Towns of Clifton and Fine Consolidation Study

Population Trends, Demographics, and Socioeconomics

Visit the website: www.danc.org/operations/engineering/clifton‐fine‐efficiencyconsolidation‐study

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Location Map

Blue Line Represents Adirondack Park Boundary

Clifton and Fine, NYTown 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 It is now the largest contaminated waste site in the Adirondack Park

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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

Clifton and Fine, NYTown History

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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

Clifton and Fine, NYTown History

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

Source: US Census Bureau

2013 Population Estimate:  Town of Clifton = 745    Town of Fine = 1,479 

Census Population Data

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Source: US Census Bureau

Population Trends Since 1950

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St. Lawrence County Towns by Population (2010 Census data):

Town Population

Clare 105

Piercefield 310

Clifton 751Pitcairn 846

Rossie 877

Macomb 906

DePeyster 998

Hopkinton 1,077

Hermon 1,108

Edwards 1,156

Hammond 1,191

Colton 1,451

Fine 1,512Madrid 1,735

Lawrence 1,826

Russell 1,856

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Town Population

Morristown 1,974

Parishville 2,153

Fowler 2,202

Waddington 2,266

DeKalb 2,434

Brasher 2,512

Pierrepont 2,589

Louisville 3,145

Stockholm 3,665

Lisbon 4,102

Oswegatchie 4,397

Norfolk 4,668

Gouverneur 7,085

Canton 10,995

Massena 12,883

Potsdam 16,041

Source: US Census Bureau

St. Lawrence County Hamlets and other “Census Designated Places” by Population:(2010 Census Data unless otherwise noted)

Hamlets and Places Population

Wanakena(estimate based on sewer EDUs ‐ no census data)

105

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 1,0429

Source: US Census Bureau

Town of Fine and Clifton Hamlets vs Total Town Population

10Source: US Census Bureau

7%

36%57%

Town of FineWanakenaStar LakeRemainder of Fine

27%

34%

39%

Town of CliftonCranberry LakeStar LakeRemainder of Clifton

Population Demographics ‐ Age2010 US Census Bureau

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Municipality

Residents aged

0‐19 Years

Residents aged20‐49 Years

Residents aged

50+ Years

Median Age

Clifton 179 269 303 44.5

Fine 323 530 659 46

St. Lawrence County 29,667 44,786 37,491 37.5

NeighboringTowns

Median Age

Clare 41.9

Colton 47.7

Edwards 41.7

Pitcairn 41.1

Russell 40.6Source: US Census Bureau

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Municipality Female Population

FemalePercentage

Male Population

Male Percentage

Clifton 359 48% 392 52%

Fine 725 48% 787 52%

St. Lawrence County

55,092 49% 56,852 51%

Neighboring Towns

FemalePercentage

Male Percentage

Clare 51% 49%

Colton 49% 51%

Edwards 51% 49%

Pitcairn 49% 51%

Russell 49% 51%

Population Demographics ‐ Sex2010 US Census Bureau

Source: US Census Bureau

Total Housing UnitsClifton: 881Fine: 1,205

Neighboring Towns  Clare: 122

Colton: 1,370Edwards: 576Pitcairn: 499Russell: 990

Income

Neighboring Towns

Population Demographics Income and Housing

2010 US Census Bureau

MunicipalityMedian 

HouseholdIncome

Percentage“All People”

Below Poverty Level

Clifton $42,805 20.7%

Fine $35,524 10.0%

St. Lawrence County $42,303 16.9%

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%

13Source: US Census Bureau

School DistrictsThe 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. 

