Machine-extracted (OCR) from the official document — formatting is approximate; the official copy governs.
335 MONTGOMERY STREET, FLOOR 2M, SYRACUSE, NY 13202
315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET • ONGOVED.COM
Regular Meeting Agenda
May 14, 2026
Call to Order the Regular Meeting of the Agency
A. Approval of Regular Meeting Minutes: April 9, 2026
B. Treasurer’s Report
C. Payment of Bills
D. Conflict of Interest
Action Items:
1. Twin Ponds HB, LLC (Project #3101-25-02A) Second Meeting
The applicant is proposing to construct a residential community consisting of approximately
309 units, a commercial space, and recreational areas in the Town of Manlius. Specific project
amenities will include a well-equipped fitness center, a children’s play area, a dog park, a new
dock, and a covered pavilion.
Agency Action Requested:
a. A resolution of the Board to authorize adoption of SEQRA determination.
b. A resolution of the Board authorizing the financial assistance the Agency will provide.
Agency benefits requested include exemptions from certain real property taxes, real
estate transfer taxes, sales and use taxes and mortgage recording taxes.
Representatives: Charlie Breuer, Twin Ponds HB, LLC, Managing Member
Brody Smith, Twin Ponds HB, LLC, Counsel
2. EH 26, LLC (Formerly Destiny USA Real Estate) (Project # 3101-14-01B)
EH 26, LLC has requested the execution and delivery of a mortgage and related
documents with respect to a refinancing.
Agency Action Requested:
a. A resolution of the Board authorizing execution and delivery of documents
Representative: Amanda Fitzgerald, Agency Counsel
Adjourn
Page 1 of 73
Regular Meeting Minutes
April 9, 2026
A Regular meeting of the Onondaga County Industrial Development Agency was held on Thursday,
April 9, 2026, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Randy Wolken called the meeting to order at 8:30 AM with the following in attendance:
PRESENT:
Randy Wolken
Alan Marzullo
Mark Muthumbi
Cydney Johnson
ABSENT:
Elizabeth Dreyfuss
Leslie English
Garard Grannell
ALSO PRESENT:
Robert Petrovich, Executive Director
Nate Stevens, Treasurer
Alexis Rodriguez, Secretary
Robert Schoeneck, Assistant Treasurer
Evan Carter, Assistant Secretary
Jeffrey Davis, Esq., Agency Counsel
Charlie Breuer, Twin Ponds HB, LLC, Managing Member
Brody Smith, Twin Ponds HB, LLC, Counsel
William Capalletti, Twin Ponds HB, LLC
John O’Brien, Twin Ponds HB, LLC (via Zoom)
Approval of Annual Meeting Minutes: March 5, 2026
Upon motion by Cydney Johnson, seconded by Alan Marzullo, the Board approved the Annual
meeting minutes of March 5, 2026. Motion was carried.
Approval of Regular Meeting Minutes: March 5, 2026
Upon motion by Cydney Johnson, seconded by Mark Muthumbi, the Board approved the Regular
meeting minutes of March 5, 2026. Motion was carried.
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Treasurer’s Report:
Nate Stevens gave a brief overview of the Treasurer’s Report for the month of March 2026.
Upon motion by Alan Marzullo, seconded by Mark Muthumbi, the Board approved the Treasurer’s
Report for the month of March 2026. Motion was carried.
Payment of Bills:
Upon motion by Cydney Johnson, seconded by Mark Muthumbi, the Board approved the Payment of
Bills. Motion was carried.
Action Items:
1. Twin Ponds HB, LLC (Project #3101-25-02A) First Meeting
The applicant is proposing to construct a residential community consisting of approximately
309 multifamily units, a commercial space, and recreational areas in the Town of Manlius.
Specific project amenities will include a well-equipped fitness center, a children’s play area, a
dog park, a new dock, and a covered pavilion.
Brody Smith, attorney at Bond Schoeneck & King who represents Twin Ponds HB, LLC
made the following comments:
The project is located at 5440 North Burdick. The lot is 54.5-acre parcel that’s currently
vacant and has been vacant for quite some time. Previously it was a quarry. B. Smith drew
attention to the two water features on the property, explaining that the project would occur
between the two water features, which is the suitable area for development.
