Machine-extracted (OCR) from the official document — formatting is approximate; the official copy governs.
335 MONTGOMERY STREET, FLOOR 2M, SYRACUSE, NY 13202
315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET • ONGOVED.COM
Regular Meeting Agenda
July 17, 2025
Call to Order the Regular Meeting of the Agency
A. Approval of Regular Meeting Minutes: June 12, 2025
B. Approval of Special Meeting Minutes: June 25, 2025
C. Treasurer’s Report
D. Payment of Bills
E. Conflict of Interest
Action Items:
1. Liverpool Lodging Ventures LLC (Project #3101-25-01A) Second Meeting
Liverpool Lodging Ventures LLC is proposing to construct a 103,673 sq. ft. dual-branded
Marriott hotel, consisting of a Fairfield Inn & Suites and a Residence Inn, located in the town
of Clay. The hotel will feature approximately 162 rooms and serve a diverse range of guests
and extended-stay visitors.
Agency Action Requested:
a. A resolution of the Board to authorize adoption of SEQRA determination.
b. A resolution of the Board authorizing the financial assistance the Agency will provide.
Agency benefits requested include exemptions from certain real property taxes, real
estate transfer taxes, sales and use taxes and mortgage recording taxes.
Representative: Hemant Patel
2. Fayette Manlius, LLC (Project #3101-22-01A) Modification Meeting
Fayette Manlius, LLC is requesting an extension of the termination date of their sales and use
tax exemption.
Agency Action Requested:
a. A resolution of the Board authorizing an extension of the sales and use tax exemption.
Representative: Anthony Gizzie
3. Tracey Road Equipment, Inc. (3101-20-03B) Modification Meeting
Tracey Road Equipment, Inc. has requested the execution and delivery of a mortgage and related
documents with respect to a refinancing.
Page 1 of 130
Agency Action Requested:
a. A resolution of the Board ratifying the execution and delivery of documents.
Representative: Robert Petrovich, Executive Director
4. Active Project Review
Annual assessments of projects as required by General Municipal Law Section 874(12).
• Empire Polymer Solutions LLC (3101-20-12A) annual assessment
Agency Action Requested:
a. A resolution of the Board determining no recapture and authorizing the execution and
delivery of an amendment to Project Agreement in connection with a certain project for
Empire Polymer Solutions LLC.
Representative: Alexis Rodriguez, Secretary
Adjourn
Page 2 of 130
Regular Meeting Minutes
June 12, 2025
A regular meeting of the Onondaga County Industrial Development Agency was held on Thursday,
June 12, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 8:34 AM with the following in attendance:
PRESENT:
Patrick Hogan
Janice Herzog
Elizabeth Dreyfuss
Cydney Johnson
ABSENT:
Fanny Villarreal
Garard Grannell
Susan Stanczyk
ALSO PRESENT:
Robert Petrovich, Executive Director
Nate Stevens, Treasurer
Alexis Rodriguez, Secretary
Robert Schoeneck, Assistant Treasurer
Evan Carter, Assistant Secretary
Jeffrey Davis, Esq., Agency Counsel
Amanda Fitzgerald, Esq., Agency Counsel
Christopher Andreucci, Agency Conflict Counsel (via Zoom)
Grazi Zazzara, Paradise Companies 10, LLC
Approval of Meeting Minutes: May 8, 2025
Upon motion by Janice Herzog, seconded by Cydney Johnson, the Board approved the regular
meeting minutes of May 8, 2025. Motion was carried.
Treasurer’s Report:
Nate Stevens gave a brief overview of the Treasurer’s Report for the month of May 2025.
Upon motion by Janice Herzog, seconded by Elizabeth Dreyfuss, the Board approved the Treasurer’s
Report for the month of May 2025. Motion was carried.
Page 3 of 130
Payment of Bills:
Nate Stevens gave a brief overview of the Payment of Bills.
Upon motion by Janice Herzog, seconded by Elizabeth Dreyfuss, the Board approved the Payment of
Bills. Motion was carried.
Action Items:
1. Paradise Companies 10, LLC (Project #3101-24-05A) Second Meeting
Paradise Companies 10, LLC is proposing to demolish the existing dilapidated building
located at 111 and 117 East Seneca Street in the Town of Manlius and construct an
approximately 14,520 square foot mixed-use building in its place. The new building will
contain approximately 13 residential units and a small commercial space. The applicant is
requesting exemptions from certain sales and use taxes, real property taxes, real estate
transfer taxes and mortgage recording taxes.
Grazi Zazzara stated that the project had been held up due to Village approvals and SEQR.
He advised that all approvals for the project have now been met.
Patrick Hogan noted that this is a great project considering the housing situation that’s
happening in Central New York.
In response to a statement by the Board, Zazzara pointed out that the building had been
vacant for 15 months prior to this project.
Alexis Rodriguez noted that when their original application came before the Board in
September 2024, the project costs were different. The total project costs have increased by
$390,500, which increased the mortgage recording tax exemption by roughly $1,800 and the
sales and use tax exemption by roughly $20,000.
Amanda Fitzgerald noted that the increase came after the public hearing, but since the
increase is less than $100,000, there was no need to conduct another public hearing.
Fitzgerald noted that for SEQR the Village Planning Board classified the project as a Type I
Action, so today the Board is ratifying and affirming that Type I Action with a negative
declaration.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board to authorize
adoption of SEQRA determination.” Motion was made by Janice Herzog, seconded by
Elizabeth Dreyfuss. Motion was carried.
Page 4 of 130
Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing
the financial assistance the Agency will provide. Agency benefits requested include
exemptions from certain real property taxes, real estate transfer taxes, sales and use taxes and
mortgage recording taxes.” Motion was made by Janice Herzog, seconded by Cydney
Johnson. Motion was carried.
2. Liverpool Lodging Ventures LLC (Project #3101-25-01A)
Liverpool Lodging Ventures LLC is proposing to construct an approximately 103,673 sq. ft.
dual-branded Marriott hotel, consisting of a Fairfield Inn & Suites and a Residence Inn,
located in the town of Clay. The hotel will feature approximately 162 rooms and serve a
diverse range of guests and extended-stay visitors.
Jeffrey Davis explained that the request before the Board is to declare the Agency’s intent to
be lead Agency under SEQR. SEQR had been done at the local level by the Town, but the
project was not listed as a Type I Action, and it was not done as a coordinated review. Due to
this, the Agency needs to conduct their own SEQR. The Agency has received the information
from the Applicant. The Agency now needs to go through the process of declaring this a
Type I Action and sending out the notice letters of lead Agency letters, which will primarily
go to the DEC and the County Planning Department. Once this process has been done, the
Board will be in a position at a later meeting to act on SEQR.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board declaring the
project a Type I action under SEQRA and the Agency’s intent to be Lead Agency for a
coordinated environmental review.” Motion was made by Elizabeth Dreyfuss and seconded by
Janice Herzog. Motion was carried.
3. Upstate Pathology Lab Ownership, LLC (Project #3101-24-07A) – Project Update
Alexis Rodriguez noted to the Board that the project benefits were approved at the April
2025 meeting, but since then, there has been a change in project costs. The project costs have
increased by $3 million, due to an increase in the Applicant’s mortgage, which has made the
mortgage recording tax exemption increase by $21,750. The Agency consulted with counsel
regarding this, and they advised that this is an immaterial change, as it doesn’t affect the Cost
Benefit Analysis that the Board originally approved. Moreso, the project is still showing net
public benefits, therefore the Board’s original approval is sufficient.
