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.
315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET Regular Meeting Agenda September 12, 2024 8:30AM Call to Order the Regular Meeting of the Agency A. Approval of Minutes: August 8, 2024 B. Treasurer’s Report C. Payment of Bills D. Conflict of Interest Action Items:
Paradise Companies 10, LLC is proposing to demolish the existing dilapidated building located at 111 and 117 East Seneca Street in the Town of Manlius and construct an approximately 14,520 square foot mixed-use building in its place. The new building will contain approximately 13 residential units and a small commercial space. The applicant is requesting exemptions from certain sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording taxes.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: Grazi Zazzara
OCIDA Board to Appoint Robert Schoeneck as Agency Assistant Treasurer.
Agency Action Requested:
a. A resolution of the Board appointing Robert Schoeneck as Agency Assistant Treasurer. Representative: Robert Petrovich, Executive Director Adjourn
315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET Regular Meeting Agenda September 12, 2024 8:30AM Call to Order the Regular Meeting of the Agency A. Approval of Minutes: August 8, 2024 B. Treasurer’s Report C. Payment of Bills D. Conflict of Interest Action Items:
Paradise Companies 10, LLC is proposing to demolish the existing dilapidated building located at 111 and 117 East Seneca Street in the Town of Manlius and construct an approximately 14,520 square foot mixed-use building in its place. The new building will contain approximately 13 residential units and a small commercial space. The applicant is requesting exemptions from certain sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording taxes.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: Grazi Zazzara
OCIDA Board to Appoint Robert Schoeneck as Agency Assistant Treasurer.
Agency Action Requested:
a. A resolution of the Board appointing Robert Schoeneck as Agency Assistant Treasurer. Representative: Robert Petrovich, Executive Director Adjourn Regular Meeting Minutes August 8, 2024 A regular meeting of the Onondaga County Industrial Development Agency was held on Thursday, August 8, 2024, at 335 Montgomery Street, Floor 2M, Syracuse, New York. Patrick Hogan called the meeting to order at 8:33 AM with the following:
PRESENT:
Patrick Hogan Janice Herzog Kevin Ryan Fanny Villarreal Elizabeth Dreyfuss Cydney Johnson
ABSENT:
Susan Stanczyk
ALSO PRESENT:
Robert Petrovich, Executive Director Jeffrey Davis, Esq., Agency Counsel Amanda Fitzgerald, Esq., Agency Counsel Nathaniel Stevens, Treasurer Alexis Rodriguez, Secretary McKenna Moonan, Assistant Secretary APPROVAL OF REGULAR MEETING MINUTES - July 18, 2024 Upon motion by Kevin Ryan, seconded by Elizabeth Dreyfuss, the OCIDA Board approved the regular meeting minutes of July 18, 2024. Motion was carried.
TREASURER’S REPORT Nate Stevens gave a brief overview of the Treasurer’s Report for the month of July 2024. Upon motion by Fanny Villarreal, seconded by Elizabeth Dreyfuss, the OCIDA Board approved the Treasurer’s Report for the month of July 2024. Motion was carried.
Regular Meeting Minutes August 8, 2024 A regular meeting of the Onondaga County Industrial Development Agency was held on Thursday, August 8, 2024, at 335 Montgomery Street, Floor 2M, Syracuse, New York. Patrick Hogan called the meeting to order at 8:33 AM with the following:
PRESENT:
Patrick Hogan Janice Herzog Kevin Ryan Fanny Villarreal Elizabeth Dreyfuss Cydney Johnson
ABSENT:
Susan Stanczyk
ALSO PRESENT:
Robert Petrovich, Executive Director Jeffrey Davis, Esq., Agency Counsel Amanda Fitzgerald, Esq., Agency Counsel Nathaniel Stevens, Treasurer Alexis Rodriguez, Secretary McKenna Moonan, Assistant Secretary APPROVAL OF REGULAR MEETING MINUTES - July 18, 2024 Upon motion by Kevin Ryan, seconded by Elizabeth Dreyfuss, the OCIDA Board approved the regular meeting minutes of July 18, 2024. Motion was carried.
TREASURER’S REPORT Nate Stevens gave a brief overview of the Treasurer’s Report for the month of July 2024. Upon motion by Fanny Villarreal, seconded by Elizabeth Dreyfuss, the OCIDA Board approved the Treasurer’s Report for the month of July 2024. Motion was carried.
Nate Stevens gave a brief review of the Payment of Bills.
Upon motion by Kevin Ryan, seconded by Fanny Villarreal, the OCIDA Board approved the Payment of Bills. Motion was carried.
Nate Stevens gave a brief review of the Payment of Bills.
Upon motion by Kevin Ryan, seconded by Fanny Villarreal, the OCIDA Board approved the Payment of Bills. Motion was carried.
The conflict of interest was circulated and there were no conflicts.
The conflict of interest was circulated and there were no conflicts.
1. UR-Ban Villages PFA, LLC (3101-21-07A) Modification Meeting – UR-Ban Villages PFA, LLC is requesting an extension of the termination date of their sales and use tax exemption: Robert Petrovich noted that UR-Ban Villages is seeking a standard extension of their sales and use tax exemption. He stated that staff has reviewed it and finds it appropriate to extend. Patrick Hogan referenced the board packet, which includes a letter detailing the challenges UR-Ban Villages has encountered during the initial phases of their project, providing context for their request to extend the sales and use tax exemption. Patrick Hogan read the Agency Action Requested of “A resolution of the
Board authorizing an extension of the sales and use tax exemption.” Motion was made
by Elizabeth Dreyfuss and seconded by Cydney Johnson. Motion passed unanimously. 2. Appointments – OCIDA Board to appoint McKenna Moonan as Agency Assistant Secretary: Robert Petrovich shared that the Agency recommends appointing McKenna Moonan as Agency Assistant Secretary. Patrick Hogan read the Agency Action Requested of “A resolution of the Board appointing McKenna Moonan as Agency Assistant Secretary.” A motion to approve Agency Action Requested was made by Cydney Johnson and seconded by Fanny Villarreal. Motion passed unanimously.
