Towns of Clifton and Fine
Consolidation Study
Population Trends, Demographics, and Socioeconomics
Visit the website: www.danc.org/operations/engineering/clifton‐fine‐efficiencyconsolidation‐study
Location Map
Blue Line Represents Adirondack Park Boundary
2
Clifton and Fine, NY
Town History
 The Town of Clifton was established in April 1868  The Town of Fine was established in March 1849
 Town histories are inherently linked to logging, mining, and paper processing
Logging
 Logging was a major local industry in the early 1900s, centered especially around the Cranberry and Star Lake areas  Wanakena was established by the Rich Lumber Company in 1902
 At its peak, there were 1,500 workers at the Rich mill and associated industries
 Wanakena lumber mills moved to Vermont in 1912
 The Emporium Lumber Company built the Grasse River Railroad in 1913, connecting Cranberry Lake to the New York Central Railroad. Operating in New York as the Emporium Forestry Company, a mill was opened in Cranberry Lake in 1917 and operated until 1927.
Mining
 Mining in the Town of Clifton at the J&L Steel site began in 1889, as a magnetite and martite mine
 Benson Mines purchased the 3,300 acre mine in 1922
 The Defense Plant Corporation purchased 54 acres from Benson Mines to construct an iron ore processing facility
 Jones & Laughlin Ore Company purchased the 54 acre site in 1946  The facilities employed 1,200 people at its peak
 The mine closed in 1977
3
 It is now the largest contaminated waste site in the Adirondack Park
Clifton and Fine, NY
Town History
Newton Falls Paper Mill
 Newton Falls mill opened in 1894 as a saw mill, that later became a paper mill
 By 1950, there were more than 800 residents living in the booming community of Newton Falls that built up around the mill
 Operated continuously until closing in 2000
 Reopened in 2007, but was closed again in 2013 and assets were sold
Ranger School
 Established in 1912 with land donated from the lumber mill in Wanakena, Town of Fine
 Since its first graduating class in 1913, the Ranger school has trained nearly 4,000 students in forest technology, land surveying technology, and environmental and natural resources conservation
 Current campus is 2,800 acres
 Completed a $6 million renovation in 2003 to update its facilities with state‐of‐the‐art technology
Biology Station
 Owned by SUNY ESF, the Biology Station is a remote boat‐access only distance learning center
4
Clifton and Fine, NY
Town History
Clifton‐Fine Hospital
 1951 ‐ Hospital opens for business
• First patient was an expectant mother who delivered a baby girl the next day
 1976 ‐ Clifton‐Fine Medical Center opens next to the Hospital  1993 ‐ Wilderness Health Care Foundation established
• Purpose is to benefit the Clifton‐Fine Hospital
 1994 ‐ Hospital purchased 10 acres adjacent to hospital for future use
 2000 ‐ Hospital is designated a Critical Access Hospital (1 of 13 in NYS)
 2003 ‐ A Public Authority is designated to manage the Hospital
• Corporate structure change sought to facilitate agreements with other area hospitals
 2008 ‐ Medical Center damaged by fire
 2011 ‐ Primary Care Clinic reopens, replacing the fire damaged area
 2013 ‐ Not‐For‐Profit Hospital conversion from Public Authority Hospital
• Corporate structure change sought to allow hospital to affiliate with other facilities
• Now operates as a 501(c)3 Not‐For‐Profit corporation
5
Census Population Data