4. Old Thompson Road, LLC (Project #3101-17-04B)
Old Thompson Road, LLC has requested the execution and delivery of a mortgage and
related documents with respect to a refinancing.
Amanda Fitzgerald noted that the project has a current PILOT with OCIDA. Fitzgerald stated
that the project is refinancing, and being that OCIDA is in title because of the straight lease
transaction documents, the request of the Board is to authorize Robert Petrovich to enter into
Page 5 of 130
the lender documents. The documents will have the appropriate hold harmless and
indemnification provisions that are always required.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing
execution and delivery of documents.” A motion was made by Cydney Johnson and seconded
by Elizabeth Dreyfuss. Motion was carried.
Motion to adjourn was made by Elizabeth Dreyfuss and seconded by Janice Herzog at 8:42 AM.
___________________________________
Alexis Rodriguez, Secretary
Page 6 of 130
Special Meeting Minutes
June 25, 2025
A special meeting of the Onondaga County Industrial Development Agency was held on Wednesday,
June 25, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 8:31 AM with the following in attendance:
PRESENT:
Patrick Hogan
Susan Stanczyk
Elizabeth Dreyfuss
Fanny Villarreal
Cydney Johnson
ABSENT:
Janice Herzog
Garard Grannell
ALSO PRESENT:
Robert M. Petrovich, Executive Director
Nathaniel Stevens, Treasurer
Alexis Rodriguez, Secretary
Robert Schoeneck, Assistant Treasurer
Evan Carter, Assistant Secretary
Jeffrey Davis, Esq., Agency Counsel
Amanda Fitzgerald, Esq., Agency Counsel
Yvonne Hennessey, Esq., Agency Counsel
Action Items:
1. Micron New York Semiconductor Manufacturing LLC (Project #3101-23-07A)
Jeffrey Davis noted that Micron New York Semiconductor Manufacturing LLC submitted an
application in 2023. Included in that application was a full EAF that described the proposed
Micron project. The Agency adopted a resolution on July 20, 2023, declaring the project a
Type I Action, establishing itself as Lead Agency. This commenced an Environmental
Impact Statement (EIS) process to assess the impacts and possible mitigation to explore
alternatives to avoid or reduce those impacts. The Agency adopted a final scoping document
that was made available to the public and all interested and involved agencies. The Agency
Page 7 of 130
held a public scoping session and public hearing, which ultimately culminated in a final
scoping document.
This Agency, with the assistance of Micron and its consultants, and the CHIPS Program
Office (CPO), has jointly prepared a Draft Environmental Impact Statement (Draft EIS) to
evaluate the potential environmental effects of the proposed Micron project as required under
the National Environmental Policy Act (NEPA) and the State Environmental Quality Review
Act (SEQRA).
During the development of the Draft EIS, the Agency regularly consulted with other SEQRA involved and interested agencies, including but not limited to, the New York State Department of Environmental Conservation and the New York State Department of Transportation, to ensure that all environmental impacts were identified and fully evaluated in the Draft EIS. At the same time, CPO regularly consulted with NEPA participating and coordinating agencies, including but not limited to, the Environmental Protection Agency and the U.S. Army Corps of Engineers. The Agency created a working group to understand and evaluate the proposed Micron project and all potentially significant environmental impacts, including available avoidance, mitigation, and minimization measures, as well as to consider a preliminary draft of the Draft EIS. During the months of May and June of 2025, Agency staff held numerous working group sessions during which the Agency’s counsel and consultants discussed each environmental resource area evaluated in the Draft EIS and addressed all questions. Whereas the Agency has completed its preliminary review of the Draft EIS and has analyzed the Draft EIS for compliance with applicable SEQRA regulations.
J. Davis advised that the resolution that is put before the Board for consideration involves the
Agency confirming its status as SEQRA Lead Agency concerning the coordinated
environmental review of the proposed Micron project. The Agency is determining and finds
that the Draft EIS, dated June 2025, is complete for commencement of the public review,
pursuant to SEQRA. Based upon the degree of interest in the proposed Micron project, and
identification of significant adverse environmental impacts, the Agency determines and finds
that it’s appropriate to conduct a public hearing concerning the proposed Micron project. The
Agency hereby adopts a notice of completion of the Draft EIS and notice of public hearing,
defined as notice of completion, concerning the proposed Micron project.
The public comment period concerning the Draft EIS shall commence upon the filing and
circulation of a notice of completion pursuant to the requirements of SEQRA. The public
comment period will remain open until August 11, 2025. Public hearings shall be held on
Thursday, July 24, 2025, from 10:00 AM to 1:00 PM, 2:00 PM to 5:00 PM, and 6:00 PM to
9:00 PM at the Liverpool High School auditorium, located at 4338 Wetzel Road, Liverpool,
New York.
Page 8 of 130
The Agency shall arrange for filing and distribution of a notice of completion and the Draft
EIS pursuant to the requirements of SEQRA. Copies of the Draft EIS and notice of
completion, as well as a copy of this resolution, will be placed in the Agency’s office and
available for public inspection during regular business hours. Copies of the Draft EIS will
also be available in the Onondaga County Public Library, the Town of Clay Town Hall, and
the Town of Cicero Municipal Offices.
Patrick Hogan read the Agency action requested, “A resolution of the Board determining,
pursuant to the State Environmental Quality Review Act (SEQRA), that the Draft
Environmental Impact Statement (Draft EIS) prepared for the Micron New York
Semiconductor Manufacturing LLC Project is adequate for commencement of public review,
setting a date and times for public hearings, and authorizing the filing and distribution of the
Notice of Completion of the Draft EIS pursuant to the requirements of SEQRA.” Motion was
made by Susan Stanczyk and seconded by Elizabeth Dreyfuss. Motion was carried.
Motion to adjourn was made by Susan Stanczyk and seconded by Elizabeth Dreyfuss at 8:38 AM.