1. UR-Ban Villages PFA, LLC (3101-21-07A) Modification Meeting – UR-Ban Villages PFA, LLC is requesting an extension of the termination date of their sales and use tax exemption: Robert Petrovich noted that UR-Ban Villages is seeking a standard extension of their sales and use tax exemption. He stated that staff has reviewed it and finds it appropriate to extend. Patrick Hogan referenced the board packet, which includes a letter detailing the challenges UR-Ban Villages has encountered during the initial phases of their project, providing context for their request to extend the sales and use tax exemption. Patrick Hogan read the Agency Action Requested of “A resolution of the
Board authorizing an extension of the sales and use tax exemption.” Motion was made
by Elizabeth Dreyfuss and seconded by Cydney Johnson. Motion passed unanimously. 2. Appointments – OCIDA Board to appoint McKenna Moonan as Agency Assistant Secretary: Robert Petrovich shared that the Agency recommends appointing McKenna Moonan as Agency Assistant Secretary. Patrick Hogan read the Agency Action Requested of “A resolution of the Board appointing McKenna Moonan as Agency Assistant Secretary.” A motion to approve Agency Action Requested was made by Cydney Johnson and seconded by Fanny Villarreal. Motion passed unanimously. 3. Executive Session – Counsel of the Agency asked for a motion to move into an executive session, with Kevin Ryan making a motion and Elizabeth Dreyfuss seconding the motion. Motion passed unanimously.
Motion to come out of executive session was made by Kevin Ryan and seconded by Elizabeth
Dreyfuss. Motion passed unanimously.
4. Settlement Agreement Authorization – Authorization to acquire property pursuant to the terms and conditions of a settlement: Patrick Hogan read the Agency Action Requested item a of “A resolution of the Board authorizing adoption of a SEQRA determination.” A
motion to approve Agency Action Requested item a was made by Janice Herzog and
seconded by Elizabeth Dreyfuss. Motion passed unanimously. Patrick Hogan read the Agency Action Requested item b of “A resolution of the Board authorizing the Executive Director to enter into a settlement agreement and any related documents with respect to the purchase of property under threat of condemnation.” A motion to approve Agency Action Requested item b was made by Kevin Ryan and seconded by Janice Herzog. Motion passed unanimously.
Motion to adjourn made by Kevin Ryan and seconded by Janice Herzog at 8:54 AM.
_________________________________ Alexis Rodriguez, Secretary 3. Executive Session – Counsel of the Agency asked for a motion to move into an executive session, with Kevin Ryan making a motion and Elizabeth Dreyfuss seconding the motion. Motion passed unanimously.
Motion to come out of executive session was made by Kevin Ryan and seconded by Elizabeth
Dreyfuss. Motion passed unanimously.
4. Settlement Agreement Authorization – Authorization to acquire property pursuant to the terms and conditions of a settlement: Patrick Hogan read the Agency Action Requested item a of “A resolution of the Board authorizing adoption of a SEQRA determination.” A
motion to approve Agency Action Requested item a was made by Janice Herzog and
seconded by Elizabeth Dreyfuss. Motion passed unanimously. Patrick Hogan read the Agency Action Requested item b of “A resolution of the Board authorizing the Executive Director to enter into a settlement agreement and any related documents with respect to the purchase of property under threat of condemnation.” A motion to approve Agency Action Requested item b was made by Kevin Ryan and seconded by Janice Herzog. Motion passed unanimously.
Motion to adjourn made by Kevin Ryan and seconded by Janice Herzog at 8:54 AM.
_________________________________ Alexis Rodriguez, Secretary August 31, 2024 Revenue / Expense / Income Current Period Current YTD Operating/Non-Op Revenue 148,023 3,112,018 Administrative Expense 65,535 418,416 Operating/Program Expense 57,741 452,601 Net Ordinary Income 24,747 2,241,002 Current Assets Current YTD Prior YTD Total Cash 10,162,201 6,071,900 Less Pass Through Received 1,486,369 306,566 Available Cash 8,675,832 5,765,334 Receivables 336,833 269,650 Total 9,012,665 6,034,984 Onondaga County Industrial Development Agency Profit and Loss August 2024 August 31, 2024 Revenue / Expense / Income Current Period Current YTD Operating/Non-Op Revenue 148,023 3,112,018 Administrative Expense 65,535 418,416 Operating/Program Expense 57,741 452,601 Net Ordinary Income 24,747 2,241,002 Current Assets Current YTD Prior YTD Total Cash 10,162,201 6,071,900 Less Pass Through Received 1,486,369 306,566 Available Cash 8,675,832 5,765,334 Receivables 336,833 269,650 Total 9,012,665 6,034,984 Onondaga County Industrial Development Agency Profit and Loss August 2024 Total Income
2116.1 Agency Fees 2,500.00 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees $ 113,611.11 2410 Lease Income 1,224.30
2660 FTZ 3,500.00 Total 2655 Other Operating Revenue $ 3,500.00 Total 500 Operating Revenue $ 118,335.41
2401 Interest Income 28,937.27 501.2 Other Non-Operating Revenue 750.00 Total 501 Non-Operating Revenue $ 29,687.27
529 PILOT Income 1,486,369.00 Total 534 Pilot & Pass Thru Revenue $ 1,486,369.00 550 WPCP Pass Thru Revenue 306,565.66 Total Income $ 1,940,957.34 Gross Profit $ 1,940,957.34 Expenses
6401.1 D&O Insurance 18.68 Total 6401 Insurance $ 18.68
6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services $ 3,000.00 6407 Administrative Expense 65,534.63 6408 Meeting Expenses 16.47 6410 Office Expense 960.65 6414 Marketing 6,948.95 Total 6400 Operating Expense $ 76,479.38