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Source: Cornell University Geospatial Information Repository, 2000

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School DistrictsThe 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

Num

ber o

f Stude

nts in Scho

ol District

Source: NYS Education Department; https://reportcards.nysed.gov/schools.php?district=800000038857&year=2006

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2014 Land Classification Statistics ‐ Percentage of Acres

Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 

Private58%

55,572

Public32%

30,776

Water10%9,999

CliftonAPA Land Classification

Acres

Private47%

51,353Public51%

54,818

Water2%

2,102

FineAPA Land Classification

Acres

Private50%

Public44%

Water6%

Adirondack ParkAPA Land Classification

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2014 Land Classification Statistics ‐ Percentage of AcresClifton Fine

Acres % Acres %

Private

Hamlet 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%

Public

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%

Total 96,349 100% 108,273 100%Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 

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Land Use ClassificationAdirondack Park

Source: APA Website http://apa.ny.gov/gis/stats/colc201405.htm

19Source: APA 2014 ‐ http://apa.ny.gov/gis/index.html 

Tax Information2014 Equalization Rates

20Source: St. Lawrence County Real Property 2014

2014 Equalization RateClifton 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.  

Real Property InformationTotal Assessed Value Per Town

Source: St. Lawrence County Real Property 2014

Total Assessed Values 2014Assessed Value Assessed Value at 100%

Clifton $197,339,767 (@92%) $214,499,747Fine $150,429,638 (@83%) $181,240,528

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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. 

Real Property Statistical Information2014 Assessed Values

Private Property Assessed Values Clifton Fine

Highest(Property Owner)

$2,044,500(Green Mountain Adirondack)

$1,283,100(Long Pond Club Inc.)

Average $106,792 $48,997

Median $47,000 $32,000

Public Property Assessed Values Clifton Fine

Highest(Property Owner)

$23,271,847(New York State ADK Park)

$8,602,800(New York State ADK Park)

Average $1,554,827 $482,332

Median $150,943 $72,805

Source: St. Lawrence County Real Property 2014 22

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Real Property InformationUtility 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

American Towers Inc. ‐ $66,300

Cranberry Lake Reservoir $330,000 ‐

DWS Cablevision Co Inc.  $8,265 $17,216

Erie Boulevard Hydropower $6,058,841 $12,470,300

National Grid $38,446 ‐

Niagara Mohawk Power Corp $1,101,847 $4,043,941

Pinnacle Towers Inc. ‐ $14,500

Verizon New York Inc. $27,412 $219,603

Wanakena Water Co ‐ $500

Total $7,564,838 $16,832,360

CliftonSeasonal Residences and Assessed Values

Highest $676,200

Average $149,830

Median $146,050

Real Property InformationSeasonal 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%)

Source: St. Lawrence County Real Property 2014 24

FineSeasonal Residences and Assessed Values

Highest $281,300

Average $66,315

Median $56,300

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Real Property InformationSeasonal Residence Locations within the Towns of Clifton and Fine

Seasonal Residence (Property Classification Code 260)

Source: St. Lawrence County Real Property 2014

Clifton ‐ Property Classification Codes by Assessed Value

Source: St. Lawrence County Real Property 2014 26

Prop Class AV % Total AV # of Parcels % Total Parcels931 ‐ Forest s532a $76,047,130 39% 14 1%260 ‐ Seasonal Residence $44,799,200 23% 299 28%210 ‐ One Family Year‐Round Residence $34,014,252 17% 345 32%910 ‐ Private Forest $14,527,546 7% 45 4%874 ‐ Elec‐Hydro $6,388,841 3% 3 <1%311 ‐ Residential Vacant Land $3,258,840 2% 91 8%911 ‐ Forest s480 $2,512,400 1% 4 <1%312 ‐ Vacant with Improvements $1,785,200 1% 34 3%270 ‐Mfg Housing $1,227,300 1% 33 3%720 ‐Mine/Quarry $1,106,400 1% 4 <1%613 ‐ College/University $1,089,000 1% 4 <1%322 ‐ Rural Vacant >10 $995,668 1% 15 1%480 ‐Multi Use Building $868,000 <1% 6 1%861 ‐ Elec & Gas $774,772 <1% 1 <1%882 ‐ Elec Trans Imp $555,416 <1% 3 <1%314 ‐ Rural Vacant <10 $490,150 <1% 92 9%651 ‐ Highway Garage $459,800 <1% 2 <1%714 ‐ Lite Ind Manufacture $450,000 <1% 1 <1%240 ‐ Rural Residence $443,700 <1% 6 1%323 ‐ Vacant Rural $428,700 <1% 16 1%662 ‐ PoliceFire $428,600 <1% 2 <1%418 ‐ Inn/Lodge $418,000 <1% 1 <1%961 ‐ State Park $390,500 <1% 1 <1%884 ‐ Elec Dist Out $375,157 <1% 1 <1%415 ‐Motel $368,600 <1% 3 <1%620 ‐ Religious $354,000 <1% 3 <1%843 ‐ Non‐Celiling RR $350,000 <1% 1 <1%710 ‐Manufacture $331,454 <1% 6 1%652 ‐ Govt Bldgs $184,900 <1% 1 <1%

