Typeset from the PDF of the official document (read by OCR) — headings, motions and recorded votes are detected automatically, so spacing may differ from the original. The official copy governs.
PHONE: 315.435.3770 FAX: 315.435.3669 ONGOVED.COM Meeting Agenda September 14, 2021 8:00 AM Call to Order the Meeting of the Governance Committee 8:05 AM Call to Order the Meeting of the Agency A. Approval of Minutes-August 24 , 2021 B. Treasurer’s Report C. Payment of Bills D. Conflict of Interest Action Items 1. Tracey Road Equipment, Inc./ Gerald W. Tracey Project (3101-20-03B) Tracey Road Equipment, Inc. /Gerald W. Tracey Project is requesting increase of the Sale and Use Tax Exemption from $160,000 to $260,000.
Agency Action Requested:
a. A resolution of the board authorizing additional financial assistance in the form of an increase in the Sales and Use Tax Exemption.
Representative: Peter Blasioli, Tracey Road Equipment, Inc.
2. Ultra Dairy Expansion –Wastewater Treatment Plant (3101-21-11H) Second Meeting Ultra Dairy, located in the Town of Dewitt is proposing to construct a waste water treatment facility with a tanker wash. This project will involve capital expenditures of approximately $6.4 million and will create a total of 10 new full time jobs. The
applicant is requesting exemptions from certain sales and use taxes, real property taxes and real estate transfer taxes.
Agency Action Requested:
a. A resolution of the Board to authorize adoption of a SEQRA determination.
b. A resolution of the Board authorizing the financial assistance the agency will provide. Agency benefits requested include exemptions from certain sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording taxes.
Representative: Jim Gosier, Counsel, Byrne Dairy Page1
Ranalli Super DC, LLC is proposing the construction of approximately 360,000 sq. ft. warehouse, distribution center, and office space in the Town of Lysander. The project will ultimately be leased to United Auto Supply of Syracuse, West, Inc. The
applicant is requesting exemptions from certain sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording tax.
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 sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording taxes. Representative: James Trasher, CHA Consulting
SSC Cicero, LLC is proposing to construct a 5 mega-watt solar project in the Town of Cicero. The applicant is requesting exemptions from real property taxes.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: John Switzer, Managing Member, Summit Solar Capitol, LLC
GSPP Sentinel Heights Road, LLC is requesting the Board to consent to the sale of its membership interests and amendments to the application.
Agency Action Requested:
a. A resolution of the Board consenting to the sale of membership interest of a project
applicant and approving amendments to the application. Representative: Jeffrey W. Davis, OCIDA Legal Counsel, Barclay Damon 2 Page2 6. Abundant Solar Power LLC. (3101-19-11A) Meeting to Modify Abundant Solar Power, LLC is requesting the Board to consent to the sale of its membership interests.
Agency Action Requested:
a. A resolution of the Board consenting to the sale of membership interest of a company with a current straight-lease transaction Representative: Samantha R. Podlas, OCIDA Legal Counsel, Barclay Damon Executive Session
Authorization to enter into a purchase contract for two parcels of property.
Agency Action Requested:
a. A resolution of the Board authorizing the adoption of a SEQRA determination. b. A resolution of the Board authorizing the Executive Director to enter into a purchase contract and any related documents with respect to two parcels of property. Representative: Robert Petrovich, Executive Director, OCIDA
Agency Action Requested:
a. A resolution of the Board adopting revised OCDIA Project Application.
Representative: Nancy Lowery, Secretary, OCIDA Adjourn 3 Page3
Onondaga County Industrial Development Agency Special Meeting Minutes August 24, 2021 A Special meeting of the Onondaga County Industrial Development Agency was held on Tuesday, August 24, 2021 at 333 West Washington Street, Syracuse, New York in the large conference room on the first floor.
Patrick Hogan called the meeting to order at 8:00 am with the following:
PRESENT:
Patrick Hogan Janice Herzog Victor Ianno Steve Morgan Susan Stanczyk
ABSENT:
Kevin Ryan Fanny Villarreal
ALSO PRESENT:
Robert Petrovich, Executive Director Nancy Lowery, Secretary Nate Stevens, Treasurer Karen Doster, Recording Secretary, Agency Len Rauch, Office of Economic Development Rebecca Shiroff, Office of Economic Development Jeff Davis, Barclay Damon Law Firm Mark McNamara, Barclay Damon Law Firm Rick Moriarty, Post Standard Barbara O’Brien (via Zoom) Michele Wolfender (via Zoom) APPROVAL OF REGULAR MEETING MINUTES – AUGUST 10, 2021 Upon a motion by Janice Herzog, seconded by Victor Ianno, the OCIDA Board approved Special Meeting Minutes of August 10, 2021 with the correction. Motion was carried.
The Conflict of Interest was circulated and there were no conflicts reported.
Page4
Jeff Davis stated before the Board for consideration is a proposed resolution to commence or take any necessary steps should they be required for the use of eminent domain under the Eminent Domain Procedure Law with regard to acquisition of lands or easement rights in support of the White Pine Commerce Park. He stated he will read the resolution and then discuss procedure and steps.
Jeff Davis read the following resolution.
Whereas, to accomplish its stated purposes, the Agency is authorized and empowered under the
Act to acquire, construct, reconstruct and install one or more “projects” (as defined in the Act), or to cause said projects to be acquired, constructed, reconstructed and installed, and to convey said projects or to lease said projects with the obligation to purchase; and
Whereas, to accomplish its stated purposes, the Agency is authorized and empowered under the
Act to acquire by eminent domain pursuant to the New York Eminent Domain Procedure Law (“EDPL”) or other means those real property interests necessary and/or appropriate to further its stated purposes; and
Whereas, the Agency manages the White Pine Commerce Park (“Park”) which currently consists
of approximately 723± acres owned by the Agency and which is located northeast of the intersection of NYS Route 31 and CR 49 ( Caughdenoy Road) in the Town of Clay, Onondaga County, New York; and
Whereas, the Park was originally created to be capable of supporting a mix of industrial and/or
commercial uses with related office space, advanced state–of–the–art research, large- or small- scale manufacturing, assembly, warehousing, data management, material processing facilities in a campus-like setting, to that end, since 2013, the Agency has attempted to market the Park for development around the United States to potential manufacturing, industrial, and commercial users, but those efforts have been unsuccessful and the Park remains vacant; and
Whereas, through its marketing efforts and communications with desired tenants around the United
States, the Agency has determined that the Park is not geographically large enough and must be expanded significantly to be considered an attractive, viable location for prospective large- and small-scale manufacturing and industrial developers, particularly in the semiconductor industry, which will bring high-tech facilities and high paying jobs to Onondaga County but which requires a larger geographic footprint to support this industry and the associated investment required by such tenants; and
Whereas, to improve the Agency’s ability to market the Park to a larger, more diverse mix of large-
and small-scale industrial, manufacturing, and commercial users, the Agency by previous resolutions has proposed to expand the Park to approximately 1,250± acres (the “Project” or “Action”) with the real property and improvements to be acquired being parcels located in the Town of Clay and contiguous to the current Park generally bounded on the north by the northern lot boundaries of parcels 048.-01-02.2, 048.-01-19.0, 048.-01-23.1, 048.-01-21.0, and 048.-01-22.0; on the east by the boundary between the towns of Clay and Cicero; on the south by 2 Page5 NYS Route 31; and on the west by Caughdenoy Road (“Project Site”) including, but not limited to, real property and improvements the Agency has under contract to purchase or is in negotiations to acquire by purchase, and various permanent easements in real property described below; and
Whereas, the purpose of the expanded Park and Project includes, but is not limited to: enabling the
Agency to market the Project to a larger, more diverse mix of potential industrial and commercial developers by making the site more attractive to a broader scope of industries and particularly the semiconductor industry since: i) the expanded Park will be capable of supporting a mix of industrial and/or commercial uses including large scale semiconductor industrial development with related office space, advanced state-of-the-art research, large- or small-scale manufacturing, assembly, warehousing, data management, material processing and distribution facilities in a campus-like setting; ii) the Project will provide an expanded and improved “shovel ready” facility, demonstrating to industrial and commercial prospects that governmental approvals needed for the infrastructure development and construction have already been secured, or can be readily secured within certain thresholds or permit criteria all of which will advance the job opportunities, health, general prosperity and economic welfare of the people of Onondaga County and the State of New York and to improve their prosperity and standard of living and prevent unemployment and economic deterioration; and
Whereas, in addition to the real property the Agency currently owns at the Park, the Agency is
considering acquiring the other real property and improvements at the Project Site necessary to develop the Project; and
Whereas, in addition to the real property within the Project Site, the Agency is considering
acquiring property interests in fee and permanent right of way and/or temporary easements necessary to develop the Project, which rights will be located in lands within and immediately adjacent to the existing Niagara Mohawk Power Corporation utility easements running from 8720 Caughdenoy Road to the Niagara Mohawk Power Corporation substation located at 4459 NYS Route 31 including, but not limited to, portions of the following properties located in the Town of Clay:
Property Address Tax Map Number Van Hoesen Road 044.-01-29.1 4806 Appaloosa Trail 044.-01-50.0 4800 Appaloosa Trail 044.-01-49.0 4796 Appaloosa Trail 044.-01-48.0 4790 Appaloosa Trail 044.-01-47.0 4782 Appaloosa Trail 044.-01-45.0 4780 Appaloosa Trail 044.-01-44.0 Ver Plank Road 044.-01-17.1 Van Hoesen Road 044.-01-18.1 8761 Van Hoesen Road 044.-01-19.0 8790 Van Hoesen Road 047.-01-03.0 4936 Ver Plank Road 047.-01-09.1 8721 Caughdenoy Road 047.-01-14.3 Caughdenoy Road 047.-01-13.0 4401 State Route 31 029.-01-06.1 4531 State Route 31 029.-01-10.1 4523 State Route 31 029.-01-11.1 4541 State Route 31 029.-01-09.1 Henry Clay Boulevard 045.-01-02.1 4647 State Route 31 045.-01-05.1 3 Page6 and, a temporary easement running to the west of the Ver Plank Road Niagara Mohawk Power Corporation substation complex in an approximately linear direction from Ver Plank Road to the existing Niagara Mohawk Power Corporation utility easement area (collectively, the “Easement Property”); and the acquisition of various roadway property interests in fee and temporary, and permanent easements along NYS Route 31 from west of the NYS Route 11 intersection and continuing east along NYS Route 31 to the Lakeshore Spur intersection; the triangle created by Lakeshore Road, Lakeshore Road Spur, and NYS Rte. 31; the I-481/Caughdenoy Road/Maple Road Roundabout; and the Caughdenoy Road/NYS Rte. 31 intersection (collectively, “Roadway Interests”).