___________________________________
Alexis Rodriguez, Secretary
Page 9 of 130
June 30, 2025
Revenue / Expense / Income Current Period Current YTD
Operating/Non-Op Revenue 146,913 2,440,448
Administrative Expense 52,627 308,499
Operating/Program Expense 499,184 846,772
Net Ordinary Income (404,898) 1,285,176
Current Assets Current YTD
Total Cash 9,645,562
Less Pass Through Received 571,810
Net Cash 9,073,752
Page 10 of 130
Onondaga County Industrial Development Agency
Profit and Loss
June 2025
TOTAL Income 500 Operating Revenue 2116 Fees 2116.1 Agency Fees 2,500.00 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees 113,611.11 2410 Lease Income 1,224.30 Total 500 Operating Revenue 114,835.41 501 Non-Operating Revenue 2401 Interest Income 32,077.79 Total 501 Non-Operating Revenue 32,077.79 534 Pilot & Pass Thru Revenue 528.003 OHB Redev LLC Funds Pass Thru 11,128.75 529 PILOT Income 295,460.13 Total 534 Pilot & Pass Thru Revenue 306,588.88 550 WPCP Pass Thru Revenue 306,565.66 Total Income $760,067.74 GROSS PROFIT $760,067.74 Expenses 6400 Operating Expense 6401 Insurance 1,614.19 6404 Audit 15,000.00 6406 Other Professional Services 6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services 3,000.00 6407 Administrative Expense 52,627.02 6409 Conference Attendence 712.24 6410 Office Expense 1,656.78 6414 Marketing 1,100.00 Total 6400 Operating Expense 75,710.23 6440 Legal Fees 6450 Barclay Damon 6460 IDA General Legal 5,472.12 Total 6450 Barclay Damon 5,472.12 Total 6440 Legal Fees 5,472.12 6500 Agency Program Expenses 6510 White Pine Commerce Park 6510.7 WPCP Marketing 2,916.93 Total 6510 White Pine Commerce Park 2,916.93
Page 11 of 130
Accrual Basis Tuesday, July 8, 2025 12:41 PM GMT-04:00 1/2
Onondaga County Industrial Development Agency
Profit and Loss
June 2025
TOTAL
6530 800 Hiawatha Blvd. West
6530.3 Engineering 6,479.50
Total 6530 800 Hiawatha Blvd. West 6,479.50
Total 6500 Agency Program Expenses 9,396.43
6514 White Pine Science & Technology Park
6514.1 Legal 8,013.95
6514.2 Engineering 3,328.75
6514.3 Property Maintenance 600.00
6514.4 Land 449,289.92
Total 6514 White Pine Science & Technology Park 461,232.62
6600 Non-Operating Expenses
6605 Pilot & Pass Thru Expenses
6606 OHB Redev LLC Funds Pass Thru 11,128.75
Total 6605 Pilot & Pass Thru Expenses 11,128.75
Total 6600 Non-Operating Expenses 11,128.75
6610 WPCP Pass Thru Expenses
6610.1 Barclay Damon 177,777.78
6610.2 JMT 128,787.88
Total 6610 WPCP Pass Thru Expenses 306,565.66
Total Expenses $869,505.81
NET OPERATING INCOME $ -109,438.07
NET INCOME $ -109,438.07
Page 12 of 130
Accrual Basis Tuesday, July 8, 2025 12:41 PM GMT-04:00 2/2
Page 13 of 130
Page 14 of 130
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY PAYMENT OF BILLS - SCHEDULE #507 July 17, 2025
GENERAL EXPENSES
1. LIVERPOOL SCHOOL DISTRICT* $ 2,400.00
Auditorium Rental
2. BARCLAY DAMON $ 177,777.78
May 2025 Legal Costs
3. JMT OF NEW YORK, LLP $ 128,787.88
May 2025 Engineering Costs
4. JMT OF NEW YORK, LLP $ 3,051.50
Roth Steel - Invoice #2-106151
5. JMT OF NEW YORK, LLP $ 235.50
Roth Steel - Invoice #41-106153
6. LOVELL AND ASSOCIATES $ 3,000.00
June 2025 Consulting
7. BARCLAY DAMON $ 600.00
Retained Corporate & Public Finance Matters, Inv#5342461
8. BARCLAY DAMON $ 1,190.00
WPSTP Inv#5344941
9. BARCLAY DAMON $ 22,416.75
OHB Redev, Inv#5342667
10. BARCLAY DAMON $ 237.00
Sevigne v. OCIDA, Inv#5342462
11. DUSTY'S OUTDOOR SERVICE $ 600.00
Brewerton Rd - Property Maint
Page 15 of 130
12. COMMISSIONER OF FINANCE $ 3,079.17
Roth Steel 2024 Taxes
13. NYS ECONOMIC DEVELOPMENT COUNCIL $ 1,725.00
Conference Attendance
14. BARCLAY DAMON $ 720.00
Roth Steel - Invoice #5344939
15. ONONDAGA CIVIC DEVELOPMENT CORPORATION $ 571.50
Toshiba Reimbursement, Inv#1181
Total: $ 346,392.08
*Ratification of check dated 7/15/2025
Page 16 of 130
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY
PAYMENT OF BILLS - SCHEDULE #507
July 17, 2025
PILOT Payments
1. ONONDAGA COUNTY $ 82,574.00
Syracuse Apartments 2025 PILOT Payments
2. CITY OF SYRACUSE $ 63,586.00
Syracuse Apartments 2025 PILOT Payments
3. SYRACUSE CITY SCHOOL DISTRICT $ 119,084.00
Syracuse Apartments 2025 PILOT Payments
4. ONONDAGA COUNTY $ 9,520.40
COR Inner Harbor - 2nd Qtr PILOT Payment
5. CITY OF SYRACUSE $ 5,715.76
COR Inner Harbor - 2nd Qtr PILOT Payment
6. SYRACUSE CITY SCHOOL DISTRICT $ 14,979.97
COR Inner Harbor - 2nd Qtr PILOT Payment
TOTAL: $ 295,460.13
Page 17 of 130
3/4/2025
Project: Liverpool Lodging Ventures LLC Project Number: 3101-25-01A
Location: Town of Clay School District: Liverpool CSD
Project Type: New construction
Tax Parcel(s): 055.-01-01.1 Village: 0
Total Project Cost: $ 24,100,000 8. Total Jobs 18.5 Land Acquisition $ 1,000,000 8A. Job Retention 0 Site Work/Demo $ 1,200,000 8B: Job Creation 18.5 Building Construction & Renovation $ 13,605,000 (Next 5 Years) Furniture & Fixtures $ 3,145,000 Equipment $ 2,250,000 Project Soft Cost $ 2,900,000
Community Investment /Abatement Project Description
Fiscal Impact ($)
Abatement Summary $2,275,667
Sales Tax Abatement $905,360
Mortgage Tax Abatement $126,525
Property Tax Relief (PILOT) $1,243,782
The applicant is proposing to construct a 103,673 sq. ft. dual-branded Marriott hotel,
Community Investment $34,576,842
consisting of a Fairfield Inn & Suites and a Residence Inn, located in the Town of Clay.
PILOT Payments $1,374,552 The hotel will feature 162 rooms and serve a diverse range of guests and extended-
Project Salaries and Benefits Estimated (10 yrs) $7,796,390 stay visitors.
Construction Benefit Estimate $1,305,900
Total Project Cost $24,100,000
Investment:Abatement Ratio 15.19 :1
© 2025 Onondaga County Industrial Development Agency. All rights reserved.
Page 18 of 130
Liverpool Lodging Ventures LLC
A) PILOTS Estimate Table Worksheet
for 10 years
OCIDA estimate of current market value $ 1,000,000
Projected investment $ 13,605,000
OCIDA estimate of increase in value $ 8,100,000
OCIDA estimated value after project is completed $ 9,100,000
Taxes that would have been collected if the project did not occur $ 287,729
Scheduled PILOT payments $ 1,374,552
Full Tax
Onondaga
PILOT YEAR Exemption % Town of Clay Liverpool CSD Village Total PILOT Payment w/o Net Exemption
County
PILOT
1 100% $ 3,389 $ 1,904 $ 20,985 $ - $ 26,277 $ 239,123 $ 212,846
2 90% $ 6,256 $ 3,515 $ 38,742 $ - $ 48,513 $ 243,906 $ 195,393
3 80% $ 9,237 $ 5,189 $ 57,202 $ - $ 71,628 $ 248,784 $ 177,156
4 70% $ 12,335 $ 6,929 $ 76,384 $ - $ 95,648 $ 253,760 $ 158,112
5 60% $ 15,553 $ 8,737 $ 96,310 $ - $ 120,600 $ 258,835 $ 138,235
6 50% $ 18,894 $ 10,614 $ 117,003 $ - $ 146,512 $ 264,012 $ 117,500
7 40% $ 22,363 $ 12,563 $ 138,486 $ - $ 173,412 $ 269,292 $ 95,880
8 30% $ 25,964 $ 14,585 $ 160,780 $ - $ 201,330 $ 274,678 $ 73,348
9 20% $ 29,699 $ 16,684 $ 183,912 $ - $ 230,295 $ 280,171 $ 49,877
10 10% $ 33,574 $ 18,860 $ 207,904 $ - $ 260,337 $ 285,775 $ 25,437
TOTAL $ 177,264 $ 99,580 $ 1,097,708 $ - $ 1,374,552 $ 2,618,334 $ 1,243,782
Year
0 1 2 3 4 5
Jobs
Current/Actuals 0
Creation Goals 13 2 1.5 1 1
Total
Employment
Goals 0 13 15 17 18 18.5
© 2025 Onondaga County Industrial Development Agency. All rights reserved.