Clifton ‐ Property Classification Codes by Assessed Value (Cont.)

Source: St. Lawrence County Real Property 2014 27

Prop Class AV % Total AV # of Parcels % Total Parcels822 ‐Water Supply $177,500 <1% 3 <1%872 ‐ Elec‐Substation $171,301 <1% 2 <1%560 ‐ Improved Beach $153,000 <1% 1 <1%866 ‐ Telephone $150,943 <1% 1 <1%417 ‐ Cottages $150,000 <1% 1 <1%836 ‐ Telecom eq $149,240 <1% 2 <1%449 ‐ Other Storage $136,542 <1% 3 <1%421 ‐ Restaurant $130,000 <1% 1 <1%483 ‐ Converted Res $106,650 <1% 2 <1%432 ‐ Gas Station $101,800 <1% 2 <1%414 ‐ Hotel $95,000 <1% 1 <1%534 ‐ Social Org $87,000 <1% 1 <1%852 ‐ Landfill $55,600 <1% 1 <1%411 ‐ Apartment $52,500 <1% 1 <1%433 ‐ Auto Body $38,000 <1% 1 <1%682 ‐ Rec Facility $31,400 <1% 1 <1%220 ‐ 2 Family Residence $31,000 <1% 1 <1%271 ‐Mfg Housings $18,900 <1% 1 <1%691 ‐ Proffes Assc $18,000 <1% 1 <1%283 ‐ Residence w/ Comm $17,000 <1% 1 <1%695 ‐ Cemetery $12,800 <1% 2 <1%481 ‐ Att Row Bldg $12,000 <1% 1 <1%315 ‐ Underwater Vacant $8,800 <1% 1 <1%869 ‐ Television $8,265 <1% 1 <1%330 ‐ Vacant Comm $3,000 <1% 1 <1%993 ‐ Transition Taxable $0 <1% 4 <1%Total $197,339,767 1075

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Fine ‐ Top Property Classification Codes by Assessed ValueProp Class AV % AV # Parcels % Parcels210 ‐ One Family Year‐Round Residence $38,350,900 25% 547 28%931 ‐ Forest s532a $24,301,500 16% 51 3%260 ‐ Seasonal Residence $16,844,100 11% 254 13%872 ‐ Elec‐Substation $8,557,451 6% 3 <1%910 ‐ Private Forest $8,070,180 5% 243 13%240 ‐ Rural Residence $6,932,300 5% 84 4%612 ‐ School $4,401,500 3% 2 0%270 ‐Mfg Housing $3,936,500 3% 119 6%882 ‐ Elec Trans Imp $3,793,996 3% 11 1%613 ‐ College/University $3,691,300 2% 1 <1%843 ‐ Non‐Ceiling RR $3,036,000 2% 1 <1%920 ‐ Private Hunt/Fish $2,395,400 2% 18 1%311 ‐ Residential Vacant Land $2,341,400 2% 265 14%874 ‐ Elec‐Hydro $2,228,900 1% 1 <1%911 ‐ Forest s480 $1,780,200 1% 31 2%641 ‐ Hospital $1,718,300 1% 1 <1%312 ‐ Vacant with Improvements $1,654,700 1% 83 4%682 ‐ Rec Facility $1,601,300 1% 4 <1%620 ‐ Religious $1,575,300 1% 5 <1%861 ‐ Elec & Gas $1,058,833 1% 2 <1%633 ‐ Aged Home $1,027,700 1% 1 <1%884 ‐ Elec Dist Out $989,519 1% 1 <1%330 ‐ Vacant Comm $937,075 1% 16 1%652 ‐ Govt Bldgs $816,600 1% 4 <1%836 ‐ Telecom eq $792,484 1% 3 <1%651 ‐ Highway Garage $710,000 <1% 1 <1%662 ‐ PoliceFire $634,300 <1% 3 <1%912 ‐ Forest s480a $545,000 <1% 6 <1%614 ‐ Spec School $416,200 <1% 1 <1%