Whereas, in an effort to transform the Park into a modern industrial park for advanced
manufacturing and state-of-the-art industrial uses, the Agency previously performed a thorough environmental review of the Park and its anticipated environmental impacts pursuant to Article 8 of the Environmental Conservation Law of the State of New York, as amended, and the regulations of the Department of Environmental Conservation of the State of New York promulgated thereunder (collectively referred to hereinafter as “SEQRA”), which included, but was not limited to, the following: (1) classifying the Park project as a Type 1 action; (2) acting as Lead Agency for the purpose of a coordinated environmental review; (3) conducting necessary studies and holding required hearings in connection with the preparation of a Generic Environmental Impact Statement (“GEIS”) to address anticipated potential impacts associated with the proposed multi- use industrial park; (4) preparation of a subsequent Final GEIS (“FGEIS”) that incorporated the DGEIS by reference and included responses to public comments received; and (5) preparation and issuance by the Agency of a Findings Statement in October of 2013 that (a) concluded the project avoided or minimized adverse environmental impacts to the maximum extent practicable, (b) incorporated mitigation measures that were considered practicable, and (c) identified certain impact thresholds that, if exceeded, may require supplemental determinations of their significance and/or impact evaluation, and possibly mitigation measures in addition to those identified; and
Whereas by Resolution dated December 8, 2020 the Agency, based on its review and evaluation
of the Full Environmental Assessment Form for the Project, determined that:
i) the Project represents a significant change from the Park’s current footprint and will result in changed circumstances from those previously evaluated by the Agency in the DGEIS/FGEIS, and that the preparation of a Supplemental GEIS (“SGEIS”) is necessary to adequately identify and evaluate potential significant adverse impacts associated with the Project that are not addressed or are inadequately addressed in the existing DGEIS/FGEIS;
ii) a supplement to the FGEIS should be prepared, and, therefore, issued a Notice of Intent to prepare a supplemental GEIS (i.e., a positive declaration); iii) declared its intent to act as “Lead Agency” (as said term is defined in SEQRA) with respect to a coordinated agency review of the Project pursuant to SEQRA, including the preparation of a SGEIS, and published notice of its determination and intent to be “Lead Agency;” and,
Whereas, pursuant to SEQRA the Agency prepared, accepted, and issued the Draft SGEIS on May
6, 2021, held a public comment hearing with respect to the Draft SGEIS on May 24, 2021, closed the public comment period on June 11, 2021, prepared and issued the Final SGEIS at a special meeting of OCIDA on July 16, 2021 and made its SEQRA Findings on July 27, 2021; and 4 Page7
Whereas, Agency representatives have contacted the record owners of the Property and certain
other properties located within the Project Site to negotiate the possible acquisition of their respective parcels and improvements but such negotiations, to date, have been unsuccessful;
Now, therefore, be it resolved by the members of the Onondaga County Industrial Development
Agency as follows:
(1) The Agency Executive Director, staff, and the Agency’s legal counsel, Barclay Damon LLP, are hereby authorized and directed:
a. To do such things or perform such acts and execute such documents as are necessary and/or appropriate to duly notice and conduct a public hearing as provided for under EDPL Article 2 including, but not limited to, retaining any professionals, consultants and contractors necessary to provide materials required under the EDPL in connection with a public hearing and the possible acquisition of the real property within the Project Site and, in addition, the Easement Property and Roadway Interests by eminent domain or negotiated purchase; and b. To take all actions under EDPL § 404 to allow for and facilitate Agency officers, agents, and contractors to enter upon the real property located within the Project Site, the Easement Property, and Roadway Interests for the purpose of making surveys, test pits and borings, or other investigations, and also for temporary occupancy during construction.
(2) A copy of this Resolution, together with the attachments hereto, shall be placed on file in the office of the Agency where the same shall be available for public inspection during business hours.
(3) This Resolution shall take effect immediately.
Jeff Davis stated that is the proposed draft resolution and would take the step of starting what would be a process, if necessary, to undertake acquisition of lands, easement areas and certain interests by eminent domain. He stated it does not set a date for a public hearing but it authorizes us to do one in the future should we get to that point. He stated it would authorize the Executive Director, staff and agency counsel to take other steps necessary under the eminent domain procedure law to pursue the acquisition of lands under Eminent Domain Procedure Law if necessary.
Robert Petrovich stated as the Board knows this sets the table for us to proceed down this path should we deem it necessary but we are confident given where we are today that we are in discussions and negotiations to acquire property within the park as identified in this resolution through negotiated purchase and sale. He stated the other aspect of this is we need to secure rights for placement of a gas line that is eventually going to serve the site and this preserves our 5 Page8 right to be able to do that should we not be able to come to reasonable terms in acquiring easement rights for placement of the gas line. He stated we talked about this ad hoc before with individual Board members and we feel like we are at the point now where we should set the table if we find it necessary to proceed. He stated that is effectively where we are at.
Mark McNamara stated he would like to emphasize this is not a resolution to acquire any property interests that are identified here. He stated it is a resolution to set the table and start the process which culminates with a public hearing, comment from the public, consideration of all the comments by this Board and then potentially the issuance of the determination and findings. He stated it is that resolution at some point in the future if the Board so determines, that authorizes the next stage of the process to actually take title to these properties and take these easements. He stated this again sets the table and authorizes the process to go formally forward with the process of at some point scheduling and holding a public hearing and then potentially making a determination and findings in a resolution.
Victor Ianno asked if the goal is 1,200 acres and how many acres do we have now. Robert Petrovich stated our goal is 1,250 +. Jeff Davis stated in fee right now we have 723 acres that we own in OCIDA’s name.
Victor Ianno asked how many are contracted. Robert Petrovich stated we have about 100 acres yet to be under contract. He stated we are in negotiations with all the folks within the park. Victor Ianno stated we have 700 and another 100 in transition. Robert Petrovich stated the balance we have under contract or option. Jeff Davis stated we have about 1,150 acres either in our name or under contract. He stated we have a remaining 100 acres that we do not have. Victor Ianno stated we have 100 acres give or take that will probably be part of the eminent domain. Robert Petrovich stated if we can’t come to terms. He stated given developments over the past couple weeks, we feel that we should come to terms with folks in the near future. Victor Ianno asked if we are only 100 acres from our goal. Robert Petrovich stated roughly yes. Victor Ianno asked if the gas line is going to come across other properties that are not part of the 1,200 acres. Robert Petrovich stated yes. He stated from the Clay station we need to bring a gas 6 Page9 line to the site and within existing roadway or existing National Grid right of ways, in some instances, we have to cross public land. He stated National Grid has done this before so we will essentially install another gas line in the existing easement.
Jeff Davis stated if the Board recalls during the process of reviewing the draft supplemental GEIS and the final supplemental GEIS there were certain areas that were studied. He stated one of them was the site proper and one was the potential gas line location where two different alternative gas line locations were looked at. He stated we are talking about identifying one of those now as a location that runs primarily along the existing Niagara Mohawk overhead utility line easement area. He stated another thing that was studied extensively in that EIS documentation was roadway mitigation locations. He stated there were certain improvements in various intersections along that Route 31 corridor in other intersections. He stated some of those improvements required minor widening outside the existing right of way. He stated this resolution addresses, that should we not be able to acquire a couple small strips in either one of those intersection locations by negotiating an agreement with the neighboring land owners. He stated then if we need to acquire land via eminent domain we can do that by including those properties and acquiring easements and/or fee title interests to areas that will allow us to do those roadway improvements for mitigation purposes. He stated those are the three components in the resolution; the site proper, the gas line easement area and certain locations along that Route 31 corridor, 481, Caughdenoy Road intersection mentioned etc. that come off 481where there were roadway mitigation improvements identified in those locations.
Victor Ianno asked how long until we get the other 100 acres and how much time until we are open for business so we can market and entertain offers. Robert Petrovich stated we are already doing that. He stated we do not have an end user and are actively looking to get an end user to come here. He stated we do not have one today. He stated the County Executive has made no secret that we are in discussions with global companies that are looking for a location. He stated he thinks we have a very attractive location. He stated no one has said “yes” to us yet. He stated we need obviously to be in conversations with these folks because these types of multi-billion dollar projects are not decided on off the cuff. He stated at the same time we need to do the spade work necessary to be sure that our site is a mega site available and ready for a potential end user.
7 Page10 Victor Ianno asked if we are a year away from having the 1,200 acres and ready to go. Robert Petrovich stated his expectiaon is the 1,253 acres is going to come together within the next 2-4 weeks.
Victor Ianno asked if we will be at 1,200. Robert Petrovich stated we should be at 1,253 roughly.
Patrick Hogan stated we wouldn’t even contemplate such a serious matter unless we were committed to having something out there.
Robert Petrovich stated this just sets the table to be able to affect this process should we become stuck in the mud some place. He stated in terms of schedule he would refer to counsel for the descriptive schedule of eminent domain relative to a public hearing but we are not there yet. Jeff Davis stated the 2-4 week time line that Mr. Petrovich laid out does not utilize the Eminent Domain Procedure Law and that is our goal. He stated if we have to utilize eminent domain then the time line to acquire actual easement and/or title rights to the property is a little bit longer because you have to go through the public hearing process and take particular procedural steps and time lines.
Victor Ianno asked if we are ready to say yes if a prospect says they want to locate there. Robert Petrovich stated we are getting ready to say yes.