Page 19 of 130
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY
APPLICATION FOR FINANCIAL ASSISTANCE
1. Fill in all blanks using “none”, “not applicable” or “not available”. If you have any questions about the
way to respond, please call the Onondaga County Industrial Development Agency (the “Agency” or
“OCIDA”) at 315-435-3770.
2. In accordance with Section 224-a(8)(d) of Article 8 of the New York Labor Law, the Agency has identified
that any “financial assistance” (within the meaning of Section 858 of the General Municipal Law) granted
by the Agency to the Applicant consisting of sales and use tax exemption benefits, mortgage recording
tax exemption benefits and real property tax exemption benefits, constitutes “public funds” within the
meaning of Section 224-a(2)(b) of Article 8 of the New York Labor Law and such funds are not excluded
under Section 224-a(3) of Article 8 of the New York Labor Law. The Agency hereby notifies the
Applicant of the Applicant’s obligations under Section 224-a (8)(a) of Article 8 of the New York Labor
Law.
3. If the OCIDA Board approves benefits, it is the company’s responsibility to obtain and submit all necessary
forms and documents.
4. All projects approved for benefits by the OCIDA Board will close with the Agency within 6-months of
the OCIDA Board approval date. If this schedule cannot be met, the Applicant will need to submit a
closing schedule modification written request to the Executive Director that will be presented to OCIDA
Board for consideration.
5. The Agency will not give final approval for this Application until the Agency receives a completed NYS
Full Environmental Assessment Form concerning the project which is the subject of this Application.
The form is available at https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf
6. Public Officers Law stipulates all records in the possession of the Agency (with certain limited
exceptions) are open to public inspection and reproduction. Should the Applicant believe there are
project elements which are trade secrets if publicly disclosed or otherwise widely disseminated, would
cause substantial injury to the Applicant’s competitive position, the Applicant must identify such
elements in writing and request that such elements be kept confidential. In accordance with Article 6 of
the Public Officer’s Law, the Agency may also redact personal, private, and/or proprietary information
from publicly disseminated documents.
7. The completed Application and associated fees MUST be received 10 business days prior to the upcoming
OCIDA Board meeting in order to be placed on the agenda. A signed application may be submitted by
mail, fax or electronically in PDF format to Nate Stevens at natestevens@ongov.net.
A check payable to the Agency in the amount of $1,000
A check payable to Barclay Damon LLP in the amount of $2,500
This Application was adopted by the OCIDA Board on February 15, 2024.
Onondaga County Industrial Development Agency Page 1
Page 20 of 130
Return completed application to:
Onondaga County Industrial Development Agency
335 Montgomery Street, Floor 2M Syracuse, NY 13202
Phone: 315-435-3770 | Fax: 315-435-3669
natestevens@ongov.net
Section I: Applicant Information
Submittal Date: _____________
2/28/25
A) Applicant/Project Operator information (company receiving benefits):
1. Applicant/Project Operator: __________________________________________________
LIVERPOOL LODGING VENTURES LLC
Applicant/Project Operator Address: _______________________________________ __________
508 WHITE SPRUCE BLVD ROCHESTER NY 14823
Phone: __________________________
(607) 962-9868 Fax: ________________________
(607) 962-9869 __________
Website: ___________________________
VISIONSHOTELS.COM Email: _____________________ ____________
MINESHPATEL@VISIONSHOTELS.CO
Federal ID#: ________________________
92-0880703 NAICS: ________________________________
721110
State of Incorporation: ____________________________________________________________
NY
See link for your NYS incorporation information. https://apps.dos.ny.gov/publicInquiry
2. Owner (if different from Applicant/Project Operator): ____________________________
Owner Address: __________________________________________________________
Federal ID#: ______________________________________________________________
State of Incorporation: ______________________________________________________
List of stockholders, members, or partners of Owner: ____________________________ _
B) Applicant Business Organization (check appropriate category):
☐ Corporation ☐ Partnership
☐ Public Corporation ☐ Joint Venture
☐ Sole Proprietorship ☐ Limited Liability Company
☐ Other, explain
List all stockholders, members, or partners with % of ownership greater than 5%:
Name % of ownership
___________________________________
VISIONS HOTELS OPPORTUNITY FUND _________________________________
100%
___________________________________ _________________________________
___________________________________ _________________________________
___________________________________ _________________________________
Onondaga County Industrial Development Agency Page 2
Page 21 of 130
C) Applicant Business Description:
Estimated % of sales within Onondaga County: _________________________________
100
Estimated % of sales outside Onondaga County but within New York State: ___________
0
Estimated % of sales outside New York State but within the U.S.: __________________
0
Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________
0
Applicant /Owner History:
1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a
plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain
2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a
criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain
3. Has any person listed in Section I ever been in receivership or declared bankruptcy?
☐ No ☐ Yes, explain
D) Has the Applicant/Owner received assistance from Onondaga County Industrial Development
Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the
Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ Yes, explain (Provide year, project name, benefit description, amounts, address)
E) Individual Completing Application:
Name: MINESH PATEL Title: _______________________________
CFO VISIONS HOTELS
Address: 508 WHITE SPRUCE BLVD. ROCHESTER NY 14623 Phone: ______________________________
716-307-2253
Cell Phone: (716) 307-3353 E-mail:______________________________
MINESHPATEL@VISIONSHOTELS.COM
F) Company Contact (if different from individual completing application):
Name: SAME Title: ____________________________
Address: Phone: ___________________________
Cell Phone: Email: ___________________________
Onondaga County Industrial Development Agency Page 3
Page 22 of 130
G) Company Counsel:
Name of Attorney: _____________________________________________________________
ROBERT L. HALPIN
Firm Name: __________________________________________________________________
THE HALPIN FIRM
Address: _____________________________________________________________________
4588 ROUTE 224 MONTOUR FALLS NY 14865
Phone: ______________________________________________________________________
(607) 594-3786
Cell Phone: ___________________________________________________________________
Email: _______________________________________________________________________
RHALPIN@THEHALPINFIRM.COM
Onondaga County Industrial Development Agency Page 4
Page 23 of 130
Section II: Project and Site Information
A) Project Location is where the investment will take place. If Applicant is moving, the new
location should be entered here and the current location should be in Section I.
Address: PEPPERIDGE WAY
Legal Address (if different): TBD
City: Town: _______________Village:
CLAY
Zip Code: 13090 School District: LIVERPOOL
Tax Map Parcel ID(s): P/O 055.-01-01.1
Full Market Value: _______________ Square Footage of Existing Building(s):_______________
$1
NA
B) Project Activity (Check all that apply):
☐ New construction ☐ Acquisition of existing facility
☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield
☐ Renovation of existing facility ☐ Demolition and construction
☐ Purchase of machinery/equipment
C) Select Project Type or Project End Use at site (you may check more than one):
☐ Manufacturing ☐ Mixed Use
☐ Retail (see Section V) ☐ Facility of Aging
☐ Housing Project (see Section VII) ☐ Distribution/Wholesale
☐ Civic Facility (not for profit) ☐ Commercial
☐ Industrial ☐ Renewable Energy Project (see Section VI)
☐ Other, explain
D) Project Narrative: Please check one of the two boxes below and attach statement.
☐ A statement that the Project described in this application would not be undertaken but for
the financial assistance provided by the Agency.
