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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
3
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
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
TRAIL AND VISITORS CENTER WITH CONNECTING PATH TO
BROADALBIN
TO THE CITY OF AMSTERDAM
TO THE CITY OF
SARATOGA SPRINGS
4
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
TRAIL AND VISITORS CENTER WITH CONNECTING PATH TO
BROADALBIN
TO THE CITY OF AMSTERDAM
TO THE CITY OF
SARATOGA SPRINGS
Enhancing and Growing a Vibrant Hamlet
5
VAIL MILLS DEVELOPMENT AREA
6
Dev
. Con
cept
• HighvisibilitycommercialdevelopmentsitesavailableonNYSRoute29and30.• Development-readyzoning.• Restaurantswithinwalkingdistanceofdevelopmentsites.• Plannedpublicparkwithtrailsystem,openspace,andcanoelaunch.• LessthantwomilestohistoricdowntownBroadalbin’sshopsandrestaurantsandundersixmilestothe
CityofAmsterdam’scommercialcenter.• Close proximity to year-round, world-class outdoor recreation opportunities, including boating,
fishing, hunting, swimming, camping, downhill and cross-country skiing, snowshoeing, snowmobiling,snowboarding,motocrossracing,horsebackridingandmore.
• Fonda,Johnstown&Gloversville(FJ&G)RailTrail’smulti-usetrail.Site
Fea
ture
s
DEVELOPMENT CONCEPT RetailSpace 50,000SF
Commercial/Service/OfficeSpace 132,000SF
Homes
Single-FamilyHomes 38Homes
SeniorPatioHomes/Cottages 12Homes
Apartments
FamilyApartments 24Apartments
Townhomes 40Apartments
SeniorApartments 36Apartments
GreenspaceandParks 4-acreParkwithAccesstoCanoeableWater
OtherAmenities Potential72-RoomHotel,FarmersMarketBuilding,TrailSystemwithCommunityLinks
Vis
ion
Hig
hlig
hts
SITE SUMMARYLocation IntersectionofStateHighways29and30
Municipality TownofMayfield
Size MultipleSitesAvailable
#Parcels Approximately16
SiteCondition VacantLandRequiringMinimalSitePreparation
Zoning ExistingZoningSupportsConceptVision
Utilities Water,Sewer(planned),Electricity,NaturalGas,&Broadband
TrafficCounts AADTof10,600onNYSRoute30&8,000-9,000onNYSRoute29
• Establishedmarket demand for newhousingandretail.
• Multiple prime development sitesat strategic crossroads of two Statehighways.
• StrongpublicsupportforaconceptplanagreedtobybothTownandCounty.
• Opportunity to build in successfulcommercial corridor that includes aregionalHarleyDavidsondealership.
• Plannedinfrastructureinvestmentstosupportdevelopment.
• 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.
Enhancing and Growing a Vibrant Hamlet
7
Infrastructure &
Utilities
Broadalbin-Perth School D
istrict
• Developmentsiteslocatedwithintheplannedsewerdistrict.
• ExistingelectricandnaturalgasservicesonRoute29andRoute30throughNationalGrid.
• Cableandbroadbandavailable fromFrontierCommunicationsandSpectrum.
The Vail Mills Development Area is located in the popular and highly-rated Broadalbin-Perth School District which features:
• Averagegraduatingclass sizeof130 studentswithgraduationrateamongthehighestoftheregion;
• Seventeencollege-courseclasses,tenAdvancedPlacement(AP)offeringsanddualenrollment;
• Freehalf-dayandfull-dayprekindergartenandbefore-andafter-schoolchildcare(pre-Ktograde5);and
• 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
Broadalbin-Perth Graduation Rates
*Graduationratein5yearsremainstobedeterminedfor2014-2015.
*
VAIL MILLS DEVELOPMENT AREA
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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
• Priceescalationinsurroundingcounties,especiallySaratoga,isdrawingpotentialhomeownersseekingnewandhigherendhomestoFultonCounty.
• The County’s high homeowner rate, affordablelandandstablepropertyvalues.
• Currently there are no mixed-use developmentsdesiredbybothmillennialsandemptynesters.
Mar
ket
Dem
and
1,500 880 620
FULTON COUNTY1
10
100
1000
10000
Fulton County Housing Demand (2020)
Estimated Households in Need of Housing in 2025
New Home Demand (Units)
New Apartment Demand (Units)
Fulton County Housing Demand (2025)
Affordable Range
$172-$260K$43K
Housing Affordability in Fulton County
Newprivatesectorupper-storyloftconversionsinGloversville.