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Fine ‐ Top Property Classification Codes by Assessed Value (Cont.)Prop Class AV % AV # Parcels % Parcels421 ‐ Restaurant $412,400 <1% 2 <1%480 ‐Multi‐Use Bldg $353,100 <1% 3 <1%583 ‐ Resort Complx $331,800 <1% 1 <1%449 ‐ Other Storage $327,600 <1% 4 <1%314 ‐ Rural Vacant <10 $292,250 <1% 52 3%432 ‐ Gas Station $279,600 <1% 2 <1%486 ‐Mini‐Mart $252,000 <1% 1 <1%418 ‐ Inn/Lodge $237,200 <1% 2 <1%461 ‐ Bank $215,000 <1% 1 <1%866 ‐ Telephone $209,814 <1% 2 <1%484 ‐ 1 Use Small Bldg $192,400 <1% 4 <1%471 ‐ Funeral Home $186,300 <1% 2 <1%271 ‐Mfg Housings $180,200 <1% 7 <1%454 ‐ Supermarket $148,000 <1% 1 <1%483 ‐ Converted Res $126,000 <1% 3 <1%853 ‐ Sewage $107,100 <1% 2 <1%321 ‐ Abandoned Ag $101,800 <1% 10 1%220 ‐ 2 Family Res $96,600 <1% 2 <1%464 ‐ Office Bldg $93,900 <1% 2 <1%835 ‐ Cable Tv $76,910 <1% 2 <1%422 ‐ Diner/lunch $76,900 <1% 1 <1%433 ‐ Auto Body $75,000 <1% 1 <1%457 ‐ Small Retail $75,000 <1% 1 <1%105 ‐ Vac Farmland $71,000 <1% 3 <1%322 ‐ Rural Vac>10 $70,600 <1% 5 <1%415 ‐Motel $70,500 <1% 1 <1%837 ‐ Cell Tower $66,200 <1% 1 <1%411 ‐ Apartment $65,800 <1% 1 <1%831 ‐ Telephone Comm $53,700 <1% 1 <1%720 ‐Mine/quarry $52,120 <1% 15 1%

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Fine ‐ Top Property Classification Codes by Assessed Value (Cont.)

Prop Class AV % AV # Parcels % Parcels695 ‐ Cemetary $50,300 <1% 9 <1%416 ‐Mfg Hsing Park $47,100 <1% 1 <1%423 ‐ Snack Bar $45,000 <1% 1 <1%439 ‐ Sml Park Gar $40,500 <1% 1 <1%833 ‐ Radio $40,000 <1% 1 <1%440 ‐Warehouse $35,300 <1% 1 <1%961 ‐ State Park $32,600 <1% 3 <1%822 ‐Water Supply $26,000 <1% 2 <1%447 ‐ Truck terminal $25,000 <1% 1 <1%830 ‐ Communication $14,500 <1% 1 <1%534 ‐ Social Org $8,500 <1% 1 <1%438 ‐ Parking Lot $8,000 <1% 1 <1%869 ‐ Television $6,606 <1% 1 <1%323 ‐ Vacant Rural $6,500 <1% 4 <1%331 ‐ Com Vac w/imprv $4,000 <1% 1 <1%557 ‐ Outdr Sport $2,900 <1% 1 <1%852 ‐ Landfill $1,100 <1% 1 <1%993 ‐ Transition T $0 <1% 2 <1%Total $150,429,638 1930