☐ If the Project is going to advance regardless of any financial assistance from the Agency,
please provide a statement indicating why the project should be considered by the Agency
for any financial assistance.
Onondaga County Industrial Development Agency Page 5
Page 24 of 130
E) Description of Project: Please attach a detailed narrative of the proposed Project. Please
attached copies of site plans, sketches or maps. This narrative should include, but is not
limited to:
☐ (i) a description of your Company’s background, customers, goods and services and the
principal products to be produced and/or the principal activities that will occur on the
Project site;
☐ (ii) the size of the Project in square feet and a breakdown of square footage per each
intended use;
☐ (iii) the size of the lot upon which the Project sits or is to be constructed;
☐ (iv) the current use of the site and the intended use of the site upon completion of the
Project;
☐ (v) describe your method for site control (Own, lease, other).
F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of
the company from one area of the state to another area of the state OR in the abandonment of one
or more plants or facilities of the company located within the state?
☐ No ☐ Yes
G) Please describe any compelling circumstances the Agency should be aware of while reviewing
this application.
H) Local Approvals (Site Plan and Environmental Review)
Have site plans been submitted to the appropriate town or local planning department?
☐ No. When will the plans be submitted? _____☐ Yes, what is the status?______ Approved
Has the project received site plan approval from the town or local planning board?
9/11/24 SEQR Approval
☐ No, anticipated approval date. _____ ☐Yes, date ______
10/09/24 Site Plan Approval
If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the
related SEQR determination. (NOTE: SEQR determination is required for final approval and
sales tax agency appointment.)
1. Environmental Review Information
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link
to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf
b. Has Lead Agency been established? ☐ No ☐ Yes, name of Lead Agency
__________________
Town Planning Board
c. Have any environmental issues been identified on the property?
☐ No ☐ Yes, explain
Onondaga County Industrial Development Agency Page 6
Page 25 of 130
Section III: FINANCIAL AND EMPLOYMENT
INFORMATION
A) Project Costs and Finances
Description of Costs Total Budget Amount
Land Acquisition 1,000,000
Site Work/Demo 1,200,000
Building Construction & Renovation 13,605,000
Furniture & Fixtures 3,145,000
Equipment 2,250,000
Project Soft Cost 2,900,000
Management/Developer
Total Project Cost Fees project 24,100,000
cost Management/Developer Fees
projecthave
Please costdocumentation available upon request. Do not include OCIDA fees, OCIDA
application fees or OCIDA legal fees as part of the Total Project Cost.
Sources of Funds for Project Costs:
1. Bank Financing $__________________
16,870,000
2. Equity $__________________
7,230,000
3. Tax Exempt Bond Issuance (if applicable) $__________________
NA
4. Taxable Bond Issuance (if applicable) $__________________
NA
5. Total Sources of Funds for Project Costs $__________________
24,100,000
6. Public Sources (Include sum total of all state and federal
grants and tax credits) $__________________
NA
-Identify each state and federal grant/credit:
__________________________________ $__________________
__________________________________ $__________________
__________________________________ $__________________
Onondaga County Industrial Development Agency
Page 26 of 130 Page 7
B) Employment and Payroll Information
Full Time Equivalent (FTE) is defined as one employee working no less than 35 hours per
week or two or more employees together working a total of 35 hours per week.
1. Are there people currently employed at the project site?
☐ No ☐ Yes, provide number of FTE jobs at the project site ___________
If you are relocating, are all employees moving to new site? ☐ No, explain ☐ Yes
2. Complete the following:
Estimate the number of FTE jobs to be
N/A
retained as a result of this Project:
Estimate the number of construction jobs to
20 to 30 Full Time
be created by this Project:
Estimate the average length of construction
18-months
jobs to be created (months):
Current annual payroll including the
N/A
benefit cost:
Average salary amount that is an
N/A
employee benefit (%):
Average annual growth salary/wage
N/A
rate (%)
Provide an estimate of the number of
residents in the Economic Development
Region (Onondaga, Madison, Cayuga, N/A
Oneida, Oswego, and Cortland Counties) to
fill new FTE jobs:
C) New Employment Benefits
Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will
be created at the Project site at the end of the first, second, and third, years after the Project
is completed. Jobs should be listed by title of category (see below), including FTE
independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers.
Onondaga County Industrial Development Agency
Page 27 of 130 Page 8
Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE)
Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs
Annual Pay Created Created Created Created Created
Year 1 Year 2 Year 3 Year 4 Year 5
General Manager 90000 1 0 0 0 0
Operations Manager 65000 1 0 0 0 0
Executive House Keeper 45000 1 0 0 0 0
Engineering 45000 1 0.5 0 0 0
Guest Service 41600 3 0 0.5 1 0
Laundry 39520 1 0.5 0 0 0
House Keeping 39520 5 1 1 0 1
D) Financial Assistance sought:
☐ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final
PILOT schedule: _____________________
☐ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________
126,525
☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________
905,360
☐ Tax Exempt Bond Financing (Amount Requested): ___________________________
☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency
Page 28 of 130 Page 9
E) Mortgage Recording Tax Exemption Benefit Calculator: Amount of mortgage that would be
subject to mortgage recording tax:
Mortgage Amount (include sum total of construction/permanent/
bridge financing): $ 16,870,000
Estimated Mortgage Recording Tax Exemption Benefit (product of
mortgage amount as indicated above, multiplied by .0075): $ 126,525
F) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are
subject to State and local Sales and Use Tax: $_____________
11,317,000
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure,
above): $_____________
905,360
Onondaga County Industrial Development Agency
Page 29 of 130 Page 10
Section IV: Estimate of Real Property Tax Abatement Benefits
This section of the Application will be: (i) completed by Agency Staff based upon information
contained within the Application, and (ii) provided to the Applicant for ultimate inclusion as part
of this completed Application prior to the completed application being provided to the OCIDA
Board.
A) PILOTS Estimate Table Worksheet
OCIDA estimate of current value
New construction and renovation costs
OCIDA estimate of increase in value
OCIDA estimated value of completed project
OCIDA estimate of taxes that would have been collected if the
project did not occur
Scheduled PILOT payments
County Local School Full Tax
PILOT Total
Exemption PILOT PILOT PILOT Payment Net Exemption
Year Amount Amount Amount
PILOT
% w/o PILOT
1 100
2 90
3 80
4 70
5 60
6 50
7 40
8 30
9 20
10 10
TOTAL
Estimates provided are based on current property tax rates and assessment value (current as of date of
application submission) and have been calculated by IDA staff.
Onondaga County Industrial Development Agency
Page 30 of 130 Page 11
SECTION: V ForProjects
For Retail Retail Projects
Only Only
Tax
1. Will the cost of the retail portion of the Project exceed one-third of the total project
cost?
☐ Yes ☐ No
If yes, please answer, questions 2, 3 and/or 4 below.
If yes, please explain how much the project will exceed one-third of the total project
cost.
2. Is the Project located in a distressed area? A distressed area is a census tract that has
a) A poverty rate of at least 20% or at least 20% of households receiving public
assistance, and (b) an unemployment rate of least 1.25 times the statewide
unemployment rate for the year to which the date relates.
☐ Yes ☐ No
If yes, please provide the data and explain.
3. Is the Project likely to attract a significant number of visitors from outside of the
economic development region?
☐ Yes ☐ No
If yes, please provide a third party market study.
4. Is the predominate purpose of the Project to make available goods or services
which would not, but for the Project, be reasonably accessible to the residents of the
Town, City, County or Village of where the Project will be located.
