WWW.MILTONNY.GOV Milton, NY HOW A SMALL TOWN LEVERAGES ITS AIRPORT FOR SMART GROWTH
MILTON, NY AT A GLANCE TOWN OF MILTON WHAT: F ast-growing suburban municipality and county seat with regional airport undergoing $35.2 million renovation WHERE: S aratoga County, New York WEBSITE: www.miltonny.gov **For business investors interested in exploring opportunities in Milton, contact John Olenik, Director of Economic Planning, at jolenik@nycap.rr.com. HOW A SMALL TOW ITS AIRPORT FOR S 1 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
WN LEVERAGES SMART GROWTH Private jets crowd the tarmac at Saratoga County Airport during racing season, their sleek fuselages glinting in the summer sun. On Belmont Stakes Day alone, up to 60 aircraft descend on this regional hub, transforming the town of Milton into an unexpected gateway for the sport’s elite. “When you have your track season come, all the SPAC people that come up for concerts and everything, the main hub is usually through the airport itself,” says Scott Ostrander, Milton’s Town Supervisor. The $35.2 million renovation of the airport terminal A $35 MILLION AIRPORT RENOVATION AND STRATEGIC LOCATION NEAR SARATOGA RACE COURSE POSITIONS THIS NEW YORK TOWN TO CAPTURE ECONOMIC OPPORTUNITY WHILE WRESTLING WITH RAPID DEVELOPMENT. 2 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
amplifies this economic engine, with state funding of $27 million driving a project that includes everything from geothermal heating to a restaurant overlooking the runway. This build out of the existing terminal is now complete and the city is eagerly anticipating the grand opening on July 26th, 2025. Milton holds strategic advantages beyond its airport. The town hosts most of Saratoga County’s government buildings and serves as the de facto county seat. Its location, just five minutes from Saratoga Race Course, positions it perfectly to capture overflow from the tourist influx that generates an estimated $9 million in economic impact per racing day. “We’re the third largest town in the county,” Ostrander notes, “and obviously one of the fastest growing municipalities within our county itself.” John Olenik, Director of Economic Planning, envisions the new terminal as more than functional infrastructure. “We’re trying to make Milton a destination point that’s going to have some sort of identity,” he explains. The design embraces an Adirondack aesthetic with contemporary touches, featuring wraparound porches and locally sourced materials. When completed in June 2025, the facility will include conference rooms, rental car services, and Alexis Diner, catering to both aviation traffic and local residents seeking upscale dining options near the runway. MILTON’S EVOLUTION FROM BEDROOM COMMUNITY TO DESTINATION Milton’s transformation from rural farmland to thriving suburb replicates broader shifts in American demographics. Founded in 1792, the town built its early economy on mills along the Kayaderosseras Creek, with paper manufacturing dominating the industrial landscape through the early 1900s.Today, a different economic reality drives growth. The proximity to Saratoga Springs creates both opportunity and pressure. Housing prices in Milton range from $250,000 to $500,000, while comparable properties in neighboring Saratoga Springs command $800,000 to over a million.“I think it’s a unique town because we have a lot of mom-and-pop stores, local businesses,” Ostrander says.The town’s retail success stories validate this assessment. Hannaford’s Milton location ranks as the chain’s most profitable store, while NAPA recently constructed its largest facility in the country here. Creating a cohesive identity drives current planning efforts. “When people come into our town, they’re going to see a very unique look,” Olenik promises. The town mandates architectural consistency along its commercial corridors, requiring uniform sidewalks and lighting that complement the emerging craftsman aesthetic. “We do have a requirement along with the structural part of it for sidewalks and 3 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 MILTON, NY
plan update, a yearlong effort to manage explosive growth while preserving small-town character. The initiative, branded “Reimagine Milton,” addresses infrastructure needs that have intensified as the town’s population reached 18,800 in 2020. “We are growing at a rate where we have to expand our services,” Olenik states.“One of the things we’re doing is currently undertaking the construction of a new town garage.” Two roundabouts will reshape traffic patterns at critical intersections. “We’ll be having a new lighting,” Ostrander confirms.“They all have to be in compliance with everybody else’s, so it all looks the same.” Recent approvals for McDonald’s and ongoing negotiations with two unnamed national retailers suggest Milton’s careful balance between growth and character preservation resonates with corporate decision-makers seeking locations outside saturated urban markets. INFRASTRUCTURE AND THE “REIMAGINE MILTON” INITIATIVE Delaware Engineering leads Milton’s comprehensive 4 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
roundabout at Route 50 and Northline that’s coming in to accommodate the traffic,” Ostrander confirms. The Route 29 and Rollin intersection receives similar treatment, addressing congestion from airport traffic and residential growth. Fiber optic expansion brings multiple providers including Spectrum, Verizon, and First Light to the town. “There’s many other companies that are jumping on board now that are coming in, running their services through our town for more affordability for our residents,” Ostrander notes. Water and sewer infrastructure preparations position Milton for continued development. “We are in the process right now of reevaluating our entire sewer system, which ultimately will be turned over to the county,” Olenik explains. The town maintains adequate water supply through various sources, though the 1948 Kesselring Site for Naval Nuclear Propulsion continues to influence western Milton’s development patterns. “The old town garage will ultimately be taken down, and in our comprehensive plan, we’re looking at extending and building an addition to our town hall and our entire parks and trail system as well,” Olenik adds, outlining the scope of municipal facility upgrades planned through 2026. GETTING THE HOUSING EQUATION RIGHT A 508-unit mixed-use development across from the airport represents Milton’s largest residential project to date, sparking debate about growth management. Malta Development Company plans 19 buildings with apartments, retail spaces, and nearly 1,300 parking spaces. “He just purchased a piece of land in town center, which he’s putting up a 508-unit mixed-use residential commercial building that’s probably going to start here very shortly,” Ostrander explains. “It’s a three-phase project.” Community resistance emerged through Milton Citizens for Responsible Development, which organized town halls questioning the project’s impact on taxes and services. “The developer is going to be providing space and opportunities for 5 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 MILTON, NY