6510.7 WPCP Marketing 5,239.29 Total 6510 White Pine Commerce Park $ 5,239.29 Total 6500 Agency Program Expenses $ 5,239.29 Total Income
2116.1 Agency Fees 2,500.00 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees $ 113,611.11 2410 Lease Income 1,224.30
2660 FTZ 3,500.00 Total 2655 Other Operating Revenue $ 3,500.00 Total 500 Operating Revenue $ 118,335.41
2401 Interest Income 28,937.27 501.2 Other Non-Operating Revenue 750.00 Total 501 Non-Operating Revenue $ 29,687.27
529 PILOT Income 1,486,369.00 Total 534 Pilot & Pass Thru Revenue $ 1,486,369.00 550 WPCP Pass Thru Revenue 306,565.66 Total Income $ 1,940,957.34 Gross Profit $ 1,940,957.34 Expenses
6401.1 D&O Insurance 18.68 Total 6401 Insurance $ 18.68
6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services $ 3,000.00 6407 Administrative Expense 65,534.63 6408 Meeting Expenses 16.47 6410 Office Expense 960.65 6414 Marketing 6,948.95 Total 6400 Operating Expense $ 76,479.38
6510.7 WPCP Marketing 5,239.29 Total 6510 White Pine Commerce Park $ 5,239.29 Total 6500 Agency Program Expenses $ 5,239.29
6514.2 Engineering 41,557.10 Total 6514 White Pine Science & Technology Park $ 41,557.10
6610.1 Barclay Damon 177,777.78 6610.2 JMT 128,787.88 Total 6610 WPCP Pass Thru Expenses $ 306,565.66 Total Expenses $ 429,841.43 Net Operating Income $ 1,511,115.91 Net Income $ 1,511,115.91 Tuesday, Sep 03, 2024 12:12:28 PM GMT-7 - Accrual Basis
6514.2 Engineering 41,557.10 Total 6514 White Pine Science & Technology Park $ 41,557.10
6610.1 Barclay Damon 177,777.78 6610.2 JMT 128,787.88 Total 6610 WPCP Pass Thru Expenses $ 306,565.66 Total Expenses $ 429,841.43 Net Operating Income $ 1,511,115.91 Net Income $ 1,511,115.91 Tuesday, Sep 03, 2024 12:12:28 PM GMT-7 - Accrual Basis
PAYMENT OF BILLS - SCHEDULE #497 September 12, 2024
PAYMENT OF BILLS - SCHEDULE #497 September 12, 2024
1. BARCLAY DAMON LLP* $ 5,000.00 Matter #431137/3202209 2. BROWN & BROWN INSURANCE SERVICES, INC. ** $ 18.68 Inv#17216701 3. ABC CREATIVE GROUP, LLC*** $ 5,698.95 Inv#8354 4. BARCLAY DAMON LLC $ 1,100.00 Retained Corporate & Public Finance Matters, Inv#5300432 5. BARCLAY DAMON LLC $ 60.00 Roth Steel Inv#5300381 6. BARCLAY DAMON LLC $ 8,324.39 OHB Redev, Inv#5299841 7. BARCLAY DAMON LLC $ 132.50 WPSTP Inv#5299840 8. BARCLAY DAMON LLC $ 177,777.78 July 2024 Legal Costs 9. JMT OF NEW YORK, INC. $ 128,787.88 July 2024 Engineering Costs 10. COMMISSIONER OF FINANCE $ 2,995.22 Roth Steel 24-25 City/School Taxes 11. LOVELL AND ASSOCIATES, LLC $ 6,000.00 July & August 2024 Consulting 12. NATE STEVENS $ 91.89 Mileage Reimbursement 13. ALEXIS RODRIGUEZ $ 73.73 Mileage Reimbursement
1. BARCLAY DAMON LLP* $ 5,000.00 Matter #431137/3202209 2. BROWN & BROWN INSURANCE SERVICES, INC. ** $ 18.68 Inv#17216701 3. ABC CREATIVE GROUP, LLC*** $ 5,698.95 Inv#8354 4. BARCLAY DAMON LLC $ 1,100.00 Retained Corporate & Public Finance Matters, Inv#5300432 5. BARCLAY DAMON LLC $ 60.00 Roth Steel Inv#5300381 6. BARCLAY DAMON LLC $ 8,324.39 OHB Redev, Inv#5299841 7. BARCLAY DAMON LLC $ 132.50 WPSTP Inv#5299840 8. BARCLAY DAMON LLC $ 177,777.78 July 2024 Legal Costs 9. JMT OF NEW YORK, INC. $ 128,787.88 July 2024 Engineering Costs 10. COMMISSIONER OF FINANCE $ 2,995.22 Roth Steel 24-25 City/School Taxes 11. LOVELL AND ASSOCIATES, LLC $ 6,000.00 July & August 2024 Consulting 12. NATE STEVENS $ 91.89 Mileage Reimbursement 13. ALEXIS RODRIGUEZ $ 73.73 Mileage Reimbursement 14. THE MANUFACTURERS ASSOCIATION $ 1,135.00 Membership Investment 2024 TOTAL $ 337,196.02 *Ratification of check dated August 12, 2024 **Ratification of check dated August 19, 2024 ***Ratification of check dated August 22, 2024 14. THE MANUFACTURERS ASSOCIATION $ 1,135.00 Membership Investment 2024 TOTAL $ 337,196.02 *Ratification of check dated August 12, 2024 **Ratification of check dated August 19, 2024 ***Ratification of check dated August 22, 2024
PAYMENT OF BILLS - SCHEDULE #497 September 12, 2024 PILOT Payments 1. HINSDALE ROAD GROUP, LLC $ 525,000.00
2. WEST GENESEE CSD $ 653,730.92 Hinsdale Road 2024 PILOT 3. TOWN OF CAMILLUS $ 182,660.11 Hinsdale Road 2024 PILOT 4. ONONDAGA COUNTY $ 124,977.97 Hinsdale Road 2024 PILOT 5. BALDWISVILLE CSD $ 1,529,954.00 Anheuser-Busch 2024 PILOT TOTAL $ 3,016,323.00
Project Paradise Companies 10, LLC Project Number 3101-24-05A Town Manlius School District Fayetteville-Manlius
PAYMENT OF BILLS - SCHEDULE #497 September 12, 2024 PILOT Payments 1. HINSDALE ROAD GROUP, LLC $ 525,000.00
2. WEST GENESEE CSD $ 653,730.92 Hinsdale Road 2024 PILOT 3. TOWN OF CAMILLUS $ 182,660.11 Hinsdale Road 2024 PILOT 4. ONONDAGA COUNTY $ 124,977.97 Hinsdale Road 2024 PILOT 5. BALDWISVILLE CSD $ 1,529,954.00 Anheuser-Busch 2024 PILOT TOTAL $ 3,016,323.00
Project Paradise Companies 10, LLC Project Number 3101-24-05A Town Manlius School District Fayetteville-Manlius Tax Parcel(s) 025.-09-15.0, 025.-09-14.0 Project Type Demolition and New Construction Village Manlius 7.Total Project Cost $ 3,309,500 8. Total Jobs 3 Land Acquisition $ - 8A. Job Retention 0 Site Work/Demo $ 237,000 8B: Job Creation 3 Building Construction & Renovation $ 2,669,500 (Next 5 Years) Furniture & Fixtures $ 143,000 Equipment $ - Project Soft Cost $ 260,000 Community Investment /Abatement Project Description Fiscal Impact ($) Abatement Summary $725,268 Tax Parcel(s) 025.-09-15.0, 025.-09-14.0 Project Type Demolition and New Construction Village Manlius 7.Total Project Cost $ 3,309,500 8. Total Jobs 3 Land Acquisition $ - 8A. Job Retention 0 Site Work/Demo $ 237,000 8B: Job Creation 3 Building Construction & Renovation $ 2,669,500 (Next 5 Years) Furniture & Fixtures $ 143,000 Equipment $ - Project Soft Cost $ 260,000 Community Investment /Abatement Project Description Fiscal Impact ($) Abatement Summary $725,268 Sales Tax Abatement $158,574 Mortgage Tax Abatement $22,571 Property Tax Relief (PILOT) $544,122 The applicant is proposing to demolish the existing dilapidated building located at 111 and 117 Seneca St E and construct an approximately 14,520 square foot mixed-use Community Investment $7,033,405 building in its place. The new building will contain 13 residential units and a small PILOT Payments ( - ) $475,030 commercial space. Project Salaries and Benefits Estimated (10 yrs) $891,000 Construction Benefit Estimate $2,357,875 Total Project Cost $3,309,500 Investment:Abatement Ratio 10 :1 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