The project includes 309 residential units, including 1, 2, and 3-bedroom apartments. There
will be three modern five-story buildings and 87,000 square feet of covered parking. There
will be an additional 5,700 square foot building reserved for commercial space as well as five
additional apartments. 304 of the 309 units will be in the modern three, five-story buildings.
The amenities will include a fitness center, a play area, a dog park, a clubhouse, the ponds
itself which will be available for recreational use, a pavilion, and trails. The trails on-site
have the capability to link up to the Canalway system by a pedestrian bridge over Limestone
Creek that the village and town are looking into constructing. This would be an exciting
opportunity to help connect the Town Center area to the Village of Fayetteville, which
essentially doesn’t exist right now.
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Due to the previous restrictive zoning and the development patterns in the area, prevented development of this parcel for quite some time. The Applicant worked with the Town to pass a floating zone planned development district law. This project was the first project under that law because there is some development challenges under the old zoning laws that prevented this from being developed. B. Smith drew attention to the infill, explaining that it’s the best kind of infill because there’s no new significant infrastructure required. B. Smith provided the following information to the Board to explain the location: To the west across the street is the town center senior living facility and Northeast Medical. Near the southern edge of the property on the east side is where Kohls is and access into the town center.
B. Smith advised that the Applicant has received great local support and they obtained a letter of support from the Town of Manlius the night prior, which they have copies of for the Board’s viewing. The Town has offered full throated support for the project, which didn’t come as a surprise to them considering all of the zoning challenges associated with the parcel. The Town of Manlius has already completed the SEQR review process and issued a negative declaration. Part of that process was the Applicant working with the Town to achieve certain community goals, such as workforce housing, and housing for people with special disabilities included in the project. There were conditions to the passage planned district plan, in addition to some sustainability aspects of the project and others that the Town deemed to be important. The Applicant has also provided an updated letter pertaining to its market study that reached the conclusion that there is a desperate need for more housing in the area. Robert Petrovich noted for the Board that the Agency staff has been evaluating the proposed application, and some of the things that have been referenced by the Applicant have come in at the last minute, which means the Agency staff hasn’t had a chance to vet them yet.
R. Petrovich stated that the action before the Board today is to authorize a public hearing,
however Agency staff will not move forward with scheduling a public hearing until staff
deems that the additional information is sufficient for a complete application.
R. Petrovich referred to media oversight on the Agency’s actions that can be seen as
controversial regarding housing. The Agency wants to make sure that everyone knows going
in what’s being asked of in terms of the locality and ensuring that we have a clear
understanding of what is being proposed and what incentives are going to be offered.
Alan Marzullo asked how many local permitted jobs will the project create.
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B. Smith responded that the project will create 120 construction jobs. Construction will be
slated to start later this year.
B. Smith stated that in terms of long-term jobs associated with the management of the
apartments, there will be a leasing agent, manager, and maintenance employees, which would
total around 7 jobs that will all be local hires.
Alan Marzullo asked about the construction time frame.
B. Smith responded that they would like to start construction at the end of this year. The
project will take about two years to complete.
Alexis Rodriguez noted for the Board that the project has a 10% workforce housing
component.
B. Smith explained that even before the Agency changed its UTEP, the Applicant had already committed to the workforce housing component as part of their zoning process with the Town. Randy Wolken added that this project is needed in the community. Randy Wolken read the Agency action requested, “A resolution of the Board authorizing a public hearing.” Motion was made by Cydney Johnson, seconded by Alan Marzullo. Motion was carried. 2. National Grid – Easement Authorization The Agency wishes to grant easements to National Grid over portions of lands owned by the Agency for the purpose of building facilities to provide electric and gas services for the White Pine Commerce Park. R. Petrovich explained that this is an easement for electric service to come across Caughdenoy Road to enter the White Pine Commerce Park. There was once discussion about putting the power overhead, but it is now going underneath the road and the railroad, coming up on the other side on property that the Agency owns. Consulting Jeffrey Davis, R. Petrovich asked how long the Agency will own this property. J. Davis advised that the Agency would own the property for roughly another 30 days.