Janice Herzog stated the 4,000 employees number has been tossed around and she has seen that number in some of the documents. She asked if that number of employees reached is consistent with other facilities around the country for what we are looking at White Pine. Robert Petrovich stated the short answer is yes. He stated this is an iterative process so we have learned as we have gone through opportunities from the evaluation of the Project Rhino and TSMC opportunities that came here. He stated there were certain aspects of what we had that needed to be enhanced, corrected and made better. He stated TSMC said this is an ok site for now but doesn’t afford us any ability to expand so we recognize that to attract a substantive project that would be a 2 decade long investment, the site had to be that much bigger. He stated based on the research and based on the back and forth with prospects, we determined that end users want between 1,000 and 1,500 acres. He stated that we are at 1,250 +. Jeff Davis stated the Generic Environmental Impact Statement process had to identify certain assumptions and so the review 8 Page11 that was completed was based upon an initial development and we used 4,000 employees as a number as an assumption in that generic environmental review to allow us to start looking at the types of potential environmental impacts that could result from a facility at that location with 4,000 employees. He stated that figures in traffic counts, number of shifts, etc. He stated that is how you build your models for review of the generic EIS. He stated that was what was studied and reviewed for development of the White Pine Commerce Park. He stated in the future should something come in 10 years from now and somebody wants to expand beyond, there will be additional environmental review for that.
Patrick Hogan stated let’s not forget the significant economic impacts for the construction industry on a facility like this. He stated it will be transformative.
Janice Herzog stated she thinks it is important to focus on the employee impacts for the community. Robert Petrovich stated if you look at the numbers based on what the industry pays you are looking at an addition to the local payroll of something like $500,000,000. He stated they are high paying highly skilled jobs so it is the kind of a project that we are chasing. Janice Herzog stated hopefully training programs will be provided. Robert Petrovich stated there is a whole ecosystem that comes around it. Janice Herzog stated if we do have a company ready to go those are things we have to look at.
Janice Herzog asked if and when this advances to the public meeting, what does that look like and what does that entail. Mark McNamara stated keep in mind that part of this is that there is no decision which has been made despite all the activities that are ongoing into this process. He stated there is no preordained decision with respect to the acquisition of any of these properties. He stated the purpose of the public hearing is part of the whole due diligence process that the OCIDA Board has been going through with respect to the pragmatics of any agency looking at a project like this plus the environmental review. He stated this is one more aspect of the due diligence process. He stated the purpose of the public hearing is not so much for the Board to comment or to provide a lot of information to the public but to get information from the public. He stated the way the meeting is run is there is a description of the project or proposed project which is identical to what the Board has heard numerous times in terms of the various actions the Board has taken, and then you ask for public comment. He stated the Board sits back and the people who wish to make statements both in favor of the project or potential acquisition of 9 Page12 property as well as against the project or against the acquisition of property have a limited amount of time, depending on how many people and it is usually about 5 minutes, and then they come up to the microphone and make their statement. He stated the Board is not there to answer questions, you are there to get information. He stated people sometimes ask questions but representatives of the Agency who are there are not really supposed to answer, they are to get information. He stated you will accumulate all of that information, in addition to which people can make written submissions over a period of time that the hearing is open. He stated once you have all that information and you close the hearing information, you then have 90 days in which to make your determination and findings. He stated your determination and findings is a resolution with respect to the public use benefit or purpose of the project, the location of the project and if there were any serious alternative locations, and in this case there really aren’t, the environmental impacts of the project which the Agency has already done which was at the meeting that the Board made the findings statement under SEQR and anything else you want to make findings about. He stated that determination and findings, assuming that that type of resolution was approved, comes out like a normal resolution. He stated there is then a synopsis of that resolution which is published and served on all the property owners and that starts a time period, a legal process, in which any of those property owners could challenge the determination and findings itself. He stated that is a litigation phase.
Steve Morgan asked how long the eminent domain process takes for something like this. Mark McNamara stated there are two different time lines. He stated from the time you make your determination and findings, assuming there is not a challenge to the determination and findings, it is approximately 60-90 days. He stated the next phase going to court to seek an order of condemnation acquiring the various property interest that you identified in your determination and findings. He stated that goes right to the Supreme Court Justice here in Syracuse. He stated basically the time is when you are going to get his or her return date and these are special proceedings so they move very quickly. He stated it is not like a normal civil action. He stated it is a monumental undertaking, difficult process and an expensive process if you are going to challenge them.
Patrick Hogan asked if it goes to eminent domain who determines the just compensation. Mark McNamara stated the just compensation phase is the final phase so having taken title to the property, part of that process is that you make an advance payment offer to the property owners 10 Page13 in the amount of the highest approved appraisal, which is different than the amounts you are negotiating for terms of acquiring the property.
Patrick Hogan stated so the property negotiations might be higher than the court determined compensation. Mark McNamara stated yes. He stated you get your order of condemnation and the order of condemnation provides the statute of limitations. He stated the judge sets the statute of limitations by which the property owner brings a claim, like a counter claim in a law suit, against the Agency for additional compensation and then that plays out over a period of time. He stated those are relatively quick proceedings also but that plays out over whatever time is necessary. He stated once the order of condemnation and the acquisition maps are filed the Agency automatically takes title by virtue of the filing of those documents in the County Clerk’s office.
Robert Petrovich stated in 60-90 days there is the ability to advance and move forward and then downstream we are figuring out what the price is. Mark McNamara stated yes and when you get your condemnation you pay the just compensation either to the property owner or into the court based on your highest approved appraisal. He stated it goes into the court if there are any title issues. He stated that challenge or evaluation takes place outside the project. He stated it is a different procedure moving forward but as of the filing of that order of condemnation you have control of the property.
Robert Petrovich stated it is not unreasonable to assume those numbers could come in substantially lower than what is being negotiated amongst the parties. Mark McNamara stated he will respectively say that is an understatement.
Patrick Hogan asked who pays the court costs. Mark McNamara stated the court either confirms or rejects and that is all they can do. He stated in the event that they were successful with respect to that or if the project was abandoned then they are able file claim to get reimbursed for all of their attorney and expert fees. He stated on the evaluation side in the event the ultimate determination of just compensation made by the judge is substantially in excess of the advancement payment then they can make the claim for attorney’s fees and appraisers fees in connection with that evaluation proceeding.
11 Page14 Robert Petrovich asked Mark McNamara how likely that is based on his experience. Mark McNamara stated that it is not unusual. He stated he always advises condemners give property owners the benefit of the doubt and to always boost evaluation higher towards the property owner because you are taking their property but also because of that exposure. He stated your appraisers are going to do an honest and objective evaluation and determination of the property value. He stated if another appraiser comes in that is substantially in excess of the advance payment offer based on your appraisal and the judge agrees with that, you have exposure. He stated the once you get north of 30-40% above the advance payment you are in strong territory to recover the attorney fees.
Patrick Hogan stated it sounds like an onerous process to challenge. Mark McNamara stated it certainly is with respect to challenging the determination and findings. He stated that is a massive undertaking with a project like this. He stated the evaluation challenges not so much. Patrick Hogan stated he would like to congratulate Mr. Petrovich because he knows he has gone to great lengths to negotiate this along with staff. Robert Petrovich stated he appreciates that and we has been working closely with the County Executive on this and he hopes we get to a point where everyone feels good.
Upon a motion by Victor Ianno, seconded by Steve Morgan, the OCIDA Board approved a resolution authorizing and directing Agency staff and counsel to take various actions pursuant to the Eminent Domain Procedure Law for the potential acquisition of lands and easement rights in support of the development of the White Pine Commerce Park. Motion was carried.
Upon a motion by Victor Ianno, seconded by Steve Morgan, the OCIDA Board adjourned the meeting at 8:36 am. Motion was carried.
_________________________________ Nancy Lowery, Secretary 12 Page15
PHONE: 315.435.3770 • FAX: 315.435.3669 August 31, 2021
Revenue / Expense / Income Current Period Current YTD Amount Change to Budget Operating Revenue 17,199 1,393,115 1,646,000 (252,885) Administrative Expense 49,114 330,602 1,008,000 (677,398) Operating/Program Exp. 227,067 681,282 638,000 43,282 Net Ordinary Income (258,982) 381,231 - 381,231 Current Assets Current YTD Prior YTD Total Cash 3,050,234 4,474,350 Less Pass Through Received 2,500 - Available Cash 3,047,733 4,474,350 Receivables (less pass through rec.) 638,375 1,265,139 Grant Reimbursements - 268,733 Total 3,686,108 6,008,222 Reserve for Contracts County Operations 2021 677,398 333 W. Washington St 2021 Rent 35,582 OBG WPCP CO #4 Additional Studies 336,856 JMT 800 Hiawatha Engineering 10,234 Barclay Damon WPCP Options - Total 1,060,069 Receivables 0-120 days 57,496 > 120 days 222,024 Total 279,520 Page16 Onondaga County Industrial Development Agency Profit and Loss August 2021
Income
2410 Lease Income 2,250.00 2655 Other Operating Revenue 11,652.75 Total 500 Operating Revenue 13,902.75
2401 Interest Income 26.45 501.1 Subsidies Grants Donations 3,270.00 Total 501 Non-Operating Revenue 3,296.45
529 PILOT Income 1,810,220.87 Total 534 Pilot & Pass Thru Revenue 1,810,220.87 Total Income $1,827,420.07 GROSS PROFIT $1,827,420.07 Expenses
6401.2 Office Commercial 235.00 Total 6401 Insurance 235.00 6406 Other Professional Services 360.00 6406.50 Consulting Services 2,500.00 Total 6406 Other Professional Services 2,860.00 6407 Administrative Expense 49,114.00 6408 Meeting Expenses 465.04 6410 Office Expense 957.38 Total 6400 Operating Expense 53,631.42
6445.01 Blue Rock BS&K 518.50 Total 6445 Special Counsel 518.50
6460 IDA General Legal 2,662.50
6470.1 Options 6,602.50 6470.2 Land Purchases 23,448.32 6470.3 JMA SEQR/Envir 175,222.33 Total 6470 WPCP Development 205,273.15 Total 6450 Barclay Damon 207,935.65 Total 6440 Legal Fees 208,454.15 Page17 Accrual Basis Friday, September 10, 2021 01:33 PM GMT-04:00 1/2 Onondaga County Industrial Development Agency Profit and Loss August 2021
6510.5 Insurance 6,872.00 6510.6 Taxes/SDC 952.15 Total 6510 White Pine Commerce Park 7,824.15
6520.1 435 N Salina Expenses 4,218.00 Total 6520 North Salina Property Acquisition 4,218.00 6530 800 Hiawatha Blvd. West 6530.2 Insurance 121.00 6530.3 Engineering 1,932.50 Total 6530 800 Hiawatha Blvd. West 2,053.50 Total 6500 Agency Program Expenses 14,095.65
6605.2 PILOT Expense 1,810,220.87 Total 6605 Pilot & Pass Thru Expenses 1,810,220.87 Total 6600 Non-Operating Expenses 1,810,220.87 Total Expenses $2,086,402.09 NET OPERATING INCOME $ -258,982.02 NET INCOME $ -258,982.02 Page18 Accrual Basis Friday, September 10, 2021 01:33 PM GMT-04:00 2/2 Onondaga County Industrial Development Agency Balance Sheet As of August 31, 2021
Current Assets Bank Accounts 200 Cash 0.00 200.1 Cash - M & T Checking 2,168,760.78 200.2 Cash - M & T Money Maker Savings 890,380.54 200.4 Destiny USA Restricted Cash -8,957.82 210 Petty Cash 50.00 Total 200 Cash 3,050,233.50 Total Bank Accounts $3,050,233.50 Accounts Receivable 380 Accounts Rec.