Sales Tax Abatement $158,574 Mortgage Tax Abatement $22,571 Property Tax Relief (PILOT) $544,122 The applicant is proposing to demolish the existing dilapidated building located at 111 and 117 Seneca St E and construct an approximately 14,520 square foot mixed-use Community Investment $7,033,405 building in its place. The new building will contain 13 residential units and a small PILOT Payments ( - ) $475,030 commercial space. Project Salaries and Benefits Estimated (10 yrs) $891,000 Construction Benefit Estimate $2,357,875 Total Project Cost $3,309,500 Investment:Abatement Ratio 10 :1 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
Paradise Companies 10, LLC A) PILOTS Estimate Table Worksheet for 12 years OCIDA estimate of current market value $ 254,000 Projected investment $ 2,669,500 OCIDA estimate of increase in value $ 1,937,000 OCIDA estimated value after project is completed $ 2,191,000 Taxes that would have been collected if the project did not occur $ 118,149 Scheduled PILOT payments $ 475,030 Paradise Companies 10, LLC A) PILOTS Estimate Table Worksheet for 12 years OCIDA estimate of current market value $ 254,000 Projected investment $ 2,669,500 OCIDA estimate of increase in value $ 1,937,000 OCIDA estimated value after project is completed $ 2,191,000 Taxes that would have been collected if the project did not occur $ 118,149 Scheduled PILOT payments $ 475,030 Full Tax County PILOT PILOT YEAR Exemption % Town School District Village Total PILOT Payment w/o Net Exemption Amount
1 100% $ 939 $ 835 $ 5,328 $ 1,707 $ 8,809.15 $ 75,988 $ 67,178 2 100% $ 958 $ 851 $ 5,435 $ 1,741 $ 8,985.33 $ 77,507 $ 68,522 3 100% $ 977 $ 868 $ 5,544 $ 1,776 $ 9,165.04 $ 79,058 $ 69,892 4 90% $ 1,756 $ 1,561 $ 9,967 $ 3,193 $ 16,477.37 $ 80,639 $ 64,161 5 80% $ 2,567 $ 2,281 $ 14,564 $ 4,666 $ 24,078.53 $ 82,251 $ 58,173 6 70% $ 3,409 $ 3,030 $ 19,342 $ 6,197 $ 31,977.15 $ 83,896 $ 51,919 7 60% $ 4,283 $ 3,807 $ 24,305 $ 7,787 $ 40,182.07 $ 85,574 $ 45,392 8 50% $ 5,192 $ 4,614 $ 29,459 $ 9,438 $ 48,702.41 $ 87,286 $ 38,583 9 40% $ 6,134 $ 5,452 $ 34,809 $ 11,152 $ 57,547.48 $ 89,032 $ 31,484 10 30% $ 7,113 $ 6,322 $ 40,361 $ 12,931 $ 66,726.88 $ 90,812 $ 24,085 11 20% $ 8,128 $ 7,224 $ 46,122 $ 14,776 $ 76,250.43 $ 92,628 $ 16,378 12 10% $ 9,181 $ 8,160 $ 52,097 $ 16,690 $ 86,128.24 $ 94,481 $ 8,353 TOTAL $ 50,637 $ 45,007 $ 287,333 $ 92,054 $ 475,030 $ 1,019,153 $ 544,122 Full Tax County PILOT PILOT YEAR Exemption % Town School District Village Total PILOT Payment w/o Net Exemption Amount
1 100% $ 939 $ 835 $ 5,328 $ 1,707 $ 8,809.15 $ 75,988 $ 67,178 2 100% $ 958 $ 851 $ 5,435 $ 1,741 $ 8,985.33 $ 77,507 $ 68,522 3 100% $ 977 $ 868 $ 5,544 $ 1,776 $ 9,165.04 $ 79,058 $ 69,892 4 90% $ 1,756 $ 1,561 $ 9,967 $ 3,193 $ 16,477.37 $ 80,639 $ 64,161 5 80% $ 2,567 $ 2,281 $ 14,564 $ 4,666 $ 24,078.53 $ 82,251 $ 58,173 6 70% $ 3,409 $ 3,030 $ 19,342 $ 6,197 $ 31,977.15 $ 83,896 $ 51,919 7 60% $ 4,283 $ 3,807 $ 24,305 $ 7,787 $ 40,182.07 $ 85,574 $ 45,392 8 50% $ 5,192 $ 4,614 $ 29,459 $ 9,438 $ 48,702.41 $ 87,286 $ 38,583 9 40% $ 6,134 $ 5,452 $ 34,809 $ 11,152 $ 57,547.48 $ 89,032 $ 31,484 10 30% $ 7,113 $ 6,322 $ 40,361 $ 12,931 $ 66,726.88 $ 90,812 $ 24,085 11 20% $ 8,128 $ 7,224 $ 46,122 $ 14,776 $ 76,250.43 $ 92,628 $ 16,378 12 10% $ 9,181 $ 8,160 $ 52,097 $ 16,690 $ 86,128.24 $ 94,481 $ 8,353 TOTAL $ 50,637 $ 45,007 $ 287,333 $ 92,054 $ 475,030 $ 1,019,153 $ 544,122 Year 0 1 2 3 4 5 Jobs Current/Actuals Creation Goals 0 3 0 0 0 Total Employment Goals 0 0 3 3 3 3 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
C) Applicant Business Description:
Estimated % of sales within Onondaga County: _________________________________ 100% Estimated % of sales outside Onondaga County but within New York State: ___________ N/A Estimated % of sales outside New York State but within the U.S.: __________________ N/A Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________ N/A Year 0 1 2 3 4 5 Jobs Current/Actuals Creation Goals 0 3 0 0 0 Total Employment Goals 0 0 3 3 3 3 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
C) Applicant Business Description:
Estimated % of sales within Onondaga County: _________________________________ 100% Estimated % of sales outside Onondaga County but within New York State: ___________ N/A Estimated % of sales outside New York State but within the U.S.: __________________ N/A Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________ N/A
Applicant /Owner History: 1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain 2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐ No ☐ Yes, explain D) Has the Applicant/Owner received assistance from Onondaga County Industrial Development Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ Yes, explain (Provide year, project name, benefit description, amounts, address) E) Individual Completing Application:
Name: GRAZIANO ZAZZARA JR Title: _______________________________
Address: 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 Phone: ______________________________
Cell Phone: 315-299-6292 E-mail:______________________________ GZAZZARA@THEICONCOMPANIES.COM F) Company Contact (if different from individual completing application):
Applicant /Owner History: 1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain 2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐ No ☐ Yes, explain D) Has the Applicant/Owner received assistance from Onondaga County Industrial Development Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ Yes, explain (Provide year, project name, benefit description, amounts, address) E) Individual Completing Application:
Name: GRAZIANO ZAZZARA JR Title: _______________________________
Address: 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 Phone: ______________________________
Cell Phone: 315-299-6292 E-mail:______________________________ GZAZZARA@THEICONCOMPANIES.COM F) Company Contact (if different from individual completing application):
Name: Title: ____________________________ Address: Phone: ___________________________ Cell Phone: Email: ___________________________ Onondaga County Industrial Development Agency Page 3
A) Project Location is where the investment will take place. If Applicant is moving, the new
location should be entered here and the current location should be in Section I. Address: 111 and 117 Seneca Street E Legal Address (if different): 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 City: Town: _______________Village:
Zip Code: 13104 School District: FAYETTEVILLE MANLIUS Tax Map Parcel ID(s): 025.-09-15.0, 025.-09-14.0 Full Market Value: _______________ 284,000 Square Footage of Existing Building(s):_______________
B) Project Activity (Check all that apply):
Name: Title: ____________________________ Address: Phone: ___________________________ Cell Phone: Email: ___________________________ Onondaga County Industrial Development Agency Page 3
A) Project Location is where the investment will take place. If Applicant is moving, the new
location should be entered here and the current location should be in Section I. Address: 111 and 117 Seneca Street E Legal Address (if different): 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 City: Town: _______________Village:
Zip Code: 13104 School District: FAYETTEVILLE MANLIUS Tax Map Parcel ID(s): 025.-09-15.0, 025.-09-14.0 Full Market Value: _______________ 284,000 Square Footage of Existing Building(s):_______________
B) Project Activity (Check all that apply):
☐ New construction ☐ Acquisition of existing facility ☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield ☐ Renovation of existing facility ☐ Demolition and construction ☐ Purchase of machinery/equipment C) Select Project Type or Project End Use at site (you may check more than one): ☐ Manufacturing ☐ Mixed Use ☐ Retail (see Section V) ☐ Facility of Aging ☐ Housing Project (see Section VII) ☐ Distribution/Wholesale ☐ Civic Facility (not for profit) ☐ Commercial ☐ Industrial ☐ Renewable Energy Project (see Section VI) ☐ Other, explain D) Project Narrative: Please check one of the two boxes below and attach statement. ☐ A statement that the Project described in this application would not be undertaken but for the financial assistance provided by the Agency.
☐ If the Project is going to advance regardless of any financial assistance from the Agency, please provide a statement indicating why the project should be considered by the Agency for any financial assistance.
Onondaga County Industrial Development Agency Page 5 ☐ New construction ☐ Acquisition of existing facility ☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield ☐ Renovation of existing facility ☐ Demolition and construction ☐ Purchase of machinery/equipment C) Select Project Type or Project End Use at site (you may check more than one): ☐ Manufacturing ☐ Mixed Use ☐ Retail (see Section V) ☐ Facility of Aging ☐ Housing Project (see Section VII) ☐ Distribution/Wholesale ☐ Civic Facility (not for profit) ☐ Commercial ☐ Industrial ☐ Renewable Energy Project (see Section VI) ☐ Other, explain D) Project Narrative: Please check one of the two boxes below and attach statement. ☐ A statement that the Project described in this application would not be undertaken but for the financial assistance provided by the Agency.
☐ If the Project is going to advance regardless of any financial assistance from the Agency, please provide a statement indicating why the project should be considered by the Agency for any financial assistance.
Onondaga County Industrial Development Agency Page 5 E) Description of Project: Please attach a detailed narrative of the proposed Project. Please attached copies of site plans, sketches or maps. This narrative should include, but is not limited to:
☐ (i) a description of your Company’s background, customers, goods and services and the principal products to be produced and/or the principal activities that will occur on the Project site;
☐ (ii) the size of the Project in square feet and a breakdown of square footage per each intended use;
☐ (iii) the size of the lot upon which the Project sits or is to be constructed; ☐ (iv) the current use of the site and the intended use of the site upon completion of the Project;
☐ (v) describe your method for site control (Own, lease, other).
F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of the company from one area of the state to another area of the state OR in the abandonment of one or more plants or facilities of the company located within the state?