☐ Yes ☐ No
If yes, please provide data and explain.
Please see narrative included.
Onondaga County Industrial Development Agency
Page 31 of 130 Page 12
SECTION VI: For Solar Projects Only
Please answer all the questions as an addendum to this application: P
X, an
1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the
Project would be affected if these benefits were not provided. [see Section II (C)]
2. Is the Applicant leasing the property?
☐ Yes, please provide a copy of the lease
☐ No, purchased the property. Please provide documentation.
3. Has the Applicant provided written communication to the affected taxing jurisdictions
notifying them of its intent to construct a renewable energy project?
☐ Yes
☐ No
4. Has the Applicant received a letter of support for the megawatt cost to be used as a basis for
the PILOT from the town, city, and village where the Project is located?
☐ Yes, please provide copy of the letter.
☐ No
5. Has the Applicant received a letter of support for the megawatt cost to be used as a basis for
PILOT from the school district?
☐ Yes, please provide copy of the letter.
☐ No
6. Is the entire parcel being used for the solar project?
☐ Yes
☐ No, have you reached out to the town assessor to discuss a subdivision or slash
parcel? Explain:
7. Will the Applicant enter into a decommissioning plan with the host community, including
financial assurance the plan can be executed?
☐ Yes, explain.
☐ No
*PLEASE SEE FOLLOWING PAGE FOR OCIDA SOLAR GUIDANCE & BEST PRACTICE
Onondaga County Industrial Development Agency
Page 32 of 130 Page 13
OCIDA Solar PILOTs Guidance and Best Practice
OCIDA SOLAR PILOTs GUIDANCE AND BEST PRACTICE
To be placed on the Agency meeting agenda, proposed solar projects must provide the Agency with
the following in advance of the Project’s first OCIDA Board meeting:
1. Fully completed OCIDA application.
2. Copy of Environmental Assessment Form.
3. A SEQR resolution approved by a local municipality indicating the municipality that is lead
agency, the type of action (I, II, or unlisted) and, if completed, the SEQR determination made
by the municipality.
4. Copies of your zoning applications submitted to the local municipality.
5. Verification of parcel subdivision process with the town (if the entire parcel will not be used
for the solar project).
6. A statement clarifying whether the applicant will lease or purchase the real property on which
the Project is situated. If leased, provide a copy of the proposed or executed lease. If lease
parcel is less than entire parcel then see 5 above.
7. A supporting document from the local town, village, city, and/or school district outlining the
agreed upon cost per megawatt to be used as a basis for the PILOT. The Agency cannot create
the PILOT schedule without this information.
8. Absent a showing otherwise by the Company, deemed acceptable by the Agency in the sole
and absolute discretion, the Company must close with the Agency on a project prior to
consideration of any requested organizational structure or project entity ownership changes.
You will receive a draft Cost Benefit Analysis and a Draft PILOT schedule from this office. You may
use these documents as your Project progresses through the Agency approval process. Agency staff
are available to update these two documents as needed.
Onondaga County Industrial Development Agency
Page 33 of 130 Page 14
SECTION VII: For Housing Projects Only
Please answer all the questions as an addendum to this application:
Defined terms:
“Market Rate Housing”: Housing units priced at the current rental rate for the area.
“Workforce Housing”: Housing consisting of a specified percentage of units (at least 10-15%
per the PILOT Exemption Scale) with rent rates designated to an 80% household AMI as
identified in the Workforce Housing AMI chart located on the Agency’s website: (Housing
Exhibit A) Income levels for individuals living in the specified Workforce Housing units shall
not exceed 120% AMI.
“Senior Lifestyle Communities”: Housing communities for individuals 55 years or older.
Communities may offer a variety of amenities, including but not limited to pools, community
rooms, fitness centers, playgrounds, firepits, bocce/pickleball/tennis courts, picnic areas,
spaces for relaxation and entertainment, safety amenities, on-site medical services,
entertainment and dining, walkability, bike trails, and dog parks, playgrounds.
1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the
project would be impacted if these benefits were not provided. {Section II (D)}
2. Describe how the proposed housing project fulfills an unmet need in the community.
3. Please provide a market study documenting a need for the proposed project.
4. Describe how the proposed project aligns with the Plan Onondaga County comprehensive
plan. (Plan Onondaga)
5. Is the Project considered infill in a populated area? If yes, please explain.
6. Is there additional infrastructure necessary to service the project? If yes, please explain.
7. Is the project a part of a larger mixed-use development? If yes, please describe.
Please refer to the Housing Exhibit A (Housing Exhibit A)
Onondaga County Industrial Development Agency
Page 34 of 130 Page 15
Section VIII: Local Access Policy Agreement
In absence of a waiver permitting otherwise, every project seeking the assistance of the Onondaga
County Industrial Development Agency (Agency) must use local general contractors, sub-
contractors, and labor for one-hundred percent (100%) of the construction of new, expanded, or
renovated facilities. The project’s construction or project manager need not be a local company.
Noncompliance may result in the revocation and/or recapture of all benefits extended to the project by the Agency. Local Labor is defined as laborers permanently residing in the State of New York counties of Cayuga, Cortland, Herkimer, Jefferson, Madison, Oneida, Onondaga, Oswego, Tompkins, and Wayne. Local (General/Sub) Contractor is defined as a contractor operating a permanent office in the State of New York counties of Cayuga, Cortland, Herkimer, Jefferson, Madison, Oneida, Onondaga, Oswego, Tompkins and Wayne. The Agency may determine on a case-by-case basis to waive the Local Access Policy for a project or for a portion of a project where consideration of warranty issues, necessity of specialized skills, significant cost differentials between local and non-local services or other compelling circumstances exist. The procedure to address a local labor waiver can be found in the OCIDA handbook, which is available upon request. In consideration of the extension of financial assistance by the Agency LIVERPOOL LODGING VENTURES LLC (the Company understands the Local Access Policy and agrees to abide by it. The Company understands that an Agency tax-exempt certificate is typically valid for 12 months from the effective date of the project inducement and extended thereafter upon request by the Company. The Company further understands that any request for a waiver to this policy must be submitted in writing and approved by the Agency.
I agree to the conditions of this agreement and certify all information provided regarding the
construction and employment activities for the project as of 2/28/25 (date).
If there are two applicants (Real Estate Holding and Operating Company) both need to
complete this page.
Applicant(s) Company: LIVERPOOL LODGING VENTURES LLC
Representative for Contract: MINESH PATEL __
Address: 508 WHITE SPRUCE BLVD City: ROCHESTER State: NY Zip: 14823
Phone: 607-962-9868 Email: MINESHPATEL@VISIONSHOTELS.COM
Project Address: Pepperidge Way City: Liverpool State: NY Zip: 13090
Signature:
General Contractor: No General Contractor, Owner will sub contract all trades and act as its own GC
Contact Person:
Address: City: State: Zip:
Phone: Email:
Authorized Representative: Title:
Signature:
Onondaga County Industrial Development Agency
Page 35 of 130 Page 16
Section IX: Agency Fee Schedule
* Minimum Fee to be applied to all project receiving OCIDA benefits is 1% of the Total Project Cost (TPC)
ACTIVITY FEES COMMENTS
Non- refundable Application Fee (All projects $1,000
except Solar Projects) Due at time of
application
Non-refundable Application Fee (Solar $10,000
Projects Only)
Legal Deposit (All projects except Solar $2,500 Due at time of
Projects) application
Legal Deposit (Solar Projects Only) $5,000
Minimum Fee of 1% of TPC
1. Sales and Use Tax Exemption .01 X TPC Due at closing
2. Mortgage Recording Tax
3. PILOT is an additional fee .0025 X TPC (total X .0125)
4. Bond refinancing .0025 X TPC (total X .015)
Projects that exceed $250,000,000 in Total
Project Cost and/or create in excess of 500 new
jobs, may be eligible to negotiate a non- TBD based on Executive Director
Due at closing
standard Agency fee with the Executive determination
Director.