380.6 A/R Fees, Lease & PILOT 1,865,216.53 Total 380 Accounts Rec. 1,865,216.53 Total Accounts Receivable $1,865,216.53 Other Current Assets 391 Long Tern Receivable 222,024.00 Total Other Current Assets $222,024.00 Total Current Assets $5,137,474.03 Page19 Accrual Basis Friday, September 10, 2021 01:34 PM GMT-04:00 1/3 Onondaga County Industrial Development Agency Balance Sheet As of August 31, 2021
Fixed Assets
101 White Pines Commerce Park 3,955,401.50
101.101 CHA GEIS 1 267,452.05 101.102 CHA GEIS 2 219,439.36 101.104 GEIS Reg Plan Board Overview 19,797.74 Total 101.1 WPCP GEIS 506,689.15 101.2 WPCP Legal 69,774.25 101.3 Engineering Services 52,675.00 101.301 Temporary Access 4,055.44 101.4 Environmental/Demo Services 10,318.98 Total 101.3 Engineering Services 67,049.42
101.501 Land Purchases 1,160,063.57 101.502 Closing Costs 3,168.14 Total 101.5 Land Acquisition Costs 1,163,231.71 Total 101 White Pines Commerce Park 5,762,146.03 106 North Salina Properties 0.00 106.1 435 North Salina 17,083.55 106.3 435 North Salina Building 634,421.53 Total 106 North Salina Properties 651,505.08 107 800 Hiawatha 604,840.42 Total 100 Land 7,018,491.53
104.1 Office Furniture 1,429.00 104.2 Equipment 1,432.40 Total 104 Machinery & Equipment 2,861.40 211 A/D Office Furniture -2,862.00 213 A/D Buildings -81,335.00 Total Fixed Assets $6,937,155.93 Other Assets 240 Blue Sky Redevelopment 1,641.76 Total Other Assets $1,641.76 TOTAL ASSETS $12,076,271.72 Page20 Accrual Basis Friday, September 10, 2021 01:34 PM GMT-04:00 2/3 Onondaga County Industrial Development Agency Balance Sheet As of August 31, 2021
Liabilities Current Liabilities Other Current Liabilities 600 Accounts Payable 0.00 600.1 Due to Related Party - OED 330,602.48 600.206 Mileage Reimbursement 92.34 600.208 BlueRock Energy Agreement Deposit 25,000.00 600.209 Syracuse Rail Overpayment 500.00 Total 600 Accounts Payable 356,194.82
603 PILOT Pass Thru 1,807,720.54 604 Other Pass Thrus 74,063.70 Total 601 PILOT and Pass Thru Payable 1,881,784.24
631.12 Dewitt 14.33 631.145 Onondaga 2.92 Total 631.1 Towns 17.25
631.325 Jamesville-Dewitt 93.80 Total 631.3 Schools 93.80 631.4 Onondaga County 935.04 631.5 City of Syracuse 1,454.24 Total 631 Due to Other Governments 2,500.33 Total Other Current Liabilities $2,240,479.39 Total Current Liabilities $2,240,479.39 Total Liabilities $2,240,479.39 Equity 3900 Equity Unreserved 6,735,894.07 3901 Equity-Investment Fixed Assets 2,345,838.63 463 Reserve For Contracts 1,060,069.09 465 Equity - Unreserved -687,240.09 Net Income 381,230.63 Total Equity $9,835,792.33 TOTAL LIABILITIES AND EQUITY $12,076,271.72 Page21 Accrual Basis Friday, September 10, 2021 01:34 PM GMT-04:00 3/3
PAYMENT OF BILL - SCHEDULE #461 September 14, 2021
1. BARCLAY DAMON LLP* $ 392,716.36 Land Purchase 2. BARCLAY DAMON LLP* $ 246,591.43 Land Purchase 3. PARK STRATEGIES, LLC $ 5,000.00 Inv#16585093 & 16585235, August/September 2021 Consulting 4. GARY DAVID GOLD PHOTOGRAPHY $ 150.00 Inv#2021030, WPCP Marketing 5. WIZARD EQUIPMENT, INC. D/B/A BOB'S SIGNS $ 525.00 Inv#853681, WPCP Signs 6. FEDEX $ 45.03 Inv#7-491-22107 & 7-483-74450, Shipping TOTAL $ 645,027.82 * Ratification of Checks dated August 9, 2021 1 Page22
PAYMENT OF BILL - SCHEDULE #461 September 14, 2021 PILOT Payments 1. CITY OF SYRACUSE $ 1,454.24 2nd Quarter 2021 Syracuse Rail PILOT Payment 2. ONONDAGA COUNTY $ 935.04 2nd Quarter 2021 Syracuse Rail PILOT Payment 3. TOWN OF DEWITT $ 14.33 2nd Quarter 2021 Syracuse Rail PILOT Payment 4. TOWN OF ONONDAGA $ 2.92 2nd Quarter 2021 Syracuse Rail PILOT Payment 5. JAMESVILLE DEWITT CSD $ 93.80 2nd Quarter 2021 Syracuse Rail PILOT Payment TOTAL $ 2,500.33 1 Page23
DESCRIPTION TERM CONTRACT PAID OUTSTANDING ONONDAGA COUNTY OED 2021 1-1-21-12-31-21 $1,008,000.00 $330,602.48 $677,397.52 333 W. WASHINGTON ST 2021 RENT 1-1-21-12-31-21 $65,000.00 $29,418.38 $35,581.62 OBG WPCP CO #4 ADDITIONAL STUDIES 11-30-18-12-31-21 $800,000.00 $463,143.95 $336,856.05 JMT 800 HIAWATHA ENGINEERING 2/13/19-12-31-21 $25,000.00 $14,766.10 $10,233.90 BARCLAY DAMON WPCP OPTIONS 11/30/20-12-31-21 $200,000.00 $200,000.00 $0.00 $2,098,000.00 $1,037,930.91 $1,060,069.09
AGENCY FEES RECEIVABLE $57,496.00 ACCOUNTS RECEIVABLE GENERAL $0.00 QUASI-EQUITY LOAN RECEIVABLE $0.00 GRANTS RECEIVABLE $0.00 LONG TERM RECEIVABLE $222,024.00 TOTAL $279,520.00 Page24 Page25 Onondaga County Industrial Development Agency Draft Project Summary 6/30/2021 1. Project Ultra Dairy, LLC (Wastewater 2021 Expansion) 2. Project Number 3101-21-11H 3. Location Dewitt 4. School District ESM
5. Tax Parcel(s) 042.-13-05.1 Village - 7.Total Project Cost $ 6,420,859.00 8. Total Jobs 223 Land $ - 8A. Job Retention 213 Site Work $ - 8B: Job Creation 10 Building $ 3,609,704 (Next 5 Years) Furniture & Fixtures $ - Equipment $ 2,137,301 Equipment Subject to NYS Production Exemption $ - Engineering/Architecture Fees $ 129,000 Financial Charges $ - Legal Fees $ - Other $ 544,854 Cost Benefit Analysis Ultra Dairy, LLC (Wastewater 2021 Expansion) Project Description Fiscal Impact ($) Estimated Abatement Cost $433,677 Sales Tax Abatement $180,000 Mortgage Recording Tax Abatement $0 Real Property Tax Relief $253,677 New Investment $12,378,733 PILOT Payments $221,664 Project Wages (10 years) $7,047,738 Ultra Dairy is proposing to construct a wastewater feature at their existing facility in th Town of Construction Wages $870,600 Dewitt. Employee Benefits (10 years) $563,819 Project Capital Investment $3,609,704 Agency Fees $65,209 Benefit:Cost Ratio 28.54 :1 Page26 Ultra Dairy, LLC (Wastewater 2021 Expansion) 6/29/2021 A) PILOTS Estimate Table Worksheet for 10 years OCIDA estimate of current market value $ 8,850,000 Projected investment $ 3,609,704 OCIDA estimate of increase in value $ 1,202,031 OCIDA estimated value after project is completed $ 10,052,031 Taxes that would have been collected if the project did not occur $ 4,661,977 Scheduled PILOT payments $ 4,883,640 PILOT YEAR PILOT Year Full Tax Onondaga (Town and (School Exemption % Dewitt ESM Total PILOT Payment w/o Net Exemption County County) District) PILOT 2022 2021-2022 NA $ 35,238 $ 32,570 $ 173,075 $ 240,883 $ 268,580 2023 2022-2023 NA $ 39,101 $ 36,141 $ 192,047 $ 267,288 $ 295,539 2024 2023-2024 100% $ 45,549 $ 42,100 $ 223,713 $ 311,361 $ 354,772 $ 43,411 2025 2024-2025 90% $ 53,315 $ 49,328 $ 261,814 $ 364,457 $ 404,309 $ 39,851 2026 2025-2026 80% $ 56,288 $ 52,128 $ 276,371 $ 384,787 $ 420,919 $ 36,132 2027 2026-2027 70% $ 59,358 $ 55,020 $ 291,406 $ 405,784 $ 438,032 $ 32,248 2028 2027-2028 60% $ 62,529 $ 58,008 $ 306,931 $ 427,468 $ 455,662 $ 28,194 2029 2028-2029 50% $ 65,803 $ 61,092 $ 322,961 $ 449,856 $ 473,821 $ 23,965 2030 2029-2030 40% $ 69,183 $ 64,277 $ 339,509 $ 472,969 $ 492,524 $ 19,555 2031 2030-2031 30% $ 72,672 $ 67,565 $ 356,590 $ 496,826 $ 511,786 $ 14,960 2032 2031-2032 20% $ 76,272 $ 70,958 $ 374,219 $ 521,449 $ 531,622 $ 10,173 2033 2032-2033 10% $ 79,059 $ 73,602 $ 387,849 $ 540,510 $ 545,698 $ 5,188 TOTAL $ 714,367 $ 662,790 $ 3,506,483 $ 4,883,640 $ 5,193,264 $ 253,677 Year 2021 2022 2023 2024 2025 2026 Jobs Current/Actuals Creation Goals 20 5 Total Employment Goals 247 267 272 272 272 272 This PILOT Schedule replaces all previous PILOT schedules regarding the associated parcels Page27 Page28 Page29 Page30 Page31 Page32 Page33 Page34 Page35 Page36 Page37 Page38 Page39 Page40 Page41 Page42 Page43 Page44 Page45 Page46 Page47 Page48 Page49 Page50 Page51 Page52 Page53 Page54 Page55 Page56 Page57 Page58 Page59 Page60 Page61 Page62 Page63 5400 Butternut Drive Edward M.Michalenko, PhD. East Syracuse, NY13057-8509 Supervisor Phone: 315.446.3910 x3 Fax: 315.449.0620 Planning & Zoning Nicholas Quilty-Koval, Town Planner
Ultra-Dairy Phases 2A and 2B This Board makes the following determination pursuant Part 617 of the Implementing Regulations pertaining to Article 8 (State Environmental Quality Revue Act “SEQRA”) of the Environmental Conservation Law of the State of New York to NYSCRR (“SEQRA”) for the project known as: Ultra-Dairy Phases 2A and 2B This Board has reviewed the EAF of the applicant submitted June 14, 2021.