J. Davis explained that resolution before the Board is one to enter into the easements that will
be for both electric and gas. The electric easement is what’s in front of the Board right now,
and it’s consistent with where it was shown all along in the site plans. The gas easement will
most likely come within the next two weeks, but the Agency may not own the property at that
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time. J. Davis explained that if the Agency does own the property at the time, subject to legal
review, the Board would be approving entering into the easements. The easements have been
reviewed by Micron, whose under contract to purchase the property. Micron has reviewed
these and agree that the locations are all consistent with where they need to be considering
their operations but because the Agency is still in the chain of title, the Agency needs to
approve this now, as it’s an important step for National Grid to take their regulatory steps to
show that they have control of the land to put their infrastructure on the property. National
Grid cannot complete these next steps without having these easements in place.
R. Petrovich included that the Agency has a purchase and sale agreement with Micron for the 810 acres on the west that has gone back and forth in negotiations and terms. The expectation is that the Agency will close in the month of April on the sale of the property for everything that Micron is doing west of Burnet Road. J. Davis added that this area has been studied under SEQR and it was included in the original Environmental Impact Statement. This allows National Grid to proceed with the infrastructure that has already been reviewed and examined. R. Petrovich added that the electric is coming across the north side of the parcel and the gas line will come across further south of the parcel. J. Davis confirmed that the gas line would come out a little further south of Caughdenoy Road and it would be more in line of where the rail spur property is, on the other side of the Micron facility. Alan Marzullo questioned if the easement displaces any properties. J. Davis responded that this easement only relates to the final portion of land that is still currently owned by the Agency. Randy Wolken read the Agency action requested, “A resolution of the Board authorizing the execution of an easement in connection with property located at White Pine Commerce Park for facilities to provide electric and gas services.” Motion was made by Alan Marzullo, seconded by Mark Muthumbi. Motion was carried. 3. White Pine Science & Technology Park
J. Davis explained that at the previous meeting, the Board declared their intent to be lead
agency for SEQR to start the environmental review process for White Pine Science &
Technology Park.
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Following that meeting, the Agency sent out 30-day notices as is required under SEQRA. 30
days has passed. The Agency received two comments back within the 30-day period. One of
those comments was from the NYSDEC.
J. Davis explained that at the last meeting Part I of SEQR was approved and the Board
declared the Agency’s intent to be lead agency. The resolution before the Board is going to
state that OCIDA is lead agency and the Agency has reviewed Part II of SEQR and has
determined that there are potentially significant adverse impacts, as a result of the
development of the White Pine Science & Technology Park on the 104 acres of land. As a
result of the review, the Agency will issue a positive declaration under SEQA and start a
Generic Environmental review process. The first step of that process is to go out to scoping,
which starts the public process of this review, which is an important step under SEQRA.
There are dual resolutions in front of the Board. The first part being that the Board has reviewed Part II. J. Davis summarized Part II, noting that the consulting firm has reviewed this, identified that there will be impacts to land, ranging from moderate to large, no impacts to geologic features as a result of the development on the site, no unique land forms on the site, there will be impact to service waters, ranging from moderate to large, there will be no impact to groundwater and use of groundwater, there will be public facilities that will be used for water purposes, there could be potential impacts on flooding given the nature of the site that could require modifications to existing drainage patterns, there could be impacts on air depending upon the ultimate development of the site and on the end user of the site, there could be impacts to plants and animals, specifically removal of trees at the site, which were not deemed to be moderate or large, there will not be an impact to agricultural resources, as the property is not being used for farming and is not zoned for that purpose, there could be impact on aesthetic resources, ranging from moderate to large depending on the development, there will not be impact to historic or archaeological resources, and the property is identified in a potentially sensitive area, which the Agency did receive a letter from the NYSDEC stating that, there will be no impact to open space and recreation development, there will be no impact to critical environmental areas, there could be potential impacts on transportation, there could be impacts on energy, there could be impacts on noise, odor, and light, an impact on human health, and the development is consistent with community plans and there could be a change in community character as result of the development of the site given what is there now versus what the development would be.