Clifton and Fine Town Populations, 1950-2010
Clifton
Fine
Total
1950
1,382
1,875
3,257
1960
1,306
2,391
3,697
1970
1,022
2,248
3,270
1980
1,005
2,243
3,248
1990
917
1,813
2,730
2000
791
1,622
2,413
2010
751
1,512
2,263
2013 Population Estimate: Town of Clifton = 745 Town of Fine = 1,479 Source: US Census Bureau
6
Population Trends Since 1950
Source: US Census Bureau
7
St. Lawrence County Towns by Population (2010 Census data):
Town
Population
Town
Population
Clare
105
Morristown
1,974
Piercefield
310
Parishville
2,153
Clifton
751
Fowler
2,202
Pitcairn
846
Waddington
2,266
Rossie
877
DeKalb
2,434
Macomb
906
Brasher
2,512
DePeyster
998
Pierrepont
2,589
Hopkinton
1,077
Louisville
3,145
Hermon
1,108
Stockholm
3,665
Edwards
1,156
Lisbon
4,102
Hammond
1,191
Oswegatchie
4,397
Colton
1,451
Norfolk
4,668
Fine
1,512
Gouverneur
7,085
Madrid
1,735
Canton
10,995
Lawrence
1,826
Massena
12,883
Russell
1,856
Potsdam
16,041
Source: US Census Bureau
8
St. Lawrence County Hamlets and other “Census Designated Places” by Population:
(2010 Census Data unless otherwise noted)
Hamlets and Places
Population
Wanakena
105
(estimate based on sewer EDUs ‐ no census data)
Cranberry Lake
200
Remainder of Clifton including Newton Falls
293
Colton
345
Winthrop
510
DeKalb Junction
519
Hailesboro
624
Parishville
647
Brasher Falls
669
Madrid
757
Star Lake (Town of Clifton 258, Fine 551)
809
Remainder of Fine including Oswegatchie & Fine
856
Hannawa Falls
1,042
Source: US
Census
Bureau
9
Town of Fine and Clifton Hamlets vs Total Town Population
Town of Fine
Town of Clifton
Wanakena
Cranberry Lake
Star Lake
Star Lake
Remainder of Fine
Remainder of Clifton
7%
27%
39%
36%
57%
34%
Source: US Census Bureau
10
Population Demographics ‐ Age
2010 US Census Bureau
Municipality
Residents Residents Residents aged
aged
aged
50+ Years
0‐19 Years
20‐49 Years
Median Age
Clifton
179
269
303
44.5
Fine
323
530
659
46
29,667
44,786
37,491
37.5
St. Lawrence County
Neighboring
Towns
Median Age
Clare
41.9
Colton
47.7
Edwards
41.7
Pitcairn
41.1
Russell
40.6
Source: US Census Bureau
11
Population Demographics ‐ Sex
2010 US Census Bureau
Municipality
Female Population
Female
Percentage
Male Population
Male Percentage
Clifton
359
48%
392
52%
Fine
725
48%
787
52%
55,092
49%
56,852
51%
Neighboring Towns
Female
Percentage
Male Percentage
Clare
51%
49%
Colton
49%
51%
Edwards
51%
49%
Pitcairn
49%
51%
Russell
49%
51%
St. Lawrence County
Source: US Census Bureau
12
Population Demographics Income and Housing
2010 US Census Bureau
Income
Total Housing Units
Clifton: 881
Fine: 1,205
Neighboring Towns Clare: 122
Colton: 1,370
Edwards: 576
Pitcairn: 499
Russell: 990
Municipality
Median Household
Income
Percentage
“All People”
Below Poverty Level
Clifton
$42,805
20.7%
Fine
$35,524
10.0%
St. Lawrence County
$42,303
16.9%
Neighboring Towns
Town of Clare
$30,972
17.4%
Town of Colton
$51,786
7.3%
Town of Edwards
$47,115
22.2%
Town of Pitcairn
$40,600
18.1%
Town of Russell
$41,618
18.5%
Source: US Census Bureau
13
School Districts
The consolidation study will have no impact on either school or County taxes, since these are separate from the Town taxes. The map below of the school districts serving the Towns of Clifton and Fine is for reference purposes only. Source: Cornell University
Geospatial Information
Repository, 2000
14
School Districts
Number of Students in School District