This Board has further reviewed the comments of OCPB dated July 14, 2021.
This Board has further reviewed input of the Town Highway Department, Planning Board Engineer; Onondaga County Water Environment Protection and National Grid as relates to this project, This Board finds that this expansion project does not meet any of the thresholds for a Type 1 action under SEQRA and therefore finds that this is an Unlisted Action under SEQRA.
Having taken a hard look at the environmental impacts of the project and having found that with all mitigations proposed by the project as reflected in the site plan as presented to this Board, including but no limited to proposed SWPPP this Board finds that all potential environmental impacts required to be examined pursuant to SEQRA are minimum or no impact;
this Board therefore issues a negative SEQRA declaration for this project finding no adverse environmental impacts from the project.
www.townofdewitt.com Page64 Onondaga County Industrial Development Agency DRAFT Project Summary 9/10/2021 1. Project Ranalli Super DC, LLC 2. Project Number 3101-21-10A 3. Location Lysander 4. School District Baldwinsville
5. Tax Parcel(s) 055.-01-19.1; 055.-01-20.0; 055.-01-18.0 Village - 7.Total Project Cost $ 40,250,000.00 8. Total Jobs 135 Land $ 650,000 8A. Job Retention 0 Site Work $ 10,000,000 8B: Job Creation 135 Building $ 24,000,000 (Next 5 Years) Furniture & Fixtures $ 3,000,000 Equipment $ 2,000,000 Equipment Subject to NYS Production Exemption $ - Engineering/Architecture Fees $ 450,000 Financial Charges $ 50,000 Legal Fees $ 100,000 Other $ - Cost Benefit Analysis Ranalli Super DC, LLC Project Description Fiscal Impact ($) Estimated Abatement Cost $6,004,115 Sales Tax Abatement $1,920,000 Mortgage Recording Tax Abatement $225,000 Real Property Tax Relief $3,859,115 New Investment $108,687,421 PILOT Payments $2,641,845 Project Wages (10 years) $57,151,383 The proposed new state of the art approximately 360,000 sq. ft. facility in the Town of Lysander , Construction Wages $10,882,500 will be home to an auto parts warehouse, distribution center and office space. The $40 million investment into this site will create approximatly 135 new jobs after full staffing and operation. Employee Benefits (10 years) $2,857,569 Project Capital Investment $34,650,000 Agency Fees $504,125 Benefit:Cost Ratio 18.10 :1 Page65 Ranalli Super DC, LLC 5/4/2021 A) PILOTS Estimate Table Worksheet DRAFT for 15 years OCIDA estimate of current market value $ 322,000 Projected investment $ 24,000,000 OCIDA estimate of increase in value $ 11,585,000 OCIDA estimated value after project is completed $ 11,907,000 Taxes that would have been collected if the project did not occur $ 175,805 Scheduled PILOT payments $ 2,641,845 Full Tax Onondaga Net PILOT YEAR Exemption % Lysander Baldwinsville Total PILOT Payment w/o County Exemption
2020-2021 $ 1,658 $ 638 $ 7,670 $ 9,967 1 100% $ 1,691 $ 651 $ 7,824 $ 10,166 $ 375,921 $ 365,755 2 100% $ 1,725 $ 664 $ 7,980 $ 10,369 $ 383,440 $ 373,070 3 90% $ 8,090 $ 3,114 $ 37,425 $ 48,630 $ 391,108 $ 342,478 4 90% $ 8,252 $ 3,177 $ 38,174 $ 49,602 $ 398,930 $ 349,328 5 80% $ 15,003 $ 5,776 $ 69,406 $ 90,185 $ 406,909 $ 316,724 6 80% $ 15,303 $ 5,891 $ 70,794 $ 91,989 $ 415,047 $ 323,059 7 70% $ 22,461 $ 8,647 $ 103,910 $ 135,018 $ 423,348 $ 288,330 8 70% $ 22,911 $ 8,820 $ 105,988 $ 137,719 $ 431,815 $ 294,096 9 60% $ 30,498 $ 11,741 $ 141,088 $ 183,327 $ 440,451 $ 257,124 10 60% $ 31,108 $ 11,976 $ 143,910 $ 186,994 $ 449,260 $ 262,267 11 50% $ 39,147 $ 15,071 $ 181,101 $ 235,319 $ 458,246 $ 222,927 12 40% $ 47,496 $ 18,285 $ 219,722 $ 285,502 $ 467,411 $ 181,908 13 30% $ 56,163 $ 21,621 $ 259,815 $ 337,599 $ 476,759 $ 139,160 14 20% $ 65,157 $ 25,084 $ 301,425 $ 391,665 $ 486,294 $ 94,629 15 10% $ 74,489 $ 28,676 $ 344,595 $ 447,759 $ 496,020 $ 48,261 TOTAL $ 439,494 $ 169,193 $ 2,033,158 $ 2,641,845 $ 6,500,960 $ 3,859,115 Year 0 1 2 3 4 5 Jobs Current/Actuals Creation Goals Total Employment Goals 0 54 54 12 10 5 Page66
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 at 315-435-3770. 2. If providing an estimate put “(est.)” after the figure or answer. If more space is needed to answer any specific question, attach a separate sheet.
3. If the OCIDA Board approves benefits, it is the company’s responsibility to obtain and submit all necessary forms and documents. (ST-60, PILOT Agreement) 4. When completed, return this Application by mail or fax to the Agency at the address indicated below. A signed application may also be submitted electronically in PDF format to Nate Stevens at nstevens@ongov.net. An Application will not be considered by the Agency until the Application fee has been received.
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 http://www.dec.ny.gov/permits/6191.html.
6. Please note the Public Officers Law declares all records in the possession of the OCIDA (with certain limited exceptions) are open to public inspection and copying. If the Applicant is of the opinion that there are elements of the Project which are in the nature of trade secrets which, if disclosed to the public or otherwise widely disseminated, would cause substantial injury to the Applicant’s competitive position, this
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 OCIDA may also redact personal, private, and/or proprietary information from publicly disseminated documents.
7. The Applicant will be required to pay the Agency Application fee and, if accepted as a project of the agency, all administrative and legal fees as stated in Section VI of the Application.
This Application Local Access Agreement Employment Plan Conflict of Interest A feasibility statement indicating the need for the requested benefits Description of project, Site Plans/Sketches, and Maps NYS Full Environmental Assessment Form 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 9. This Application was adopted by the OCIDA Board on November 19, 2019.
Onondaga County Industrial Development Agency Page 1 Page67 It is the policy of the Agency that any project receiving benefits from the Onondaga County Industrial Development Agency will utilize 100% local contractors and local labor for the construction period of the project unless a waiver is granted in writing by the Agency. Return to:
Onondaga County Industrial Development Agency Attn: Nate Stevens 333 W. Washington Street, Suite 130 Syracuse, NY 13202 Phone: 315-435-3770 | Fax: 315-435-3669 nstevens@ongov.net
Please answer all questions. Use “None”, “Not Applicable” and “See Attached” where necessary.
A) Applicant information-company receiving benefits:
Applicant Name: Ranalli Super DC, LLC
Applicant Address: 1200 State Fair Boulevard, Syracuse, NY 13209 Phone: 315-478-4242 Fax:
Website: E-mail: jamesranalli3@unitedautosupply.com Federal ID#: 77-0354503 NAICS: 236220 State and Year of Incorporation/Organization: __________________________________________ New York 2021 Will a Real Estate Holding Company be utilized to own the Project property/ facility? ☐Yes ☐No What is the name of the Real Estate Holding Company:
Federal ID#:
State and Year of Incorporation/Organization:
List of stockholders, members, or partners of Real Estate Holding Company:
________________________________________________________________________________ B) Individual Completing Application:
Name: James Trasher (CHA Consulting Inc.) Title: Project Engineer Address: 300 S. State Street, Suite 600, Syracuse, NY Phone: 315-471-3920 Fax:
E-mail: jtrasher@chacompanies.com Onondaga County Industrial Development Agency Page 2 Page68 C) Company Contact (if different from individual completing application):
Name: James P. Ranalli III Title: Trustee of James P. Ranalli 2016 Irrevocable Trust, Member Address: 1200 State Fair Boulevard Phone: 315-478-4242 Cell Phone:
E-mail: jamesranalli3@unitedautosupply.com D) Company Counsel:
Name of Attorney: Robert Smith, Esq.