Agency Legal Fees
Due at closing
Fee for first $20 million .0025 X of the project cost or bond
amount
..
Fee for expenses above $20 million .00125 X of project cost or bond
amount
Amendment or Modification of IDA
documents, including but not limited to name $2500 All Projects (except Solar
or organization change, refinancing, etc. Project)
Due at time of
Consent to the amendment or modification of $4500 Solar Projects
Request
IDA documents prior to closing on the project Attorney fees determined by
shall be given at OCIDA’s sole and absolute OCIDA Legal Representative.
discretion.
OCIDA reserves the right to modify this schedule at any time and assess fees and charges in connection
with other transactions such as grants of easement or lease or sale of OCIDA-owned property.
Onondaga County Industrial Development Agency
Page 36 of 130 Page 17
Section X: Recapture of Tax Abatement/Exemptions
Information to be Provided the Company: Each Company agrees that to receive benefits from the
Agency it must, whenever requested by the Agency or required under applicable statutes or project
documents, provide and certify or cause to be provided and certified such information concerning the
Company, its finances, its employees and other topics which shall, from time to time, be necessary or
appropriate, including but not limited to, such information as to enable the Agency to make any reports
required by law or governmental regulation.
Please refer to the OCIDA Uniform Tax Exemption Policy (UTEP).
I have read the foregoing and agree to comply with all the terms and conditions contained
therein as well as policies of the Onondaga County Industrial Agency.
If there are two applicants (Real Estate Holding and Operating Company) both need to
complete this page.
Name of Applicant(s) Company _________________________________
LIVERPOOL LODGING VENTURES LLC
Signature of Officer or Authorized Representative: _________________________________
Name & Title of Officer or Authorized Representative: _________________________________
MINESH PATEL VP
Date: ______________
2/28/25
Onondaga County Industrial Development Agency
Page 37 of 130 Page 18
Section XI: Conflict of Interest
Agency Board Members
1. Patrick Hogan, Chairperson
2. Janice Herzog, Vice Chairperson
3. Sue Stanczyk, Director
4. Kevin Ryan, Director
5. Fanny Villarreal, Director
6. Cydney Johnson, Director
7. Elizabeth Dreyfuss, Director
Agency Officers/Staff
1. Robert M. Petrovich, Executive Director
2. Nathaniel Stevens, Treasurer
3. Alexis Rodriguez, Secretary
4. Karen Doster, Recording Secretary
Agency Legal Counsel & Auditor
1. Jeffrey Davis, Esq., Barclay Damon LLP
2. Amanda Fitzgerald, Esq., Barclay Damon LLP
3. Michael G. Lisson, CPA, Grossman St. Amour Certified Public Accountants PLLC
The Applicant(s) has received a list of members, officers and staff of the Agency. To the best of my
knowledge, no member, officer or employee of the Agency has an interest, whether direct or indirect,
in any transaction contemplated by this Application, except as hereinafter described:
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this
page.
Name of Applicant(s) Company _________________________________
LIVERPOOL LODGING VENTURES LLC
Signature of Officer or Authorized Representative: _________________________________
Name & Title of Officer or Authorized Representative: _________________________________
MINESH PATEL VP
Date: ______________
2/28/25
Onondaga County Industrial Development Agency
Page 38 of 130 Page 19
Section XII: Representations, Certifications, and Indemnification
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this
page.
Minesh Patel (Name of CEO or other authorized representative of
Applicant)(s) confirms and says that he/she is the ____________________
VP (title) of
____________________
Liverpool Lodging Ventures LLC (name of corporation or other entity) named in the attached
Application (the “Applicant”), that he/she has read the foregoing Application and knows the
contents thereof, and hereby represents, understands, and otherwise agrees with the Agency and
as follows:
A. First Consideration for Employment: In accordance with §858-b (2) of the New York
General Municipal Law, the Applicant understands and agrees that if the Project receives
any Financial Assistance from the Agency, except as otherwise provided by collective
bargaining agreements, where practicable, the Applicant will first consider persons
eligible to participate in WIA programs who shall be referred by the CNY Works for new
employment opportunities created as a result of the Project.
B. Annual Sales Tax Filings: In accordance with §874(8) of the New York General
Municipal Law, the Applicant understands and agrees that if the Project receives any sales
tax exemptions as part of the Financial Assistance from the Agency, the Applicant agrees
to file, or cause to be filed, with the New York State Department of Taxation and Finance,
the annual form prescribed by the Department of Taxation and Finance, describing the
value of all sales tax exemptions claimed by the Applicant and all consultants or
subcontractors retained by the Applicant. For additional information on NYS sales and
use tax see here.
C. Outstanding Bonds: The Applicant understands and agrees to provide on an annual basis
any information regarding bonds, if any, issued by the Agency for the project that is
requested by the Comptroller of the State of New York.
D. Employment Reports: The Applicant understands and agrees that, if the Project receives
any financial assistance from the Agency, the Applicant agrees to file with the Agency, at
least annually or as otherwise required by the Agency, reports regarding the number of
people employed at the project site, salary levels, contractor utilization and such other
information (collectively, “Employment Reports”) that may be required from time to time
on such appropriate forms as designated by the Agency. Failure to provide Employment
Reports within 30 days of an Agency request shall be an event of default under the Project
closing documents. Please see this page for ST-340 form required in the above referenced
employment report.
Onondaga County Industrial Development Agency
Page 39 of 130 Page 20
E. Housing Reports and Information: The Applicant understands and agrees that if the
Project is a housing project, the Applicant shall file with the Agency, at least annually or
as otherwise required by the Agency, reports regarding the number of revenue-generating
units constructed or reconstructed and the household income or tenant age, as applicable.
Upon request of the Agency, the Applicant shall provide supporting documentation for all
housing related information provided. Failure to provide such reports and supporting
information shall be an event of default under the Project closing documents
F. Prevailing Wage: The Applicant understands and agrees that, if the Project receives any
financial assistance from the Agency, the Applicant shall determine whether the Project
is a “covered project” pursuant to Section 224-a of Article 8 of the New York Labor Law
and, if applicable, the Applicant shall comply with Section 224-a of Article 8 of the New
York Labor Law; and the Applicant further covenants that the Applicant shall provide
such evidence of the foregoing as requested by the Agency.
G. Compliance: The Applicant understands and agrees that it is in substantial compliance
with applicable local, state, and federal tax, worker protection, and environmental laws,
rules, and regulations. The Applicant confirms and acknowledges that the owner,
occupant or operator receiving financial assistance for the proposed Project is in
substantial compliance with applicable local, state, and federal tax, worker protection and
environmental laws, rules and regulations.
H. The Applicant understands and agrees that the provisions of Section 862(1) of the New
York General Municipal Law, as provided below, will not be violated if financial
assistance is provided for the proposed Project:
§ 862. Restrictions on funds of the Agency. (1) No funds of the Agency shall be used in
respect of any project if the completion thereof would result in the removal of an industrial
or manufacturing plant of the project occupant from one area of the state to another area
of the state or in the abandonment of one or more plants or facilities of the project occupant
located within the state, provided, however, that neither restriction shall apply if the
agency shall determine on the basis of the application before it that the project is
reasonably necessary to discourage the project occupant from removing such other plant
or facility to a location outside the state or is reasonably necessary to preserve the
competitive position of the project occupant in its respective industry.