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other businesses to come in to provide additional goods and services,” Olenik notes. School districts in Saratoga Springs and Ballston Spa coordinate plans to absorb new students from the anticipated population increase. Milton’s zoning strategy attempts to channel growth while preserving rural character.The town is divided into two distinct zones: “We have an R1, which is the business district, obviously town center, which is shovel ready,” Ostrander clarifies.“The other makeup of our town is called the R2, which is more of your farmland, your rural part of our town.” Post-COVID migration from New York City accelerates development pressure.“Since COVID hit down in New York City, you have a lot of people coming from the south up here,” Ostrander observes. “They sell their house, they come here, and they can get into a five, six, seven hundred thousand dollar brand new big house at a fraction of the cost.” FROM NAPA’S LARGEST TO HANNAFORD’S MOST PROFITABLE Milton’s retail sector defies typical suburban patterns, with national chains reporting exceptional performance metrics.“This Hannaford grocery store 7 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 MILTON, NY
Local businesses thrive alongside corporate arrivals. Cumberland Farms, Stewart’s Shops, and Allardyce Building Supply report Milton locations ranking within their top three countywide performers. “If you look at the businesses that are here now, we are within the top three throughout the whole county in every single one of those businesses,” Ostrander emphasizes. “Our people want to shop here; they want to stay here.” The town’s economic development philosophy explicitly excludes heavy industry. “We do not have any land that is zoned for heavy industrial use,” Olenik states.“All of the economic development we’re going to be looking at is primarily small businesses, whether it’s small retail stores, restaurants and services.”This approach preserves community character while generating sustainable tax revenue. “The more we offer them to stay shopping local in our town, the better off we are,” Ostrander adds, connecting retail success to broader fiscal health. THE TRAIL NETWORK VISION Milton’s parks expansion rivals its commercial growth, with $1.2 million invested in playground equipment alone. Suzanne Lyall Park features specialized equipment for children with disabilities within a fully fenced perimeter, while demand drives plans for a duplicate facility. “It’s one of the busiest playgrounds around, and we’re going to duplicate that playground here as a second one because of the overflow of how many people actually utilize our parks,” Ostrander explains. The Woods Hollow Nature Preserve acquisition from Ballston Spa marks a significant step toward regional trail connectivity.This former village property offers hiking trails in summer and ice skating in winter, expanding Milton’s four-season recreation options. Meanwhile, Kayaderosseras Creek, designated as a prime trout stream by New York State, anchors the town’s natural assets. The Creekside Park trail follows the waterway, while Cottrell-Harrington Park on Route 29 provides fishing access with a dedicated deck area. “We’re going to expand ball courts, new basketball courts, maybe implement a new dog park, maybe like a stage for music,” Ostrander outlines. The trail network vision extends beyond the town is probably the most profitable store on their chain because the people are supporting it,” Olenik reports. NAPA Auto Parts chose Milton for its largest facility nationwide, recognizing untapped market potential in the growing community. Cannabis retail adds another revenue stream following New York’s legalization. “We have one of those that came in and that is a benefit for the town because of the tax revenues that are being obtained,” Olenik acknowledges. The dispensary joins an expanding roster of businesses drawn to Milton’s demographics and location. 8 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
borders.“That’s a vision that we have—connectivity and walkability for people with trails,” Ostrander emphasizes. Plans call for linking the village of Ballston Spa through Milton to Saratoga Spa State Park, creating a continuous corridor for pedestrians and cyclists. MANAGING GROWTH: THE PLANNING BOARD’S TIGHTROPE WALK Milton’s governance structure creates unexpected tensions as development accelerates. Major projects bypass the town board entirely, proceeding through planning and zoning boards that operate independently. “Unfortunately, at the town level, which the council people and I control, these major projects that come forth in front of the town never usually make it to the town board level,” Ostrander explains. “That’s done at your planning and zoning board level.” This division of authority frustrates residents who blame elected officials for unchecked growth. “The town board gets blamed for everything that’s going on here with the infrastructure and how fast growth is going on,” Ostrander acknowledges.“I don’t govern the planning board or the zoning board. When these projects come in front of them for approval, it’s all done at that level.” Property rights further complicate growth management. Landowners selling to developers for “astronomical amounts” exercise legal options the town cannot restrict. Not In My Backyard (NIMBY) attitudes surface predictably as projects advance.“Over the years I’ve seen the NIMBY attitude from other people on certain projects, and when the projects were totally fulfilled, everything quieted down and people accepted them because it was part of progress,” Olenik observes. Limited commercial zoning provides natural growth boundaries.“We only have a certain amount of land 9 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 MILTON, NY
for commercial use,” Olenik notes.“Once that land is taken up and built out by developers and businesses, we’re going to have a very beautiful little community.” Milton stands at an inflection point. Racing season brings jets and economic vitality, while year-round residents seek preservation of rural character. The town’s comprehensive plan attempts to balance these forces, channeling growth into designated areas while protecting farmland. As the airport terminal nears completion and housing projects rise, Milton’s leaders must strike a balance between opportunity and identity, prosperity and preservation. PREFERRED VENDOR/PARTNER n Trojanski Builders www.trojanskibuilders.com Trojanski Builders is a family-owned custom home builder based in Saratoga Springs, NY, specializing in new home construction and large-scale remodeling. Known for exceptional craftsmanship, clear communication, and a personalized approach, the company creates distinctive, high-quality homes throughout the Capital Region with a strong focus on client satisfaction and lasting value. 10 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
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