Firm Name: Costello, Cooney & Fearon, PLLC Address: 211 W. Jefferson St. Syracuse, NY 13202 Phone: 315-422-1152 Cell Phone:
E-mail: rsmith@ccf-law.com E) Business Organization (check appropriate category):
☐ Corporation ☐Partnership ☐ Public Corporation ☐Joint Venture ☐ Sole Proprietorship ☐Limited Liability Company Others (please specify):
Year Established: 2021 State in which Organization is established: New York F) List all stockholders, members, or partners with % of ownership greater than 5% : Name % of ownership James P Ranalli 2016 Irrevocable Trust 100 Onondaga County Industrial Development Agency Page 3 Page69 G) Applicant Business Description:
Please attach a description of your company’s background, products, customers, goods and services. Estimated % of sales within Onondaga County: _______________________________________ 25 Estimated % of sales outside Onondaga County but within New York State: 25 Estimated % of sales outside New York State but within the U.S.: 50 Estimated % of sales outside the U.S.: 0 (*Percentage to equal 100%) H) What percentage of your total annual supplies, raw materials and vendor services are purchased from firms in Onondaga County. Include list of vendors, raw material suppliers and percentages for each. Provide supporting documentation including estimated percentages of local purchases. Please attach this information.
I) Applicant History: If the answer to any of the following is “Yes”, please explain below. If necessary, attach additional information.
☐Yes ☐No plaintiff or defendant in any civil or criminal litigation?
criminal offense (other than a minor traffic violation)? ☐Yes ☐No 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐Yes ☐No Please attach any explanations:
J) Has the Project Beneficiary received assistance from OCIDA, SIDA, New York State or the Onondaga Civic Development Corporation in the past? If yes please attach an explanation and please give year, project name, description of benefits and address of project. ☐Yes ☐No Onondaga County Industrial Development Agency Page 4 Page70
A) Project Location: Location where the investment will take place. If company is moving, the new location should be entered here and the current location should be in Section I. Address: 8626 Oswego Road Legal Address (if different):
City: Village/Town: Lysander Zip Code: 13027 School District: Baldwinsville Tax Map Parcel ID(s): 055-01-19.1; 055-01-20.0; 055-01-18.0 Current Assessed Value: $322,000 Sq. Footage of Existing Building: NA Census Tract: 114.02 B) Type (Check all that apply):
☐New construction ☐Purchase of machinery and/or equipment ☐Expansion/Addition to current facilities ☐Brownfield/Remediated Brownfield ☐Renovation of existing facility ☐LEED Certification ☐Acquisition of existing facility/property ☐Other:
☐Demolition and Construction C) Please attach a summary of how this project will help your business grow. Will it set the company up for revenue growth? Will it mitigate cost? Will it provide more flexibility? D) Description of Project: Please provide a detailed narrative of the proposed Project. This narrative should include, but is not limited to:
☐ (i) the size of the Project in square feet and a breakdown of square footage per each intended use;
☐ (ii) the size of the lot upon which the Project sits or is to be constructed; ☐ (iii) the current use of the site and the intended use of the site upon completion of the Project;
☐ (iv) the principal products to be produced and/or the principal activities that will occur on the Project site; and ☐ (v) an indication as to why the Applicant is undertaking the Project and the need for the requested benefits. Please separately attach the description and any copies of site plans, sketches or maps.
Onondaga County Industrial Development Agency Page 5 Page71 E) Select Project Type for all end users at Project site (you may check more than one): **Please check any and all end users as identified below ☐ Industrial ☐Bank Office ☐ Acquisition of Existing Facility ☐Retail ☐ Housing ☐Mixed Use ☐ Equipment Purchase ☐Facility for Aging ☐ Multi-Tenant ☐Civic Facility (not for profit) ☐ Commercial ☐Other F) For the Agency to consider this Project, please provide the following information: 1. Does the project consist of new construction or expansion or substantial renovation of an existing facility?
☐Yes ☐No 2. Will the project create new employment opportunities or retain existing jobs that may otherwise be lost?
☐Yes ☐No 3. Does the project beneficiary serve a customer base primarily outside of Onondaga County?
☐Yes ☐No G) 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? Please explain if you answer “Yes” by attaching a response.
☐Yes ☐No H) Please attach a description of any compelling circumstances the Agency should be aware of while reviewing this application.
I) Environmental Information 1. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms:
a. http://www.dec.ny.gov/permits/6191.html
☐Yes ☐No If yes, please attach an explanation.
Onondaga County Industrial Development Agency Page 6 Page72
A) Project Costs and Finances Description of Costs Total % of Total Total Private Expenditure Budget Budget to be (should be less than or Amount Procured in equal to total budget Onondaga amount) County Land Acquisition 650,000 Site Work/Demo 10,000,000 Building Construction 24,000,000 & Renovation Furniture & Fixtures 3,000,000 Equipment 2,000,000 Equipment Subject to NYS 0 Production Sales Tax Engineering/Architect Exemption 450,000 sFinancial Charges 50,000 Legal 100,000 Other 0 Management/Developer Fees 0 Total Project Cost 40,250,000 Note: Do not include OCIDA fees, OCIDA application fees or OCIDA legal fees as part of the Total Project Cost. You may attach a separate chart if needed.
B) TOTAL Capital Costs $ 40,250,000 Project refinancing: estimated amount (for refinancing of existing debt only) $0 Sources of Funds for Project Costs:
1. Bank Financing $ _______________
2. Equity (excluding equity that is attributed to grants/tax credits) $ 10,250,000 3. Tax Exempt Bond Issuance (if applicable) $ _______________ NA 4. Taxable Bond Issuance (if applicable) $ NA Onondaga County Industrial Development Agency Page 7 Page73
and tax credits) $ -Identify each state and federal grant/credit:
Grants to be explored $ TBD $ $ 6. Total Sources of Funds for Project Costs $ _______________
C) Employment and Payroll Information *Full Time Equivalent (FTE) is defined as one employee working no less than 40 hours per week or two or more employees together working a total of 40 hours per week.
☐Yes ☐No If yes, provide number of FTE jobs at the facility:
Estimate the number of FTE jobs to be retained as a result of this Project:
Estimate the number of construction jobs to 250+/- be created by this Project:
Estimate the average length of construction
jobs to be created (months):
Current annual payroll at facility: $0.00 Average annual growth rate of wages: 2-3% Please list, if any, benefits that will be available to either full and/or part time Health Insurance, 401K,Section 125, Doctor on Demand employees:
Average annual benefit paid by the company ($ or % salary) per FTE job: 5% Average growth rate of benefit cost: 5%+/- Amount or percent of wage employees pay 5% for benefits:
Provide an estimate of the number of residents in the Economic Development Region (Onondaga, Madison, Cayuga, 100% Oneida, Oswego, and Cortland Counties) to fill new FTE jobs:
Onondaga County Industrial Development Agency Page 8 Page74 D) New Employment Benefits i. Complete the following chart indicating the number of FTE jobs presently 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, third, fourth and fifth 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.
ii. Feel free to include additional information or a substitute chart if you think additional material would add clarity.
Current & Planned Full Salary Current Estimated Number of FTE Jobs Time Occupations (Job (Annual or Number of added each year after project Titles) Hourly) FTEs Year 1 Year 2 Year 3 Year 4 Year 5 completion Managers $65,000 0 2 2 Assistant Managers $50,000 0 2 2 2 Warehouse Associates $42,000 0 50 50 10 10 5 Job Creation Subtotal 54 54 12 10 5 For purposes of completing the chart, please list the job titles that will be increasing in number. If possible, please attach a brief description that outlines what each job entails.
If you prefer, you may attach a job chart of your own that outlines the job growth projections regarding the project.
E) Financial Assistance sought (estimated values):
☐ Real Property Tax Abatement (PILOT): TBD ☐ Mortgage Recording Tax Exemption (.75% of amount mortgaged): $225,000 ☐ Sales and Use Tax Exemption (4% Local, 4% State): $1,920,000 ☐ Tax Exempt Bond Financing (Amount Requested):
☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency Page 9 Page75 F) 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): $ 30,000,000 Estimated Mortgage Recording Tax Exemption Benefit (product of mortgage amount as indicated above, multiplied by .0075): $ 225,000 G) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are subject to State and local Sales and US tax – said amount to benefit from the Agency’s Sales and Use Tax exemption benefit:
$ 24,000,000 Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure, above) (This should match the amount in section “E” on this page, this calculation only exists to help you with your estimate):
$ 1,920,000 Onondaga County Industrial Development Agency Page 10 Page76
Section IV of this Application will be: (i) completed by IDA 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 PILOT Exemption County Local School Total Full Tax Net Exemption Year % PILOT PILOT PILOT PILOT Payment Amount Amount Amount w/o PILOT
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 11 Page77 Page78
Payment Terms:
Application & Processing Fee (payable at the time of application): $1,000 Legal Deposit (payable at the time of application): $2,500 Agency Fee for Bond Projects: Payable at Closing Agency and Legal Fees for all other projects: Due and Payable at Inducement * A sales tax certificate (ST-60) will not be issued until the Agency Fee is Paid in Full Agency Fees: The project cost is the Total Project Cost from section III A Benefit Sought Fee Charged Mortgage Recording Tax and/or Sales Tax exemptions: 0.01 X the project cost Additional Fee for PILOT Agreement Projects: 0.0025 X the project cost Fee for bond financing, refinancing & refunding: 0.0025 X the project cost Note: For Manufacturing Projects under $10 million the fee is reduced by: 0.0025 X the project cost Agency Legal Fees: The project cost is the Total Project Cost from section III A Fee for first $20 million: 0.0025 of the project cost Fee for expenses above $20 million: 0.00125 of the project cost In addition to the foregoing, Applicants are responsible for payment of all costs and expenses incurred by OCIDA in connection with application or Project including without limitation publication, copying costs, SEQRA compliance and fees and costs to OCIDA’s attorneys, engineers, and consultants. OCIDA reserves the right to require a deposit to cover anticipated costs. Application fees are payable at time application/request is submitted. All fees are non-refundable. Applicants for bond transactions are responsible for payment of a Bond Issuance Charge payable to the State of New York. Applicants are also responsible for payment of post-closing fees and costs associated with the appointment of additional agents.