J. Davis stated that based upon that review of Part II, the Agency’s consulting team has
recommended that the Agency issues a positive declaration and completes Part III to note that
the Agency will do a positive declaration, and that the Agency advances a Draft Scope for
public review and comment. That public review and comment will include a public hearing,
which is not required, but the Agency would like to conduct a hearing. The recommendation
is that the Agency holds a public hearing on April 30, 2026, at the Clay Town Hall from
6:00PM to 8:00PM. The Draft Scope is designed to illicit comment for what should be
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studied in the Generic Environmental Impact Statement (EIS) that will ultimately lead to the
development of the site. After the Agency receives the comments on the Draft Scope, the
Agency will then develop a Final Scope, which will determine what will be studied and be
included in the Generic EIS for the development of the White Pine Science & Technology
Park. The EIS process will then start with the development of a Draft EIS.
R. Petrovich added that the Agency will be taking a fresh look at the issues that have manifested as part of this internal review. The Agency certainly wants the public’s participation in the review and comment of this. A lot of the impacts have been touched on by Micron’s larger and fully comprehensive EIS that was completed. Micron was aware of the possibility of this project, so the Agency will incorporate some of that information in the EIS. The Agency will also generate its own data. These steps in the environmental review process are all necessary to prepare the site for supply chain. The goal of this will be to ensure that the site can handle what is being proposed. Cydney Johnson questioned if there was a study on the land before the Micron EIS was completed. J. Davis responded that on the main campus there were two Environmental Impact studies done in order to develop White Pine Commerce Park. The original was done and then a supplement was done in 2021 where the Park was expanded from 300 acres to the current 1,400 acres. There were two Generic Impact Statements done and then a full site-specific EIS done, focused on Micron. Referring to R. Petrovich’s previous comment, the traffic study in Micron’s EIS included a potential development at White Pine Science & Technology Park and assigned a certain amount of traffic that could come out of the development.
J. Davis explained that the Agency’s job will be to take from some of what has been done
already but also to take a look at site-specific GEIS for the White Pine Science & Technology
Park.
J. Davis added that the NYSDOT FHWA is doing their own EIS on the specific
improvements that they will implement, which was recommended under the Micron EIS.
The Draft Scope lays out certain study areas for the Agency, which the Agency will consult
NYSDOT FHWA, as they’re in a process right now that will be parallel.
Randy Wolken read the Agency action requested, “A resolution of the Board designating
OCIDA as lead agency with respect to a coordinated review and determining to issue a
Positive Declaration pursuant to the State Environmental Quality Review Act.” Motion was
made by Cydney Johnson, seconded by Alan Marzullo. Motion was carried.
Randy Wolken read the Agency action requested, “A resolution of the Board finding that the
draft Scoping Document is sufficient for public review, opening a thirty-day public comment
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period during which a public hearing will be held on April 30, 2026.” Motion was made by Alan
Marzullo, seconded by Mark Muthumbi. Motion was carried.
Motion to adjourn was made by Cydney Johnson and seconded by Alan Marzullo at 8:56 AM.