I. The Applicant confirms and acknowledges that the submission of any knowingly false
or knowingly misleading information may lead to the immediate termination of any
financial assistance and the reimbursement of an amount equal to all or part of any tax
exemption claimed by reason of the Agency’s involvement in the Project.
J. The Applicant confirms and hereby acknowledges that as of the date of this Application,
the Applicant is in substantial compliance with all provisions of Article 18-A of the New
York General Municipal Law, including, but not limited to, the provision of Section 859-
a and Section 862(1) of the New York General Municipal Law.
Onondaga County Industrial Development Agency
Page 40 of 130 Page 21
The Applicant and the individual executing this Application on behalf of Applicant
acknowledge that the Agency and its counsel will rely on the representations and
covenants made in this Application when acting hereon and hereby represents that the
statements made herein do not contain any untrue statement of a material fact and do not
omit to state a material fact necessary to make the statement contained herein not
misleading.
K. The Agency has the right to request and inspect supporting documentation regarding
attestations made on this application.
L. Hold Harmless Agreement: Applicant hereby releases Onondaga County Industrial
Development Agency and the members, officers, servants, agents and employees thereof
(the "Agency") from, agrees that the Agency shall not be liable for, and agrees to
indemnify, defend and hold the Agency harmless from and against any and all liability
arising from or expense incurred by: (A) the Agency's examination and processing of, and
action pursuant to or upon, the attached Application, regardless of whether or not the
Application or the Project described therein or the tax-exemptions and other assistance
requested therein are favorably acted upon by the Agency; (B) the Agency's acquisition,
construction, reconstruction, equipping and/or installation of the Project described therein
and (C) any further action taken by the Agency with respect to the Project, including
without limiting the generality of the foregoing, all cause of action and attorney's fees and
any other expenses incurred in defending any suits or action which may arise as a result of
any of the foregoing. If, for any reason, the Applicant fails to conclude or consummate
necessary negotiations, or fails, within a reasonable or specified period of time, to take
reasonable, proper or requested action, or withdraws, abandons, cancels or neglects the
Application, or if the Agency or the Applicant are unable to reach final agreement with
respect to the Project, then, and in the event, upon presentation of an invoice itemizing the
same, the Applicant shall pay to the Agency, its agents or assigns, all costs incurred by the
Agency in the process of the Application, including attorney's fees, if any.
Onondaga County Industrial Development Agency
Page 41 of 130 Page 22
Page 42 of 130
Background and Project Narrative
Liverpool Lodging Ventures LLC ("LLV") is an affiliate of Visions Hotels LLC, a prominent
hotel development and management company with over thirty years of experience. Visions
Hotels currently operates approximately sixty-eight hotels across New York, Pennsylvania,
Massachusetts, and Connecticut, including six hotels in Onondaga County. LLV is a single
member limited liability company and will be owned by a Visions Hotels Opportunity Fund
limited partnership. LLV will own fee simple interest in the 5.26-acre site that is and will be
zoned as RC-1 Regional Commercial District.
LLV, on behalf of itself and/or its principals, has applied to the Agency to enter a lease-
leaseback transaction. The Agency's involvement will assist in undertaking the following:
• Acquisition and fee simple ownership of land
• Construction of a dual-branded Marriott hotel, consisting of a Fairfield Inn & Suites and
a Residence Inn. This hotel will serve a diverse range of guests, including transient,
group, and extended-stay visitors. The hotel will feature 162 rooms, along with parking
and infrastructure to support the project.
• Acquisition and installation of furniture, fixtures, and equipment for the hotel.
The dual-branded hotel is specifically designed to accommodate families, transient business travelers, and guests seeking a higher end lodging experience. The proposed development will transform the currently vacant site into a four-story, approximately 103,673 square foot hospitality facility. The project will include the following accommodations, services, and amenities: • 80 extended-stay suites with kitchens at the Residence Inn • 82 standard guest rooms at the Fairfield Inn & Suites • 1,900 square-foot pool room • 1,200 square-foot fitness center • 2,600 square-foot outdoor patio with firepits, BBQ grills, heaters, and seating • Guest laundry with five washers and dryers • 400 square-foot flexible meeting room • 400 square-foot recreational room featuring an indoor golf simulator • Expansive multi-functional lobby/lounge • A market suite shop offering snacks, beverages, sundries, frozen meals, and candies
This project has been thoughtfully planned with input from local leaders, neighbors, brand
representatives, lenders, and investors to address the economic development needs of the area.
The project aligns with community goals of expanding its hotel room inventory to meet both
current and future demands. The need for additional hotel accommodations has been heightened
by multiple hotel closures and the anticipated demand generated by Micron and other chip
manufacturing developments. Additionally, the forecasted demand resulting from regional
development will be stunted without adequate, quality hotel options. The current hotel inventory
will be occupied by construction workers and consultants leaving very limited rooms for Town
Page 43 of 130
resident. When the 162-room Fairfield Inn and Residence Inn opens in 18 months, it will
continue to offer the community a much-needed hospitality option.
Visions Hotels has built its portfolio through acquisitions and new construction projects.
However, after the pandemic, the company has suspended or cancelled all new hotel construction
projects due the overall cost of construction and financing. The requested benefits are essential
for securing the necessary debt and equity financing for this project in this current climate.
Rising labor and material costs, coupled with a challenging lending environment that has seen
many lenders tighten hotel financing, have made hotel construction increasingly difficult. These
challenges are further exacerbated by high interest rates, which have nearly doubled in the past
five years. Given these factors, financing for the project will not be feasible unless property taxes
are managed through a PILOT abatement, and other costs are mitigated through sales tax and
mortgage tax exemptions.
Construction is scheduled to begin in Spring 2025, contingent upon the approval of benefits and
securing lender financing. The project has already received approval from Marriott, and final
design and construction drawings are currently being finalized, with approvals anticipated within
the next 30 days. Once construction begins, the project is expected to take approximately 18 to
24 months to complete.
Page 44 of 130
Drawing Copyright © 2024
ZONING REGULATIONS
FOR DEVELOPMENT One Park Place, 300 South State Street, Suite 600
Syracuse, NY 13202
315.471.3920 . www.chasolutions.com
EXISTING ZONING: RC-1 REGIONAL COMMERCIAL DISTRICT
Sanitary Manhole
Rim = 406.3' EXISTING LOT INFORMATION:
Sanitary Manhole Invert: 395.9'
Rim = 402.5'
Central School District No. 1 of
8505 PEPPERIDGE WAY TAX MAP # 55-01-01.1
11751 EAST CORNING RD
Invert: 392.5' Central School District No. 1 of
the Towns of Salina and Clay Sanitary Manhole the Towns of Salina and Clay TOTAL LOT SIZE: 16.225± ACRES
LODGING GROUP LLC
(Reputed Owner)
(Reputed Owner) Rim = 403.0'
Liber 2436 / Page 898 RC-1 SITE: 9.671± ACRES
CORNING, NY 14830
Liber 2436 / Page 898 Invert: 393.1'
NORTH SYRACUSE
· RC-1, LOT 5A: 4.406± ACRES
· RC-1, LOT 5B: 5.264± ACRES
Sanitary Manhole COVERAGE REQUIREMENTS: CODE PROVIDED
Rim = 400.64' N 03°32'00" W 1078.37'
30.0' Wide
8" PVC
Sanitary Sewer & Drainage Easement Drain
Liber 4822 / Page 876 405.5' 30" HDPE MAX. RC-SITE COVERAGE: (5.800± AC) 75% 60%
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