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 13 Page79
Information to be Provided by Companies: 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.
Recapture of Benefits: It is the policy of the Agency to recapture the value of a PILOT, any sales and use tax exemption, and mortgage recording tax exemption in accordance with the Laws of the State and the provisions contained herein. Before receiving benefits, the Company must attest in writing to its understanding of, and agreement to, the recapture provisions contained in State Law and herein. To the extent permitted by State law, the recapture provisions contained herein may be modified from time to time by the Agency at its sole discretion.
Recapture of a PILOT, Sales Tax and the Mortgage Recording Tax Exemptions: If the number of full time equivalent jobs to be maintained or created in connection with a project falls below 75% of the number projected in the Company’s application to the Agency, or if there are material violations of the project agreements, then the value of the property tax, sales and use tax and mortgage recording tax benefits extended to the project by the Agency may be subject to recapture. When deciding whether or not to recapture benefits and the amount of such recapture, the Agency may consider the potential future benefit of the business to the community.
Recapture Payment: The recapture payment paid by the Company to the Agency shall be determined (1) by the difference between any PILOT payments made by the Company and the property taxes that would have been paid by the Company if the property were not under the supervision, jurisdiction or control of the Agency, (2) the value of any mortgage recording tax exemption, if awarded to the Company and (3) the amount of sales and use tax that would have been paid if an exemption was not granted.
Recapture of the PILOT, Sales Tax or Mortgage Recording Tax: The Recapture Schedule for a Payment in Lieu of Tax Agreement, Sales Tax or the Mortgage Recording Tax is as follows: Time from Project Completion Tax Savings Recaptured
Distribution of the Recapture Payment: Any funds recaptured as a result of the recapture payment shall be distributed to the affected taxing jurisdictions in the same proportion as if the payments were paid or owed by the Company on the date of recapture.
Onondaga County Industrial Development Agency Page 14 Page80 Page81 Page82 NYS Department of Labor:
Roy Jewell Associate Business Service Representative
roy.jewell@labor.ny.gov www.labor.ny.gov CNY Works Chris Kennedy Business Development Specialist
ckennedy@cnyworks.com www.cnyworks.com Onondaga County Industrial Development Agency Page 17 Page83 Page84
James P Ranalli III (Name of CEO or other authorized representative of
Applicant) confirms and says that he/she is the ____________________ Trustee (title) of ____________________ Ranalli Super DC, 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. Other NYS Facilities: In accordance with §862 (1) of the New York General Municipal Law, the Applicant understands and agrees that projects which will 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 within the state is ineligible for Agency Financial Assistance, unless otherwise approved by the Agency as reasonably necessary to preserve the competitive position of the project in its respective industry or is reasonably necessary. C. 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.
D. 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.
E. 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 PILOT Agreement between the Agency and Applicant and, if applicable, an Event of Default under the Agent Agreement between the Agency and Applicant. In addition, a Notice of Failure to provide the Agency with an Employment Report may be reported to Agency board members, with said report being an agenda item subject to the open Onondaga County Industrial Development Agency Page 19 Page85 meetings law.
F. Absence of Conflicts of Interest: The Applicant has received from the Agency a list of the members, officers and employees of the Agency. 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 in Section X.
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.
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 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.
J. 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.
K. 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.
L. 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.
Onondaga County Industrial Development Agency Page 20 Page86 M. The OCIDA has the right to request and inspect supporting documentation regarding attestations made on this application.
N. 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, 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 21 Page87 Page88 Page89 Page90 Page91 macknight architects 212 north franklin st. syracuse, new york 13202 p. 315.424.0018 f. 315.472.3756 macknightarchitects.com
10 SCALE: N.T.S. 12'-0" 2 STORY 45' +/-
40' +/-
WAREHOUSE BELOW EXIT DOOR EVERY 100' LOADING DOCK DOORS INSULATED METAL PANEL SIDING
INSULATED METAL PANEL SIDING RIBBED METAL PANEL
ILLUSTRATIVE ELEVATION- WEST ILLUSTRATIVE ELEVATION- EAST 20 SCALE: 1:60 25
SCALE: 1:60
40' +/- EXIT DOOR EVERY 100' LOADING DOCK DOORS INSULATED METAL PANEL SIDING ILLUSTRATIVE ELEVATION- NORTH APPROXIMATELY 84 DOORS THIS SIDE PROJECT:
40' +/-
INSULATED METAL PANEL SIDING EXIT DOOR EVERY 100' AS SHOWN
ILLUSTRATIVE ELEVATION- SOUTH ENTRY AA
--
0' 60' 120' 180' BUILDING
Page92 Page93 Page94 Page95 Page96 Page97 Page98 Page99 Page100 Page101 Page102 Page103 Page104 Page105 Page106 Page107 Page108 Page109 Page110 Page111 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information.
Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information contained in Part 1is accurate and complete.
A. Project and Applicant/Sponsor Information.
Name of Action or Project:
Proposed Hencle Boulevard Warehouse Project Location (describe, and attach a general location map):
Intersection of Hencle Blvd and Oswego Rd Brief Description of Proposed Action (include purpose or need):
Construction of a 360,000 square foot warehouse and supporting parking, site lighting, storm water management for the warehousing needs of United Auto Supply.
Name of Applicant/Sponsor: Telephone: 315-350-4822 Ranalli Super DC LLC E-Mail: jamesranalli3@unitedautosupply.com Address: 1200 State Fair Blvd.
City/PO: Syracuse State: Zip Code:
Project Contact (if not same as sponsor; give name and title/role): Telephone: 315-257-7220 CHA Consulting (C/O) James Trasher E-Mail: JTrasher@chacompanies.com Address:
300 S. State St. Suite 600 City/PO: State: Zip Code: Syracuse NY 13202 Property Owner (if not same as sponsor): Telephone: (Ranalli Super DC LLC ) (Kenneth & Margo Williams) (John Stamp) E-Mail:
Address:
1200 State Fair Blvd Syracuse NY 13209 (055.-01-19.1) 8520 Oswego Road Baldwinsville NY 13027 (055.-01-18.0) City/PO: State: Zip Code: 2622 Hamilton Street Weedsport NY 13166 (055.-01-20.0) Page112 B. Government Approvals B. Government Approvals, Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Application Date Required (Actual or projected) a. City Counsel, Town Board, ✔ 9 Yes 9 No Town Board (Smokey Hollow water district 9/7/2021 or Village Board of Trustees extension and Giddings Crest Sewer district ext. b. City, Town or Village 9 Yes 9 No ✔ Planning Board Site Plan Approval, Stormwater 3/16/2021 Planning Board or Commission SWPPP reprot c. City, Town or 9 Yes ✔ 9 No Village Zoning Board of Appeals d. Other local agencies 9 Yes ✔ 9 No e. County agencies 9 Yes 9 No ✔ Onondaga County DOT (curb cut) OCWEP (water district extension & sewer capacity) f. Regional agencies 9 Yes ✔ 9 No g. State agencies ✔ 9 Yes 9 No NYSDEC Stormwater SPDES permit/wetland JD 3/19/2021 & 7/12/2021 NYS DOT Driveway permit h. Federal agencies 9 Yes 9 No ✔ ACOE wetand determination letter i. Coastal Resources.
i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway? 9 Yes ✔ 9 No ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? 9 Yes ✔ 9 No iii. Is the project site within a Coastal Erosion Hazard Area? 9 Yes ✔ 9 No C. Planning and Zoning C.1. Planning and zoning actions.
Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the 9 Yes ✔ 9 No only approval(s) which must be granted to enable the proposed action to proceed?
• If Yes, complete sections C, F and G.
• If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans.
a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site ✔
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action 9 Yes ✔ 9 No would be located?
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway; 9 Yes ✔ 9 No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s):
_______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, 9 Yes ✔ 9 No or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ Page113 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. 9 Yes 9 No ✔ If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ I - Industrial _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit? ✔
c. Is a zoning change requested as part of the proposed action? 9 Yes ✔ 9 No If Yes, i. What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services.
a. In what school district is the project site located? ________________________________________________________________ Baldwinsville Central School District b. What police or other public protection forces serve the project site?
_________________________________________________________________________________________________________ Onondaga County Sheriff, New York State Troopers c. Which fire protection and emergency medical services serve the project site?
__________________________________________________________________________________________________________ North West Fire District d. What parks serve the project site?
__________________________________________________________________________________________________________ Lysander Town Park __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? Warehousing _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action? _____________ 122.6 acres b. Total acreage to be physically disturbed? _____________ 27.9 acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? _____________ 122.6 acres c. Is the proposed action an expansion of an existing project or use? 9 Yes ✔9 No i. If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? 9 Yes 9 ✔ No If Yes, i. Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? 9 Yes 9 No iii. Number of lots proposed? ________ iv. Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ e. Will the proposed action be constructed in multiple phases? 9 Yes ✔9 No i. If No, anticipated period of construction: _____ 24 months ii. If Yes:
• Total number of phases anticipated _____ • Anticipated commencement date of phase 1 (including demolition) _____ month _____ year • Anticipated completion date of final phase _____ month _____year • Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ Page114 f. Does the project include new residential uses? 9 Yes ✔ 9 No If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? 9 Yes 9 No ✔ If Yes, i. Total number of structures ___________ 1 ii. Dimensions (in feet) of largest proposed structure: ________height;
~40 ________width; 600 and _______ 600 length iii. Approximate extent of building space to be heated or cooled: ______________________ 360,000 square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any 9 Yes ✔ 9 No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i. Purpose of the impoundment: ________________________________________________________________________________ ii. If a water impoundment, the principal source of the water: 9 Ground water 9 Surface water streams 9 Other specify: _________________________________________________________________________________________________________ iii. If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv. Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v. Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi. Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? 9 Yes ✔ 9 No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes:
i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii. How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? • Volume (specify tons or cubic yards): ____________________________________________ • Over what duration of time? ____________________________________________________ iii. Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv. Will there be onsite dewatering or processing of excavated materials? 9 Yes 9 No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v. What is the total area to be dredged or excavated? _____________________________________acres vi. What is the maximum area to be worked at any one time? _______________________________ acres vii. What would be the maximum depth of excavation or dredging? __________________________ feet viii. Will the excavation require blasting? 9 Yes 9 No ix. Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment 9 Yes ✔9 No into any existing wetland, waterbody, shoreline, beach or adjacent area?