___________________________________
Alexis Rodriguez, Secretary
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April 30, 2026
Revenue / Expense / Income Current Period Current YTD
Operating/Non-Op Revenue 398,738 11,216,675
Administrative Expense 68,977 281,621
Operating/Program Expense 211,064 598,602
Net Ordinary Income 118,697 10,336,452
Current Assets Current YTD
Total Cash 46,491,565
Less Pass Through Received -
Net Cash 46,491,565
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Onondaga County Industrial Development Agency
Statement of Activity
April 1-30, 2026
TOTAL
Revenue 500 Operating Revenue 2116 Fees 2116.1 Agency Fees 301,250.00 2116.2 Application Fees 1,000.00 Total for 2116 Fees $302,250.00 2410 Lease Income 14,125.36 Total for 500 Operating Revenue $316,375.36 501 Non-Operating Revenue 2401 Interest Income 33,365.52 2405 WPCP Savings - Interest Income 30,682.63 2406 WPCP Phase 1 Improvements - Interest 8,386.77 2407 WPCP Phase 2 Improvements - Interest 9,927.30 Total for 501 Non-Operating Revenue $82,362.22 550 WPCP Pass Thru Revenue 22,569.50 Total for Revenue $421,307.08 Gross Profit $421,307.08
Expenditures 6400 Operating Expense 6401 Insurance 6401.1 D&O Insurance 6,523.00 Total for 6401 Insurance $6,523.00 6403 Depreciation 647.11 6406 Other Professional Services 6406.50 Consulting Services 3,000.00 Total for 6406 Other Professional Services $3,000.00 6407 Administrative Expense 68,976.86 6409 Conference Attendence 3,618.23 6410 Office Expense 511.33 6412 Other Operating Expense 1,641.76 Total for 6400 Operating Expense $84,918.29 6440 Legal Fees 6450 Barclay Damon 6460 IDA General Legal 2,271.00 6470 WPCP Development 9,287.00 Total for 6450 Barclay Damon $11,558.00 Total for 6440 Legal Fees $11,558.00
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Accrual Basis Monday, May 11, 2026 12:49 PM GMTZ 1/2
Onondaga County Industrial Development Agency
Statement of Activity
April 1-30, 2026
TOTAL
6500 Agency Program Expenses 6510 White Pine Commerce Park 6510.3 Legal 2,335.00 6510.4 Other Expenses 53.21 6510.6 Taxes/SDC -314.18 6510.7 WPCP Marketing -1,473.67 Total for 6510 White Pine Commerce Park $600.36 6540 3649 Erie Blvd E 6540.3 Insurance 134,777.50 6540.5 Legal 23,138.44 Total for 6540 3649 Erie Blvd E $157,915.94 Total for 6500 Agency Program Expenses $158,516.30 6514 White Pine Science & Technology Park 6514.1 Legal 1,816.50 6514.2 Engineering 2,660.50 6514.7 WPSTP - Marketing 20,571.06 Total for 6514 White Pine Science & Technology Park $25,048.06 6600 Non-Operating Expenses 6605 Pilot & Pass Thru Expenses $36,441.12 6607 Micron - Pass Thru 152.50 Total for 6605 Pilot & Pass Thru Expenses $36,593.62 Total for 6600 Non-Operating Expenses $36,593.62 Total for Expenditures $316,634.27
Net Operating Revenue $104,672.81
Net Revenue $104,672.81
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Accrual Basis Monday, May 11, 2026 12:49 PM GMTZ 2/2
Onondaga County Industrial Development Agency
Statement of Financial Position
As of Apr 30, 2026
TOTAL
Assets Current Assets Bank Accounts 200.6 NBT OCIDA Savings 7,536,771.64 200.7 NBT - WPCP Savings 10,051,085.71 200.8 NBT - WPCP Phase 1 Improvements 12,680,657.46 200.9 NBT - WPCP Phase 2 Improvements 15,009,927.30 200 Cash $0.00 200.5 NBT Checking 1,213,122.99 Total for 200 Cash $1,213,122.99 Total for Bank Accounts $46,491,565.10 Accounts Receivable 380 Accounts Rec. 380.6 A/R Fees, Lease & PILOT 395,461.52 Total for 380 Accounts Rec. $395,461.52 Total for Accounts Receivable $395,461.52 Total for Current Assets $46,887,026.62 Fixed Assets 100 Land 105 3649 Erie Blvd East 16,117,318.46 107 800 Hiawatha 604,840.42 108 White Pine Science & Technology Park 2,140,557.00 Total for 100 Land $18,862,715.88 250 Investment in Real Property 3,082,772.87 Total for Fixed Assets $21,945,488.75 Total for Assets $68,832,515.37