The consolidation study will have no impact on either school or County taxes, since these are separate from the Town taxes. The data below is for reference purposes only. School Year
15
Source: NYS Education Department; https://reportcards.nysed.gov/schools.php?district=800000038857&year=2006
2014 Land Classification Statistics ‐ Percentage of Acres
Adirondack Park
APA Land Classification
Water
6%
Public
44%
Clifton
APA Land Classification
Acres
Public
32%
30,776
Private
50%
Water
10%
9,999
Water
2%
2,102
Private
58%
55,572
Public
51%
54,818
Fine
APA Land Classification
Acres
Private
47%
51,353
16
Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 2014 Land Classification Statistics ‐ Percentage of Acres
Clifton
Fine
Acres
%
Acres
%
876
1%
555
1%
Industrial Use
3,170
3%
0
0%
Low Intensity
304
<1%
960
1%
Moderate Intensity
624
1%
476
<1%
Resource Management
48,028
50%
32,840
30%
Rural Use
2,569
3%
16,522
15%
Intensive Use
275
<1%
0
0%
Primitive
10
<1%
120
<1%
State Administrative
13
<1%
21
<1%
Wild Forest
12,081
13%
23,732
22%
Wilderness
18,399
19%
30,945
29%
Water
10,000
10%
2,102
2%
96,349
100%
108,273
100%
Private
Hamlet
Public
Total
Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 17
Land Use Classification
Adirondack Park
18
Source: APA Website http://apa.ny.gov/gis/stats/colc201405.htm
Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 19
Tax Information
2014 Equalization Rates
2014 Equalization Rate
Clifton
92%
Fine
83%
Note: Property in the Towns of Clifton and Fine are assessed less than market value. In order to distribute school district or county taxes among multiple municipalities, the level of assessment of each municipality must be equalized to full market value. Therefore, the Towns have an equalization rate. 20
Source: St. Lawrence County Real Property 2014
Real Property Information
Total Assessed Value Per Town
Clifton
Fine
Total Assessed Values 2014
Assessed Value
Assessed Value at 100%
$197,339,767 (@92%)
$214,499,747
$150,429,638 (@83%)
$181,240,528
Note:
Effective with the 2014 Town of Clifton Assessment, a court ordered reduction in the assessed value of the properties of the Newton Falls Paper Mill resulted in a $1,256,076 loss from the total Town assessed value. In 2012 property was with IDA and the property was under a PILOT. Source: St. Lawrence County Real Property 2014
21
Real Property Statistical Information
2014 Assessed Values
Public Property Assessed Values
Clifton
Fine
$23,271,847
$8,602,800
(New York State ADK Park)
(New York State ADK Park)
Average
$1,554,827
$482,332
Median
$150,943
$72,805
Clifton
Fine
$2,044,500
$1,283,100
(Green Mountain Adirondack)
(Long Pond Club Inc.)
Average
$106,792
$48,997
Median
$47,000
$32,000
Highest
(Property Owner)
Private Property Assessed Values
Highest
(Property Owner)
Source: St. Lawrence County Real Property 2014
22
Real Property Information
Utility Assessed Values
Utility companies do not always own actual property in the Towns, but they pay taxes and are assessed based on the value of the infrastructure that they own within the town. These assessment values are included in the total Town assessment, so it is important to know that they exist. Utility Company Assessed Values
Clifton
Fine
‐
$66,300
Cranberry Lake Reservoir
$330,000
‐
DWS Cablevision Co Inc. $8,265
$17,216
$6,058,841
$12,470,300
$38,446
‐
$1,101,847
$4,043,941
Pinnacle Towers Inc.
‐
$14,500
Verizon New York Inc.
$27,412
$219,603
Wanakena Water Co
‐
$500
$7,564,838
$16,832,360
American Towers Inc.
