THE PLAN:

The proposed Peacedale Village development will encompasses approximately 300 acres owned by 5 individual owners who are exploring a master plan that is presently being constructed by Brewer Engineering of East Greenbush New York. They are designing the properties around a comprehensive traffic and infrastructure plan, as well as projected placement of residential, commercial and some clean light industrial uses in appropriate areas.

The owners of Peacedale Farms, which is within the 300 acre Peacedale envelope are financing the initial Ecovillage design along with water resource efforts, road and traffic design, gray water disposal as well as municipal dedication of all assets. They own approximately a third of the 300 acre envelope that fronts the properties of their neighbors.

In reviewing the information below, you will see that the nature of this development will be dictated by the purchaser, first by purchasing the "4.68 acres Buildings package" with a 12 month option on the remaining 60 acres plus or minus, or an outright purchase of the entire 63 acres plus or minus (explained below).

The new Kinderhook Country Club is adjacent to the 300 acre development area and has 18 holes up and running with room for a second 18. The golf course owner has designed the course to accompany home sites and the possibility exists that the new owners of Peacedale Farms should collaborate with the gold course owners as the combination would add value to the entire project.

SLOWER APPROACH:

It is possible a new owner may choose to leave the property as it is, even to the point of continued agricultural uses (as it is now) and pass the developmental potential on to their heirs. The tillable land, however, would be ideal for use in an organically oriented development. This would be more appropriate for a buyer who wanted to take a slower approach to development. This land was used for about 100 years in a free range chicken and duck operation. Most old timers recall this area as being part of the "Duck farm". In fact, before it was split off by the Interstate there still exists a road called Duck Pond road on the other side of the Interstate. The soil has incredible fertile properties.

COMMERCIAL DEVELOPMENT:

The owners have also envisioned a possible commercial development to serve health oriented interests, for those living in the 300 acre envelope with organically oriented markets, health facilities etc. to serve their needs. The initial plan will have large hypothetical uses, an 80 unit hotel on the north end of the envelope overlooking the Interchange for one example.

There is also parts of the property reserved for big box uses as we have had several serious interest for these uses. These maximum sized hypothetical's are necessary to plan for any density regarding traffic generation, but again the purchaser of the first "Buildings Package" will determine this pace and uses as it is possible a buyer could have an entirely different game plan. There could be commercial uses that would serve transients with general consumer supplies on the well traveled 4 lane highway fronting the 300 acres development envelope, along with the traffic generated off of the adjacent Interstate connections.

SECURITY:

The village will be designed to have residential applications, town houses, duplexes etc. along with the golf course relationship, to serve many from the metropolitan areas that we have advertised are a “2 hour and change jaunt up the Taconic Pkwy or New York Thruway”. In most cases these will be turn key applications for those who do not want to be concerned with maintenance , but who would want to enjoy periodically the many attractions in the upstate New York paradise, as well as the security issues considering recent events in our large metropolitan areas and being far enough from harms way.

As difficult as we all can conceive, living in an area of fruit, vegetable, meat and poultry farms, roadside markets, with these readily available food supplies, safe drinking water, clean air to breath and much more may have to be a consideration in ones life to protect their families. Peacedale would provide this security. You will note the convenience features we bring out concerning Peacedale regarding the proximity to the major metropolitan areas of the northeast, that includes two rail stations, and two airports a few miles north and south of the property. The 8 unit apartment house could be reserved for city dwellers, friends and/or family, a bread and breakfast concept or just a modest rental mode for those to hang their hats for a number of reasons. Saratoga, golf, skiing, fishing, hunting, the arts to name a few.

TRANSITION TO THE COUNTRY:

There have been many metropolitan buyers that have moved not only their families into the areas of Columbia County for their primary residences, but for second homes and their businesses as well. Publishing houses, fulfillment operations and many high tech uses are presently scattered throughout the local Columbia County and adjacent areas of the country side. Employees of these operations tucked away are especially pleased with their new digs. As stated above the 3,000 sq. ft facility shown on our main page could provide a perfect transition for ones business operations.

INFRASTRUCTURE:

For those who want to focus on commercial potential. It is possible the owners will progress in the financial role taking the project into the approval stages, in particular the N.Y. Dot approved access to the main road that is crucial to a safe acceptable plan. This will include a Round About in the primary access point that was tentatively determined in a previous study, with just a few other limited accesses and exits in the 16,000 lineal ft. of municipal road frontage along both sides of Route 9, both sides of Peacedale road and one side of Route 32.