If Yes:
i. Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ Page115 ii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii. Will the proposed action cause or result in disturbance to bottom sediments? Yes 9 No If Yes, describe: __________________________________________________________________________________________ iv. Will the proposed action cause or result in the destruction or removal of aquatic vegetation? 9 Yes 9 No If Yes:
• acres of aquatic vegetation proposed to be removed: ___________________________________________________________ • expected acreage of aquatic vegetation remaining after project completion:________________________________________ • purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ • proposed method of plant removal: ________________________________________________________________________ • if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v. Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? ✔9 Yes 9 No If Yes:
i. Total anticipated water usage/demand per day: __________________________ 4,950 gallons/day ii. Will the proposed action obtain water from an existing public water supply? ✔9 Yes 9 No If Yes:
• Name of district or service area: Smokey_________________________________________________________________________ Hollow Water Supply District • Does the existing public water supply have capacity to serve the proposal? ✔9 Yes 9 No • Is the project site in the existing district? 9 Yes ✔ 9 No • Is expansion of the district needed? ✔9 Yes 9 No • Do existing lines serve the project site? 9 Yes ✔ 9 No iii. Will line extension within an existing district be necessary to supply the project? ✔9 Yes 9 No If Yes:
• Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ Approximately 1800' Extension of route 48 water district along Oswego Road (Route 48) • Source(s) of supply for the district: ________________________________________________________________________ Route 48 Water District iv. Is a new water supply district or service area proposed to be formed to serve the project site? 9 Yes ✔ 9 No If, Yes:
• Applicant/sponsor for new district: ________________________________________________________________________ • Date application submitted or anticipated: __________________________________________________________________ • Proposed source(s) of supply for new district: _______________________________________________________________ v. If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi. If water supply will be from wells (public or private), what is the maximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes? ✔9 Yes 9 No If Yes:
i. Total anticipated liquid waste generation per day: _______________4,950 gallons/day ii. Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ Sanitary wastes _________________________________________________________________________________________________________ iii. Will the proposed action use any existing public wastewater treatment facilities? ✔9 Yes 9 No If Yes:
• Onondaga County Waste treatment (Baldwinsville-Seneca Knolls plant) Name of wastewater treatment plant to be used: _____________________________________________________________ • Name of district: Giddings ______________________________________________________________________________________ Crest Sewer District • Does the existing wastewater treatment plant have capacity to serve the project? ✔9 Yes 9 No • Is the project site in the existing district? 9 Yes ✔ 9 No • Is expansion of the district needed? ✔9 Yes 9 No Page116 • Do existing sewer lines serve the project site? 9 Yes ✔9 No • Will a line extension within an existing district be necessary to serve the project? 9 Yes 9 No ✔ If Yes:
• Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ Sewer line extension to be coordinated with Town of Lysander and Village of Baldwinsville and OCWEP ____________________________________________________________________________________________________ iv. Will a new wastewater (sewage) treatment district be formed to serve the project site? 9 Yes ✔9 No If Yes:
• Applicant/sponsor for new district: ____________________________________________________________________ • Date application submitted or anticipated: _______________________________________________________________ • What is the receiving water for the wastewater discharge? __________________________________________________ v. If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi. Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point 9 Yes 9 No ✔ sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction?
If Yes:
i. How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or _____ 15.5 acres (impervious surface) _____ Square feet or _____ 122.5 acres (parcel size) ii. Describe types of new point sources.Stormwater __________________________________________________________________________ management outlet structure _________________________________________________________________________________________________________ iii. Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)?
________________________________________________________________________________________________________ Stormwater will be directed to on-site management and then discharged at a controlled rate equal or less than existing conditions in conformance with NYS DEC regulations ________________________________________________________________________________________________________ • If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ • Will stormwater runoff flow to adjacent properties? 9 Yes ✔9 No iv. Does the proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? 9 Yes ✔ 9 No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel 9 Yes 9 No ✔ combustion, waste incineration, or other processes or operations?
If Yes, identify:
i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ Fleet and delivery vehicles ii. Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii. Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, 9 Yes ✔ 9 No or Federal Clean Air Act Title IV or Title V Permit?
If Yes:
i. Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet 9 Yes 9 No ambient air quality standards for all or some parts of the year) ii. In addition to emissions as calculated in the application, the project will generate: • ___________Tons/year (short tons) of Carbon Dioxide (CO2) • ___________Tons/year (short tons) of Nitrous Oxide (N2O) • ___________Tons/year (short tons) of Perfluorocarbons (PFCs) • ___________Tons/year (short tons) of Sulfur Hexafluoride (SF6) • ___________Tons/year (short tons) of Carbon Dioxide equivalent of Hydroflourocarbons (HFCs) • ___________Tons/year (short tons) of Hazardous Air Pollutants (HAPs) Page117 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, 9 Yes ✔9 No landfills, composting facilities)?
If Yes:
i. Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as 9 Yes ✔ 9 No quarry or landfill operations?
If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial 9 Yes 9 No ✔ new demand for transportation facilities or services?
If Yes:
i. When is the peak traffic expected (Check all that apply): ✔ Morning Evening ✔ Weekend Randomly between hours of __________ to ________.
ii. For commercial activities only, projected number of truck trips/day and type (e.g., semi trailers and dump trucks): _____________ ________________________________________________________________________________________________________ Approximately 50-75 trucks per day iii. Parking spaces: Existing ___________________
+407 iv. Does the proposed action include any shared use parking? ✔ Yes No v. If the proposed action includes any modification of existing roads, creation of new roads or change in existing access, describe: ________________________________________________________________________________________________________ New left turn lane on south bound SR48, new right turn lane on north bound SR 48 at driveway and new traffic signal at proposed driveway on SR48 vi. Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? 9 Yes ✔ 9 No vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric 9 Yes ✔ 9 No or other alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing 9 Yes ✔ 9 No pedestrian or bicycle routes?
k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand 9 Yes 9 No ✔ for energy?
If Yes:
i. Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ 3,240,000 kwH ii. Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other):
________________________________________________________________________________________________________ Via grid/ local utility (National Grid) iii. Will the proposed action require a new, or an upgrade, to an existing substation? 9 Yes ✔ 9 No l. Hours of operation. Answer all items which apply.
i. During Construction: ii. During Operations: • Monday - Friday: _________________________ 7am - 7pm • Monday - Friday: ____________________________ 6am-3:30am • Saturday: ________________________________ • Saturday: ___________________________________ 6am-3:30am • Sunday: _________________________________ • Sunday: ____________________________________ 6am-3:30am • Holidays: ________________________________ • Holidays: ___________________________________ Page118 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, ✔
operation, or both?
If yes:
i. Provide details including sources, time of day and duration:
_______________________________________________________________________________________________________ During construction, general construction equipment and practices _______________________________________________________________________________________________________ ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen? 9 Yes ✔ 9 No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n. Will the proposed action have outdoor lighting? 9 Yes 9 No ✔ If yes:
i. Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ General parking lot and security lighting to provide adequate lighting for the site using dark sky compliant fixtures and preventing light spillage. _________________________________________________________________________________________________________ ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? 9 Yes ✔ 9 No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o. Does the proposed action have the potential to produce odors for more than one hour per day? 9 Yes ✔ 9 No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p. Will the proposed action include any bulk storage of petroleum (combined capacity of over 1,100 gallons) 9 Yes ✔ 9 No or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes:
i. Product(s) to be stored ______________________________________________________________________________________ ii. Volume(s) ______ per unit time ___________ (e.g., month, year) iii. Generally, describe the proposed storage facilities:________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, 9 Yes ✔ 9 No insecticides) during construction or operation?
If Yes:
i. Describe proposed treatment(s):
________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii. Will the proposed action use Integrated Pest Management Practices? 9 Yes 9 No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal ✔ 9 Yes 9 No of solid waste (excluding hazardous materials)?
If Yes:
i. Describe any solid waste(s) to be generated during construction or operation of the facility: • Construction: ____________________5 tons per ________________ week (unit of time) • Operation : ____________________ 1 tons per ________________ week (unit of time) ii. Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: • Construction: scrap ________________________________________________________________________________________ metal recycling ____________________________________________________________________________________________________ • Operation: __________________________________________________________________________________________ cardboard/plastic recycling ____________________________________________________________________________________________________ iii. Proposed disposal methods/facilities for solid waste generated on-site:
• Construction: dumpster- ________________________________________________________________________________________ commercial pick up ____________________________________________________________________________________________________ • Operation: __________________________________________________________________________________________ dumpster - commercial pick up ____________________________________________________________________________________________________ Page119 s. Does the proposed action include construction or modification of a solid waste management facility? 9 Yes ✔ 9 No If Yes:
i. Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii. Anticipated rate of disposal/processing:
• ________ Tons/month, if transfer or other non-combustion/thermal treatment, or • ________ Tons/hour, if combustion or thermal treatment iii. If landfill, anticipated site life: ________________________________ years t. Will the proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous 9 Yes ✔ 9 No waste?
If Yes:
i. Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii. Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv. Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v. Will any hazardous wastes be disposed at an existing offsite hazardous waste facility? 9 Yes 9 No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses.
i. Check all uses that occur on, adjoining and near the project site.
9 Urban 9 Industrial ✔ 9 Commercial 9 Residential (suburban) 9 Rural (non-farm)
✔ 9 Agriculture 9 Aquatic 9 Other (specify): ____________________________________ ii. If mix of uses, generally describe:
__________________________________________________________________________________________________________ Site is an existing farm field with commercial self storage across the street, a commercial tree service and shed dealer and wetland areas to the north __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site.
Land use or Current Acreage After Change Covertype Acreage Project Completion (Acres +/-) • Roads, buildings, and other paved or impervious 15.5 +15.5 surfaces • Forested 17.2 15.9 -1.3 • Meadows, grasslands or brushlands (non- 27.1 +27.1 agricultural, including abandoned agricultural) • Agricultural 55.6 14.3 -41.3 (includes active orchards, field, greenhouse etc.) • Surface water features (lakes, ponds, streams, rivers, etc.) • Wetlands (freshwater or tidal) 49.79 49.79 0 • Non-vegetated (bare rock, earth or fill) • Other Describe: _______________________________ ________________________________________
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