Erie Boulevard Hydropower
National Grid
Niagara Mohawk Power Corp
Total
23
Real Property Information
Seasonal Residences
Total Assessed Value of Seasonal Residences in Clifton (Property Class Code 260)
Clifton
Fine
# of Parcels (% of total)
299 (28%)
254 (13%)
Assessed Value (% of total)
$44,799,200 (23%)
$16,844,100 (11%)
Clifton
Seasonal Residences and Assessed Values
Fine
Seasonal Residences and Assessed Values
Highest
$676,200
Highest
$281,300
Average
$149,830
Average
$66,315
Median
$146,050
Median
$56,300
Source: St. Lawrence County Real Property 2014
24
Real Property Information
Seasonal Residence Locations within the Towns of Clifton and Fine
Seasonal Residence (Property Classification Code 260)
Source: St. Lawrence County Real Property 2014
25
Clifton ‐ Property Classification Codes by Assessed Value
Prop Class
931 ‐ Forest s532a
260 ‐ Seasonal Residence
210 ‐ One Family Year‐Round Residence
910 ‐ Private Forest
874 ‐ Elec‐Hydro
311 ‐ Residential Vacant Land
911 ‐ Forest s480
312 ‐ Vacant with Improvements
270 ‐ Mfg Housing
720 ‐ Mine/Quarry
613 ‐ College/University
322 ‐ Rural Vacant >10
480 ‐ Multi Use Building
861 ‐ Elec & Gas
882 ‐ Elec Trans Imp
314 ‐ Rural Vacant <10
651 ‐ Highway Garage
714 ‐ Lite Ind Manufacture
240 ‐ Rural Residence
323 ‐ Vacant Rural
662 ‐ PoliceFire
418 ‐ Inn/Lodge
961 ‐ State Park
884 ‐ Elec Dist Out
415 ‐ Motel
620 ‐ Religious
843 ‐ Non‐Celiling RR
710 ‐ Manufacture
652 ‐ Govt Bldgs
Source: St. Lawrence County Real Property 2014
AV
$76,047,130
$44,799,200
$34,014,252
$14,527,546
$6,388,841
$3,258,840
$2,512,400
$1,785,200
$1,227,300
$1,106,400
$1,089,000
$995,668
$868,000
$774,772
$555,416
$490,150
$459,800
$450,000
$443,700
$428,700
$428,600
$418,000
$390,500
$375,157
$368,600
$354,000
$350,000
$331,454
$184,900
% Total AV
39%
23%
17%
7%
3%
2%
1%
1%
1%
1%
1%
1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
# of Parcels
14
299
345
45
3
91
4
34
33
4
4
15
6
1
3
92
2
1
6
16
2
1
1
1
3
3
1
6
1
% Total Parcels
1%
28%
32%
4%
<1%
8%
<1%
3%
3%
<1%
<1%
1%
1%
<1%
<1%
9%
<1%
<1%
1%
1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
1%
<1%
26
Clifton ‐ Property Classification Codes by Assessed Value (Cont.)
Prop Class
822 ‐ Water Supply
872 ‐ Elec‐Substation
560 ‐ Improved Beach
866 ‐ Telephone
417 ‐ Cottages
836 ‐ Telecom eq
449 ‐ Other Storage
421 ‐ Restaurant
483 ‐ Converted Res
432 ‐ Gas Station
414 ‐ Hotel
534 ‐ Social Org
852 ‐ Landfill
411 ‐ Apartment
433 ‐ Auto Body
682 ‐ Rec Facility
220 ‐ 2 Family Residence
271 ‐ Mfg Housings
691 ‐ Proffes Assc
283 ‐ Residence w/ Comm
695 ‐ Cemetery
481 ‐ Att Row Bldg
315 ‐ Underwater Vacant
869 ‐ Television
330 ‐ Vacant Comm
993 ‐ Transition Taxable
Total
Source: St. Lawrence County Real Property 2014
AV
$177,500
$171,301
$153,000
$150,943
$150,000
$149,240
$136,542
$130,000
$106,650
$101,800
$95,000
$87,000
$55,600
$52,500
$38,000
$31,400
$31,000
$18,900
$18,000
$17,000
$12,800
$12,000
$8,800
$8,265
$3,000
$0
$197,339,767
% Total AV
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
# of Parcels
3
2
1
1
1
2
3
1
2
2
1
1
1
1
1
1
1
1
1
1
2
1
1
1
1
4
1075
% Total Parcels
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