☐ No ☐ Yes G) Please describe any compelling circumstances the Agency should be aware of while reviewing this application.
E) Description of Project: Please attach a detailed narrative of the proposed Project. Please attached copies of site plans, sketches or maps. This narrative should include, but is not limited to:
☐ (i) a description of your Company’s background, customers, goods and services and the principal products to be produced and/or the principal activities that will occur on the Project site;
☐ (ii) the size of the Project in square feet and a breakdown of square footage per each intended use;
☐ (iii) the size of the lot upon which the Project sits or is to be constructed; ☐ (iv) the current use of the site and the intended use of the site upon completion of the Project;
☐ (v) describe your method for site control (Own, lease, other).
F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of the company from one area of the state to another area of the state OR in the abandonment of one or more plants or facilities of the company located within the state?
☐ No ☐ Yes G) Please describe any compelling circumstances the Agency should be aware of while reviewing this application.
H) Local Approvals (Site Plan and Environmental Review) Have site plans been submitted to the appropriate town or local planning department? ☐ No. When will the plans be submitted? _____☐ 08/2024 Yes, what is the status?______ Has the project received site plan approval from the town or local planning board? ☐ No, anticipated approval date. _____ ☐Yes, date ______ If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the related SEQR determination. (NOTE: SEQR determination is required for final approval and sales tax agency appointment.)
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf b. Has Lead Agency been established? ☐ No ☐ Yes, name of Lead Agency __________________ c. Have any environmental issues been identified on the property?
☐ No ☐ Yes, explain Onondaga County Industrial Development Agency Page 6 H) Local Approvals (Site Plan and Environmental Review) Have site plans been submitted to the appropriate town or local planning department? ☐ No. When will the plans be submitted? _____☐ 08/2024 Yes, what is the status?______ Has the project received site plan approval from the town or local planning board? ☐ No, anticipated approval date. _____ ☐Yes, date ______ If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the related SEQR determination. (NOTE: SEQR determination is required for final approval and sales tax agency appointment.)
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf b. Has Lead Agency been established? ☐ No ☐ Yes, name of Lead Agency __________________ c. Have any environmental issues been identified on the property?
☐ No ☐ Yes, explain Onondaga County Industrial Development Agency Page 6 B) Employment and Payroll Information Full Time Equivalent (FTE) is defined as one employee working no less than 35 hours per week or two or more employees together working a total of 35 hours per week.
☐ No ☐ Yes, provide number of FTE jobs at the project site ___________ If you are relocating, are all employees moving to new site? ☐ No, explain ☐ Yes
Estimate the number of FTE jobs to be retained as a result of this Project:
3 (refer to attached narrative) B) Employment and Payroll Information Full Time Equivalent (FTE) is defined as one employee working no less than 35 hours per week or two or more employees together working a total of 35 hours per week.
☐ No ☐ Yes, provide number of FTE jobs at the project site ___________ If you are relocating, are all employees moving to new site? ☐ No, explain ☐ Yes
Estimate the number of FTE jobs to be retained as a result of this Project:
3 (refer to attached narrative) Estimate the number of construction jobs to be created by this Project: 65 Estimate the average length of construction jobs to be created (months): 10 months Current annual payroll including the benefit cost: N/A Average salary amount that is an employee benefit (%): N/A Average annual growth salary/wage rate (%) N/A Provide an estimate of the number of residents in the Economic Development Region (Onondaga, Madison, Cayuga, Oneida, Oswego, and Cortland Counties) to fill new FTE jobs:
3 C) New Employment Benefits Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will be created at the Project site at the end of the first, second, and third, years after the Project is completed. Jobs should be listed by title of category (see below), including FTE independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers. Estimate the number of construction jobs to be created by this Project: 65 Estimate the average length of construction jobs to be created (months): 10 months Current annual payroll including the benefit cost: N/A Average salary amount that is an employee benefit (%): N/A Average annual growth salary/wage rate (%) N/A Provide an estimate of the number of residents in the Economic Development Region (Onondaga, Madison, Cayuga, Oneida, Oswego, and Cortland Counties) to fill new FTE jobs:
3 C) New Employment Benefits Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will be created at the Project site at the end of the first, second, and third, years after the Project is completed. Jobs should be listed by title of category (see below), including FTE independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers. Onondaga County Industrial Development Agency Page 20 of 43 Page 8 Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE) N/A N/A N/A Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs Annual Pay Created Created Created Created Created Year 1 Year 2 Year 3 Year 4 Year 5 Retail/commercial employee 33,000 0 3 D) Financial Assistance sought:
☐ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final PILOT schedule: _____________________ ☐ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________
☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________
☐ Tax Exempt Bond Financing (Amount Requested): ___________________________ Onondaga County Industrial Development Agency Page 20 of 43 Page 8 Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE) N/A N/A N/A Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs Annual Pay Created Created Created Created Created Year 1 Year 2 Year 3 Year 4 Year 5 Retail/commercial employee 33,000 0 3 D) Financial Assistance sought:
☐ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final PILOT schedule: _____________________ ☐ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________
☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________
☐ Tax Exempt Bond Financing (Amount Requested): ___________________________ ☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency Page 21 of 43 Page 9 E) Mortgage Recording Tax Exemption Benefit Calculator: Amount of mortgage that would be subject to mortgage recording tax:
Mortgage Amount (include sum total of construction/permanent/ bridge financing): $ 3,009,500 Estimated Mortgage Recording Tax Exemption Benefit (product of mortgage amount as indicated above, multiplied by .0075): $ 22,571.25 F) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are subject to State and local Sales and Use Tax: $_____________
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure, above): $_____________
Onondaga County Industrial Development Agency Page 22 of 43 Page 10 ☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency Page 21 of 43 Page 9 E) Mortgage Recording Tax Exemption Benefit Calculator: Amount of mortgage that would be subject to mortgage recording tax:
Mortgage Amount (include sum total of construction/permanent/ bridge financing): $ 3,009,500 Estimated Mortgage Recording Tax Exemption Benefit (product of mortgage amount as indicated above, multiplied by .0075): $ 22,571.25 F) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are subject to State and local Sales and Use Tax: $_____________
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure, above): $_____________
Onondaga County Industrial Development Agency Page 22 of 43 Page 10
D: Has the Applicant/Owner ever received assistance in the past?