Vail Mills: Demand for Housing Units
HOMESAPARTMENTS
Family Apartments
24Senior ApartmentsSenior Patio Homes/
Cottages 3612
Townhomes
4038Single-Family Homes
Income
Enhancing and Growing a Vibrant Hamlet
9
PROJECTED HOUSING DEMAND IN 2025
FULTON COUNTY
VAIL MILLS DEVELOPMENT AREA
Current Housing Demand1
EstimatedHouseholdsinNeedofHousingin2015 570 130
Owner-OccupiedUnitsNeededin2015 345 50
Renter-OccupiedUnitsNeededin2015 220 80
Housing Units Through 20252
EstimatedHouseholdsinNeedofHousingThrough2025 930 20
Owner-OccupiedUnitsNeededin2025 535 0
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.
• Fewapartmentsare locatedoutsideof theCitiesofGloversvilleandJohnstown.
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.
2025By2025,totalhousingdemandasaresultofofferingthisuniquemixeduseneighborhoodcouldsupportanadditional20renter-occupiedunits.
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
10
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
basedontotalconsumerspendingintheregionof$1.24billionin2014.
• 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 $1.7millioninretailsalesortheequivalentof5,500SFofretailinthesamecategoriesastheCountyasawhole.
Cur
rent
Ret
ail D
eman
d
Support for New Retail in Fulton County
FULTON COUNTY LEAKAGE RECAPTURE DEMAND VAIL MILLSRetail Market
SectorsTotal Gross
Regional Retail Leakage (2014)
Current County Retail Leakage
Recapture Demand ($)
Current County Retail SF Recapture
Demand
Current Vail Mills Retail Leakage
Recapture Demand ($)
Furnitureandhomefurnishings
$29,400,000 $4,900,000 14,700 $170,000
Electronicsandappliance
$37,000,000 $6,500,000 18,400 $220,000
Healthandpersonalcare
$72,500,000 $8,000,000 24,200 $280,000
Clothingandclothingaccessories
$47,100,000 $7,500,000 23,500 $260,000
Sportinggoods,hobby,musicalinstrument,and
bookstores
$18,100,000 $4,000,000 12,100 $140,000
Miscellaneousstoreretailers
$61,300,000 $10,500,000 30,600 $360,000
Foodandservices $10,500,000 $4,200,000 10,500 $150,000
Non-storeretailers $33,100,000 $3,400,000 11,000 $120,000
County Leakage Recapture Demand
$309,000,000 $49,000,000 145,000 SF $1,700,000
Enhancing and Growing a Vibrant Hamlet
11
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.
$18,000,000 $5,400,000
Increased Non-Resident Worker SpendingFultonCountycancaptureanincreasedamountofretaildemandbyemployeeswhoworkintheCountybutliveelsewherethrough2025.
$21,000,000 $3,700,000
ESTIMATED RETAIL SALES $60,000,000 $13,500,000
ESTIMATED RETAIL SQUARE FEET 220,000 SF 44,500 SF
Future Retail D
emand
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.
• Proven Retail Success. Opportunitytobuildonexistingbaseandlocatenewofferings(includingpotentiallyahotel)forresidentsandvisitors.
• High Traffic Counts: High traffic counts withaverage daily traffic counts of over 10,600 onRoute30andover8,500onRoute29.
• Welcome Tourists:Anexistingtouristwelcomecenterislocatedinthearea,reflectingthehighvolumeoftouristtravel.
• 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.
LOWEST COST OF LIVINGin the entire region
FULTON COUNTY offers the
VAIL MILLS DEVELOPMENT AREA
12
Fulton County is a premier place to live, visit and work in upstate New York.• Renownedforitsattractivequalityof
life,beautifulrurallandscapes,charmingcommunities,andup-and-cominghistoriccities.
• Recognizedforitsworld-classrecreationopportunitiesandvenuesincludingGreatSacandagaLake.
• LocatedwithinNewYork’s“TechnologyTriangle”formedbyGlobalFoundriestotheeast,SUNYPolyCollegeofNanoscaleScienceandEngineeringtothesouthandMarcyNanocenteratSUNYPolytechnicInstitutetothewest.