This is not a parcel of land out in the sticks. Almost 3 miles of road frontage with services on two major Interstate highways, Interstate 87 and Interstate 90, as indicated on the map on our main website. Once these access points on Route 9 are approved by first a traffic survey engineer, cleared by NY DOT and presented to the Town planners, the owners will locate these points with survey along with the basic internal road systems.

With this in hand, the owners will ask the Town to acquire these R.O.Ws and place them into the Town system. In addition we will convey lands for the dedication of the Town planned water storage area on the east elevated area, and 3 proven water source areas now in place. The Town recently extended a main water line from the municipal water system a few miles short of Peacedale. The Town anticipates financial cooperation from various entities along the route of this water line that want to be served. This includes the mammoth Hannaford super market warehouse on the north side of the interchange as well as trucking and distribution entities in place.

Water resources for fire protection and potable uses will be in place either through immediate municipal supply or the Peacedale 300 acre envelope's independent resources, that would eventually be merged with the planned expansion. The independent water resources at Peacedale have been approved by the County, but are limited.

There will be lands for gray water sewage disposal on the west side lower area. This gray water filtration area is in the 4 acre range and engineers will be doing perk and depth tests shortly to confirm the viability of this area for a major filtration system. It is possible there may be sites in the development that have adequate space for on site septic and filtration, especially in view of Peacedale's independent water works or a potential municipal water system that eliminates the problems associated with water and sewage located onsite. In any event, the current owners will reserve this gray water area for future town sewage needs that could eventually culminate into a package treatment plant etc. although a 4 acre filtration dedication with an estimated 20 foot depth of sand material would go a long way from failing. You will have the expansion aspects of charging this filtered affluent into the adjacent stream, before treatment would have to be considered.

TERMS AND OPTIONS:

The current owners are anxious to find an investor/developer to pick up on this project. They have spent 50 years on this property in business (A roadside market and farm operation) and are not interested in taking on the completion of this rather huge involvement. This motivation of theirs explains the outstanding value they have placed on the "buildings parcel" along with the leverage provided by controlling the 300 acre development envelope.

The plan they have devised for an interest to basically take over the role of developer of the 63 acre balance or the entire 300 acre development envelope could include a serious collaboration with the owner of the adjacent 500 acre plus golf course lands. This would be achieved as stated before by purchasing a modest package which is the key to the entire project.

The key involves the 4 buildings on 4.68 acres of land that has been engineered into the lot plan. This includes the home, the 8 unit apartment house, the market presently the Period Pics Antique store, the large barn structure. The original farm market on the main road approximately 3,000 Sq. feet could accommodate a buyers business transition. This package includes all the farm and service equipment lock, stock and bucket. There is a property manager on site who could continue in this position if the new owner desired. On a visit you will see that the property is well maintained.

PRICE AND TAX BENEFITS:

The current owners have put a $1.75 million dollar price on this "buildings" and 4.68 acre package. The income from present rentals to defray costs and then some, the depreciation ability, the 1031 tax deferment cooperation for anyone selling or contemplating the sale of property, the eventual conservation easement tax benefits, taxable income and estate planning if options are exercised on adjacent lands, and much more will on its own two feet represent an outstanding value.

To add to this package, the current owners are proposing a no cost option agreement (after the 4.68 etc. package) for 1 year to purchase adjacent lands. This would give adequate time for a buyer to study the potential. There is a total of 63 acres plus or minus in the original Peacedale farms package. Taking off the approximate 4.68 acres that the buildings set on in the $1.75 million dollar package this leaves in the neighborhood of 60 acres in the option proposal. The 63 acre package is listed separately in a commercial listing for $3.5. Therefore the difference between the $1.75M, 4.68 acre package with buildings is $1.75M. This would bring the per acre cost of the balance of the lands after deducting the 4.68 to less than 30 gs per acre.

The price in the total package is negotiable. Now these figures would be used in the 4.68 acre package option and will be discussed in detail upon a visit to the property.

If you would like more information on this property, please call JOHN WALLACE at 518-392-7062 or click on the mailbox below to obtain a informational package.