The applicant has not, but the principals of the applicant have received assistance in the past from SIDA for two projects. The downtown Syracuse projects were Icon Tower, at 344 S Warren Street (Paradise Companies 2, LLC), Corbett Corner at 444 East Genesee Street (444 East Genesee Street LLC).
Icon Tower was the redevelopment of a 233,000 square foot vacant office building into a mixed- use property containing 89 market rate apartments, two floors of commercial space and on-site enclosed parking. Applied for assistance in 2016. The project received a 12-year tax PILOT, mortgage recording and sales tax exemptions (SIDA).
Corbett Corner was the redevelopment of a 28,000 square foot vacant office building into 24 affordable housing units, commercial space and on-site parking. Applied for Assistance in 2021. The project received a 15-year tax PILOT ($529,699), mortgage recording ($29,942) and sales tax exemptions ($151,400) through SIDA
D: Project Narrative, and Statement of Need.
E: Description of Project, Paradise Companies 10, LLC, is a single purpose entity, controlled by The Icon Companies (developer). Paradise Companies 10, LLC, acquired clear title to the subject property in 2021, located at 111 and 117 Seneca Street E in the Village of Manlius.
D: Has the Applicant/Owner ever received assistance in the past?
The applicant has not, but the principals of the applicant have received assistance in the past from SIDA for two projects. The downtown Syracuse projects were Icon Tower, at 344 S Warren Street (Paradise Companies 2, LLC), Corbett Corner at 444 East Genesee Street (444 East Genesee Street LLC).
Icon Tower was the redevelopment of a 233,000 square foot vacant office building into a mixed- use property containing 89 market rate apartments, two floors of commercial space and on-site enclosed parking. Applied for assistance in 2016. The project received a 12-year tax PILOT, mortgage recording and sales tax exemptions (SIDA).
Corbett Corner was the redevelopment of a 28,000 square foot vacant office building into 24 affordable housing units, commercial space and on-site parking. Applied for Assistance in 2021. The project received a 15-year tax PILOT ($529,699), mortgage recording ($29,942) and sales tax exemptions ($151,400) through SIDA
D: Project Narrative, and Statement of Need.
E: Description of Project, Paradise Companies 10, LLC, is a single purpose entity, controlled by The Icon Companies (developer). Paradise Companies 10, LLC, acquired clear title to the subject property in 2021, located at 111 and 117 Seneca Street E in the Village of Manlius.
111 &117 Seneca Street E is a vacant 2,694 square foot residential property and parking lot that is falling into disrepair, containing four empty apartments. Situated on .52 acres combined, the property is located right in between two popular local eateries, and its dilapidated state greatly diminishes the appeal of these community gems and the nearby pocket park that was created with Main Street revitalization funds.
The current redevelopment plan is to demolish the existing building and construct a 14,520 square foot mixed-use building in its place. The new building would contain 13 residential units and a small commercial space. The commercial space would represent less than 20% of the total project size, and, the total cost estimate to complete the commercial space is around $450,000, also under 20% of the total project cost. The 13 residential units would be a combination of 2 Workforce Housing units and 11 Market Rate apartments, all units would be one bedroom and one bathroom. The balance of the property would include on-site parking, landscaping, outdoor seating and walkways. Not accounting for common area, the approximate breakdown of the building would be 10,140 square feet of housing, and 2,500 square feet of commercial space.
111 &117 Seneca Street E is a vacant 2,694 square foot residential property and parking lot that is falling into disrepair, containing four empty apartments. Situated on .52 acres combined, the property is located right in between two popular local eateries, and its dilapidated state greatly diminishes the appeal of these community gems and the nearby pocket park that was created with Main Street revitalization funds.
The current redevelopment plan is to demolish the existing building and construct a 14,520 square foot mixed-use building in its place. The new building would contain 13 residential units and a small commercial space. The commercial space would represent less than 20% of the total project size, and, the total cost estimate to complete the commercial space is around $450,000, also under 20% of the total project cost. The 13 residential units would be a combination of 2 Workforce Housing units and 11 Market Rate apartments, all units would be one bedroom and one bathroom. The balance of the property would include on-site parking, landscaping, outdoor seating and walkways. Not accounting for common area, the approximate breakdown of the building would be 10,140 square feet of housing, and 2,500 square feet of commercial space.
A development team has been assembled, consisting of In-Architects (Architect), Icon Construction Management (Construction), Keplinger Freeman (Landscape Architect), and Tompkins Community Bank (lender). Preliminary plans are being sent to Village and Planning Board in August 2024.
The project was awarded a $700,000 Restore Grant to the Village of Manlius through NYS, the balance of the project cost would be funded by a combination of Developer Equity, Permanent and Construction loan from Tompkins Community Bank.
A development team has been assembled, consisting of In-Architects (Architect), Icon Construction Management (Construction), Keplinger Freeman (Landscape Architect), and Tompkins Community Bank (lender). Preliminary plans are being sent to Village and Planning Board in August 2024.
The project was awarded a $700,000 Restore Grant to the Village of Manlius through NYS, the balance of the project cost would be funded by a combination of Developer Equity, Permanent and Construction loan from Tompkins Community Bank.