• Offersdiversewell-payingjobsandahigh-quality,low-costsmall-townlifestyle.A
bout
Ful
ton
Cou
nty
Cost of Living Index by County
County Cost of Living
Fulton 93
Montgomery 94
Oneida 94
Schoharie 99
Schenectady 100
Washington 103
Hamilton 107
Rensselaer 107
Albany 108
Warren 109
Saratoga 116
UnitedStatesOverall=100
Source: http://www.bestplaces.net
New York’s Technology TriangleMarcy
Nanocenter GlobalFoundries
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.
• Revitalizing citieswithspecialtyretailandloftconversions.
Fulton County offers an extraordinary quality of life!
Enhancing and Growing a Vibrant Hamlet
13
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.
Fulton County’s Q
uality of Life
COMMUNITY SUMMARY (2014-2015 Data)
Town of MayfieldFulton
County
Population and Households
Population(2015Estimate) 6,290 54,000
Households 2,630 22,300
Avg.HouseholdSize 2.4 2.4
Households by Income (2015 Estimate)
MedianHouseholdIncome $51,737 $47,000
<$25,000 572 5,860
$25,000-$50,000 703 5,940
$50,000-$75,000 698 4,590
$75,000-$100,000 279 2,370
$100,000-$150,000 284 2,670
$150,000+ 97 856
Housing
HousingUnits(2010) 3,436 28,600
Pct.Owner-Occupied(2011-2015)
78% 70%
MedianHomeValue $123,000 $108,200
MedianGrossRent $713 $711
Education
Pct.HighSchoolGraduateorHigher 88% 86%
Pct.Bachelor’sDegreeorHigher 16% 16.2%
Economy
MeanTravelTimetoWork(minutes) 23.8 24.1
UnemploymentRate1 N/A 5.7%
AverageWageinManufacturing N/A $19.30
AverageWholesaleWage N/A $22.20
AverageWageinTransportation&
WarehousingN/A $18.00
1AsofDecember2016
• ArkellMuseum(Canajoharie)• TheArtsCenteroftheCapitalRegion(Troy)• TheColonialLittleTheatre(Johnstown)• EmpireStatePlaza&TheEgg(Albany)• GlovePerformingArtsCenter(Gloversville)• NewYorkStateCapitalandMuseum(Albany)• ThePalaceTheater(Albany)• ProctorsTheatre(Schenectady)• SaratogaPerformingArtsCenter(Saratoga)• TheBaseballHallofFame(Cooperstown)• RiversCasino&Resort(Schenectady)• TimesUnionCenter(Albany)
Fulton County and the surrounding region boast a rich arts
and culture scene, historic sites and museums, as well as an
abundance of recreational sports and outdoor amenities.
RECREATIONAL OPPORTUNITIES
Visit
Arts, Culture & History
Hiking & Biking
Winter Sports
Horse Racing
ARTS, CULTURAL & HISTORIC AMENITIES
VAIL MILLS DEVELOPMENT AREA
14
ONE HOUR DRIVEof t h e Va i l M i l l s D ev e l o p m e n t A r e aAMENITIES within a
Play
RelaxState Parks
Beaches & Boating
Scenic Byways
• Beaches: Numerousriversideandlakesidebeachesincludingthe29-mile-longGreatSacandagaLake.
• Boating: TheCounty’s44 lakes, LakeGeorge, theHudsonandMohawkRiversandChamplainCanal.
• Fishing: Nationallyrecognizedtroutstreams.• Hunting: Access to large tracts of Adirondack Park and
otherproperties.• Horse Racing: Saratoga’s world-famous thoroughbred
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.
• Winter Sports:Downhill skiareas includeRoyal,Willard,Oak,WestandGoreMountains.
SPORTS & OUTDOOR AMENITIES
Enhancing and Growing a Vibrant Hamlet
15
Fulton County’s Q
uality of Life
Fishing & Hunting
HALES MILLS DEVELOPMENT AREA CONCEPTHales Mills Road Extension Development Area Town of Johnstown, Fulton County, New York Date: March 2017
800’400’
H
Great Sacandaga Lake
Fulton County Airport
Johnstown, NY
Gloversville, NY
Mayfield, NY
29
2930
30A
67
67
Exit 28
Exit 27
30
Vail Mills Development Area
*
C O N T A C T :Fulton County Planning Department1 East Montgomery StreetJohnstown, NY 12095Phone: (518) 736-5660Fax: (518) 762-4597planning@fultoncountyny.gov
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