAIL MILLS DEVELOPMENT AREA
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Current County Retail Leakage Recapture DemandFultonCounty’s2017RetailStrategywaspreparedbyAsterhill Community Planning and Development andRiver Street Planning and Development. It identifiesanimmediateunmetdemandfornearly$49millioninretail sales or the equivalent of up to 145,000 SF ofretailinarangeofcategoriesincludingthoseshowninthetableabove.
Factors Supporting Current County Retail Leakage Recapture Demand• Recapturing Retail Leakage. The current unmet
demandforretailisrelatedtorecapturingashareof retail sales that are leaking from the County
• Meeting the Needs of Older Residents. Increasingpercentage of baby boomers and active seniorssupportspecificmerchandisemixesthatcandrivenewretailinvestment.
• Rising Incomes in the Market Area. Between2000and 2015 there was a 200% increase in familieswithincomesover$100,000.
Current Vail Mills Retail Leakage Recapture DemandTheRetail Strategy identifieddemand for up to $1.7millioninretailsalesortheequivalentof5,500SFofretailinthesamecategoriesastheCountyasawhole.
Cur
rent
Ret
ail D
eman
d
Support for New Retail in Fulton County
FULTON COUNTY LEAKAGE RECAPTURE DEMAND VAIL MILLSRetail Market
RETAIL MARKET DEMAND FULTON COUNTY VAIL MILLS DEVELOPMENT AREA
Increased Tourism and Seasonal HouseholdSpending -FultonCountycancapturea largershare of annual spending by visitors andseasonal households assuming 3% annualgrowththrough2025.
$20,250,000 $4,400,000
Increased Household Spending, Homes andJobs. Fulton County can capture a portion ofretail spending generated by approximately1,500 current and new households through2025 and up to 340 projected new jobs asa result of the full build out of the TryonTechnologyPark.
Factors Supporting Current Vail Mills Retail Leakage Recapture Demand• New Neighborhood at an Adirondack
Gateway. Gateway to recreation in theAdirondacks and the south shore of theGreat Sacandaga Lake. New Kenyetto Creekaccess point proposes paddling, a creekwalk,picnickingandcampingfacilities.
• Potential Rural Recreation Business Cluster: Anchors include Harley Davidson, gun andtackle shop, a motorsports business and theWildlifeSportsandEducationMuseum.
• Rising Incomes. Mayfield median householdincome (and related discretionary spendingability)iswellabovetheCountyasawhole.
Future Fulton County Retail Leakage Recapture DemandAdditional retail demand of approximately $60millionortheequivalentofupto220,000SFcanbegeneratedbyincreasingtheamountofspendingbyCountyhouseholds, non-residentworkers, visitorsandseasonalhouseholdsthrough2025.
Future Vail Mills Retail Leakage Recapture DemandAdditional retail demand of approximately $13.5millionortheequivalentofupto44,500SFcanbegeneratedbyincreasingtheamountofspendingbyCountyhouseholds, non-residentworkers, visitorsandseasonalhouseholdsthrough2025.
Detailed information on Housing/Retail demand can be reviewed in the full Housing/Retail Strategy by going to Fulton County’s website: www.fultoncountyny.gov.
SUNY Poly College of Nanoscale Science & Engineering
UticaAlbany
Malta65 MIN. 40 MIN.
45 MIN.
• Ranked#1 in theCapitalDistrictRegion forcost of living inSperling’sBestPlaces.
• Lowcrimerate.
• 44 lakesincludingtheGreatSacandagaLake.
• 55%oftheCountyiswithinNewYork’sAdirondack State Parkwhichattractsmorethan7millionvisitorsannually.
• Numerous world-class recreational venues including: GreatSacandaga Lake, Adirondack State Park, FJ&G Rail Trail,Northville-PlacidTrail,RoyalMountainSkiArea, snowmobiletrails, two New York State camp sites, Sir William JohnsonStatePark,RockwoodStateForestandmore.
• Fulton Montgomery Community College provides workertrainingforlocalbusinesses.
• Fifteen colleges and universities are within commutingdistance.
• Community-based Nathan Littauer Hospital features sevenprimarycarecentersstrategicallylocatedaroundtheCounty.
• Growing local food sceneandnumerousfarmers’markets.
Fulton County offers an extraordinary quality of life!
Enhancing and Growing a Vibrant Hamlet
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Positive Trends Household incomes are on the rise. From 2010 through 2015,the average median householdincomerose10%.
The cost of living is attractively affordable. Homes are withingreater reach than manyneighboring counties with amedian value of $123,000 inthe Town of Mayfield – moreaffordablethanthetypicalhomeintheState.
Housing values are trending positive. Home values aretrending steadily upwardsreflectingdesirabilityoflivingandworking in Fulton County. Homevalues have risen nearly 60%since2000and13%since2010.
racing, world-class polo matches and Casino & Racewayfeaturesharnessracing,gamingandanightclub.
• Hiking and Biking: Wooded and mountain trails across theregionincludingthepavedFJ&GRailTrail.
• State Parks: The region’s 11 unique state parksinclude Saratoga Spa State Park, whichfeatures a performing arts center, anhistorichotel,aluxuriousspaandnaturetrailstobubblingmineralsprings.Otherparks offer ice-skating, ice-fishing,snowshoeing, cross-country skiingandsnowmobiling.
• Scenic Byways:ThehistoricErieCanalontheMohawkTowpathScenicBywayconnects to the 365-mile CanalwayTrail.TheAdirondackTrailScenicBywaytravels north and south through FultonCounty.