Statement of Need:
Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. This is a reimbursable grant upon completion of the project. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
Statement of Need:
Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. This is a reimbursable grant upon completion of the project. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
C:
This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
C:
Although the applicant itself will have zero new FTE jobs, there will be a positive job impact should the project move forward. There will be a commercial space within the building, anticipated to be office or retail. An estimated 3 FTE jobs will be created as a result of a business operating here. The property management would be hired out and handled by The Icon Companies, creating more payroll and hours for Icon employees. All maintenance would be hired out and contracted with 3rd parties, creating new/more payroll for theses companies (snow plowing, landscaping, cleaning, etc)
Although the applicant itself will have zero new FTE jobs, there will be a positive job impact should the project move forward. There will be a commercial space within the building, anticipated to be office or retail. An estimated 3 FTE jobs will be created as a result of a business operating here. The property management would be hired out and handled by The Icon Companies, creating more payroll and hours for Icon employees. All maintenance would be hired out and contracted with 3rd parties, creating new/more payroll for theses companies (snow plowing, landscaping, cleaning, etc)
1) Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. With construction costs and interest rates still not being favorable to new construction, a sales tax and mortgage recording tax exemption would provide some relief to budget concerns. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
1) Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. With construction costs and interest rates still not being favorable to new construction, a sales tax and mortgage recording tax exemption would provide some relief to budget concerns. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
2) This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. 2 of these units will be designated as Workforce Housing. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
2) This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. 2 of these units will be designated as Workforce Housing. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
3) (See attached market study from Aparments.com, plus the following) The applicant is currently redeveloping a building in the Town of Manlius, very close to this proposed project, that consists of 19 market rate apartments. The project is tentatively scheduled to be completed 11/1/2024. Although 2 months remain until completion, it has already achieved 60% pre-leased status. Feedback and results demonstrate a strong demand and need for market rate housing in the immediate area. Additionally, The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities 4) The proposed project aligns with Plan Onondaga County comprehensive plan in 2 distinct ways. Strong Centers and Housing and Neighborhoods:
“The variety of housing types and neighborhoods provide many attractive options in the county for different preferences and lifestyles and are normally available at many price points” The proposed project contributes to the many desirable options the County has to offer. 13 Units in a mixed-use building at the center of a very walkable Village setting is attractive. In the east suburbs, there are not nearly as many apartments as there are single family homes. 3) (See attached market study from Aparments.com, plus the following) The applicant is currently redeveloping a building in the Town of Manlius, very close to this proposed project, that consists of 19 market rate apartments. The project is tentatively scheduled to be completed 11/1/2024. Although 2 months remain until completion, it has already achieved 60% pre-leased status. Feedback and results demonstrate a strong demand and need for market rate housing in the immediate area. Additionally, The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities 4) The proposed project aligns with Plan Onondaga County comprehensive plan in 2 distinct ways. Strong Centers and Housing and Neighborhoods:
“The variety of housing types and neighborhoods provide many attractive options in the county for different preferences and lifestyles and are normally available at many price points” The proposed project contributes to the many desirable options the County has to offer. 13 Units in a mixed-use building at the center of a very walkable Village setting is attractive. In the east suburbs, there are not nearly as many apartments as there are single family homes. Strong Centers are.......walkable, people oriented places with a mix of jobs, housing, shopping, dining, culture, public spaces, entertainment, transportation, and services. In strong centers these components come together in ways that support a diverse population and attract people by providing a sense of community and opportunities for interaction which increase vitality and authenticity. Those who would live in the proposed project would have immediate access to numerous local dining, shopping, fitness, and community options. Other walkable attractions include the oldest Cinema in Central NY (est.1918), public parks and the Manlius Swan Pond.
The proposed project also fits into the local trends from the Plan, listed below: Shifts in household size, makeup, lifestyle preference, willingness or ability to own a home, and available inventory, have led to an increase in demand for apartment units over detached owner occupied homes. Since 2010 renter households grew by 5%, while the number of owner-occupied households decreased.
In the City of Syracuse, over the last two decades, 3,722 permits were issued for multi-family projects. Many of these multi-family projects are mixed-use, meaning that they incorporate not only housing, but also commercial, retail, and community-based uses.
5) The proposed project is an infill project.
6) No 7) No Strong Centers are.......walkable, people oriented places with a mix of jobs, housing, shopping, dining, culture, public spaces, entertainment, transportation, and services. In strong centers these components come together in ways that support a diverse population and attract people by providing a sense of community and opportunities for interaction which increase vitality and authenticity. Those who would live in the proposed project would have immediate access to numerous local dining, shopping, fitness, and community options. Other walkable attractions include the oldest Cinema in Central NY (est.1918), public parks and the Manlius Swan Pond.
The proposed project also fits into the local trends from the Plan, listed below: Shifts in household size, makeup, lifestyle preference, willingness or ability to own a home, and available inventory, have led to an increase in demand for apartment units over detached owner occupied homes. Since 2010 renter households grew by 5%, while the number of owner-occupied households decreased.
In the City of Syracuse, over the last two decades, 3,722 permits were issued for multi-family projects. Many of these multi-family projects are mixed-use, meaning that they incorporate not only housing, but also commercial, retail, and community-based uses.
5) The proposed project is an infill project.
6) No 7) No
PHONE: (315) 445-7980 FAX: (315) 445-7981
PHONE: (315) 445-7980 FAX: (315) 445-7981
20' E Sto asem r e FM m Wa nt for 555 ter 4 per
20' E Sto asem r e FM m Wa nt for 555 ter 4 per
58 3 58 586 5 587
58 3 58 586 5 587 588 0 589 59 588 0 589 59
58 4 VC "P 15
58 4 VC "P 15
EXISTING STORM SEWER 58 1 58 3 582
EXISTING STORM SEWER 58 1 58 3 582
Titl e lin es o ver lap
Titl e lin es o ver lap 20' 582 580 E Sto asem r e FM m Wa nt for 555 ter 4 per 20' 581 20' 582 580 E Sto asem r e FM m Wa nt for 555 ter 4 per 20' 581
58 0 CLIENT: 58
580
58 0 CLIENT: 58
580 20' Rig for ht o c per ommo f Way BURGER D.B n . 30 drive
g. 3
58 0
Plotted By:
20' Rig for ht o c per ommo f Way BURGER D.B n . 30 drive
g. 3
58 0
Plotted By:
579
579
Date 579 579
Date 579 579 - Symbol Indicates Revision Issued Description 9 57
- Symbol Indicates Revision Issued Description 9 57
Date Plotted:
Date Plotted:
57
8
578
57
8
578 No. Rev.
1 2 3 4 5 6 7 BUFFOONS CAFE 20' 119 CB 577 G G No. Rev.
1 2 3 4 5 6 7 BUFFOONS CAFE 20' 119 CB 577 G G 578 577 57 9 578 577 57 9 GV G G OHW G SS
SS SS G SS SS G
SM OH GV G G OHW G SS
SS SS G SS SS G
SM OH
W W CB ST ST ST ST CB CB OHW
W W CB ST ST ST ST CB CB OHW CB W W W W
12" DICL (PER OCWA MAP) W OH CB W W W W
12" DICL (PER OCWA MAP) W OH Drawn By:
OH W W Drawn By:
OH W W
This is a long document — showing the opening sections. Read the complete text.