27
Fine ‐ Top Property Classification Codes by Assessed Value
Prop Class
210 ‐ One Family Year‐Round Residence
931 ‐ Forest s532a
260 ‐ Seasonal Residence
872 ‐ Elec‐Substation
910 ‐ Private Forest
240 ‐ Rural Residence
612 ‐ School
270 ‐ Mfg Housing
882 ‐ Elec Trans Imp
613 ‐ College/University
843 ‐ Non‐Ceiling RR
920 ‐ Private Hunt/Fish
311 ‐ Residential Vacant Land
874 ‐ Elec‐Hydro
911 ‐ Forest s480
641 ‐ Hospital
312 ‐ Vacant with Improvements
682 ‐ Rec Facility
620 ‐ Religious
861 ‐ Elec & Gas
633 ‐ Aged Home
884 ‐ Elec Dist Out
330 ‐ Vacant Comm
652 ‐ Govt Bldgs
836 ‐ Telecom eq
651 ‐ Highway Garage
662 ‐ PoliceFire
912 ‐ Forest s480a
614 ‐ Spec School
AV
$38,350,900
$24,301,500
$16,844,100
$8,557,451
$8,070,180
$6,932,300
$4,401,500
$3,936,500
$3,793,996
$3,691,300
$3,036,000
$2,395,400
$2,341,400
$2,228,900
$1,780,200
$1,718,300
$1,654,700
$1,601,300
$1,575,300
$1,058,833
$1,027,700
$989,519
$937,075
$816,600
$792,484
$710,000
$634,300
$545,000
$416,200
% AV
25%
16%
11%
6%
5%
5%
3%
3%
3%
2%
2%
2%
2%
1%
1%
1%
1%
1%
1%
1%
1%
1%
1%
1%
1%
<1%
<1%
<1%
<1%
# Parcels
547
51
254
3
243
84
2
119
11
1
1
18
265
1
31
1
83
4
5
2
1
1
16
4
3
1
3
6
1
% Parcels
28%
3%
13%
<1%
13%
4%
0%
6%
1%
<1%
<1%
1%
14%
<1%
2%
<1%
4%
<1%
<1%
<1%
<1%
<1%
1%
<1%
<1%
<1%
<1%
<1%
<1%
28
Fine ‐ Top Property Classification Codes by Assessed Value (Cont.)
Prop Class
421 ‐ Restaurant
480 ‐ Multi‐Use Bldg
583 ‐ Resort Complx
449 ‐ Other Storage
314 ‐ Rural Vacant <10
432 ‐ Gas Station
486 ‐ Mini‐Mart
418 ‐ Inn/Lodge
461 ‐ Bank
866 ‐ Telephone
484 ‐ 1 Use Small Bldg
471 ‐ Funeral Home
271 ‐ Mfg Housings
454 ‐ Supermarket
483 ‐ Converted Res
853 ‐ Sewage
321 ‐ Abandoned Ag
220 ‐ 2 Family Res
464 ‐ Office Bldg
835 ‐ Cable Tv
422 ‐ Diner/lunch
433 ‐ Auto Body
457 ‐ Small Retail
105 ‐ Vac Farmland
322 ‐ Rural Vac>10
415 ‐ Motel
837 ‐ Cell Tower
411 ‐ Apartment
831 ‐ Telephone Comm
720 ‐ Mine/quarry
AV
$412,400
$353,100
$331,800
$327,600
$292,250
$279,600
$252,000
$237,200
$215,000
$209,814
$192,400
$186,300
$180,200
$148,000
$126,000
$107,100
$101,800
$96,600
$93,900
$76,910
$76,900
$75,000
$75,000
$71,000
$70,600
$70,500
$66,200
$65,800
$53,700
$52,120
% AV
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
# Parcels
2
3
1
4
52
2
1
2
1
2
4
2
7
1
3
2
10
2
2
2
1
1
1
3
5
1
1
1
1
15
% Parcels
<1%
<1%
<1%
<1%
3%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
1%
29
Fine ‐ Top Property Classification Codes by Assessed Value (Cont.)
Prop Class
695 ‐ Cemetary
416 ‐ Mfg Hsing Park
423 ‐ Snack Bar
439 ‐ Sml Park Gar
833 ‐ Radio
440 ‐ Warehouse
961 ‐ State Park
822 ‐ Water Supply
447 ‐ Truck terminal
830 ‐ Communication
534 ‐ Social Org
438 ‐ Parking Lot
869 ‐ Television
323 ‐ Vacant Rural
331 ‐ Com Vac w/imprv
557 ‐ Outdr Sport
852 ‐ Landfill
993 ‐ Transition T
Total
AV
$50,300
$47,100
$45,000
$40,500
$40,000
$35,300
$32,600
$26,000
$25,000
$14,500
$8,500
$8,000
$6,606
$6,500
$4,000
$2,900
$1,100
$0
$150,429,638
% AV
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
# Parcels
9
1
1
1
1
1
3
2
1
1
1
1
1
4
1
1
1
2
1930
% Parcels
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
<1%
30