Liabilities and Equity
Liabilities
Current Liabilities
Accounts Payable
300 WPCP Pass Thru Payable 4,365.44
Total for Accounts Payable $4,365.44
Other Current Liabilities
600 Accounts Payable $0.00
600.1 Due to Related Party - OED 156,987.34
600.3 Onondaga County Loan $28,079,656.77
600.31 Accrued Interest - OC Note Payable 3,095,059.00
Total for 600.3 Onondaga County Loan $31,174,715.77
600.4 Micron Deposit 243,632.04
Total for 600 Accounts Payable $31,575,335.15
Total for Other Current Liabilities $31,575,335.15
Total for Current Liabilities $31,579,700.59
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Accrual Basis Monday, May 11, 2026 12:50 PM GMTZ 1/2
Onondaga County Industrial Development Agency
Statement of Financial Position
As of Apr 30, 2026
TOTAL
Long-term Liabilities
600.5 Onondaga County Loan - Non WPCP 13,577,147.96
Total for Long-term Liabilities $13,577,147.96
Total for Liabilities $45,156,848.55
Equity
3901 Equity-Investment Fixed Assets 5,277,648.00
3900 Equity Unreserved 8,119,894.18
Net Revenue 10,278,124.64
Total for Equity $23,675,666.82
Total for Liabilities and Equity $68,832,515.37
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Accrual Basis Monday, May 11, 2026 12:50 PM GMTZ 2/2
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY PAYMENT OF BILLS - SCHEDULE #516 May 14, 2026
GENERAL EXPENSES 1. BROWN & BROWN INSURANCE SERVICES, LLC* $ 6,523.00 D&O Insurance Renewal 2. BARCLAY DAMON LLP $ 43,304.50 Micron Financial Assistance - Inv #5379272 3. SELECTIVE $ 20,698.00 Insurance Payment #2 - 3649 Erie Blvd 4. BARCLAY DAMON LLP $ 16,327.75 OCIDA - Shoppingtown - Inv #5386324 5. BARCLAY DAMON LLP $ 19,632.42 WPSTP - Inv #5386323 6. BARCLAY DAMON LLP $ 435.00 Retained Corporate & Public Finance Matters - Inv #5386322 7. BARCLAY DAMON LLP $ 242.00 Site 31 - Inv #5386328 8. BARCLAY DAMON LLP $ 1,206.00 Micron Retained OCIDA Support - Inv #5386326 9 BARCLAY DAMON LLP $ 1,742.50 Roth Steel - Inv #5386321 10 BARCLAY DAMON LLP $ 27,638.50 Neighbors for a Better Micron - Inv #5386327 11. BARTON & LOGUIDICE, D.P.C. $ 10,781.70 WPCP Site Prep - Inv #159640 12. LOVELL AND ASSOCIATES $ 3,000.00 April 2026 Consulting
13. BARTON & LOGUIDICE, D.P.C. $ 11,740.10
WPCP Site Prep - Inv #159817
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14. BARTON & LOGUIDICE, D.P.C. $ 7,251.00
WPCP Site Prep - Inv #160535
15. BARTON & LOGUIDICE, D.P.C. $ 3,273.60
WPCP Site Prep - Inv #161866
16. BARTON & LOGUIDICE, D.P.C. $ 2,188.50
WPSTP Support - Inv #161276
17. DUSTY'S OUTDOOR SERVICE $ 950.00
Maintenance - 3649 Erie Blvd East
18. ONONDAGA CIVIC DEVELOPMENT CORPORATION $ 849.10
Copier Expense Reimbursement
19. COMMISSIONER OF FINANCE CITY OF SYRACUSE $ 3,079.17
Roth Steel 2026 Taxes
20. GORICK CONSTRUCTION CO., INC. $ 301,074.00
WPCP Demolition - Inv#23411
21. GORICK CONSTRUCTION CO., INC. $ 96,862.00
WPCP Demolition - Inv#23421
22. GORICK CONSTRUCTION CO., INC. $ 12,464.00
WPCP Demolition - Inv#23428
TOTAL $ 591,262.84
*Ratification of check dated 4/10/2026
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PAYMENT OF BILLS - SCHEDULE #516
May 14, 2026
PILOT Payments
1. ONONDAGA COUNTY* $ 11,467.56
COR Inner Harbor - Master & Sub Proj #1 - 1st Qtr PILOT Payment
2. CITY OF SYRACUSE* $ 9,358.93
COR Inner Harbor - Master & Sub Proj #1 - 1st Qtr PILOT Payment
3. SYRACUSE CITY SCHOOL DISTRICT* $ 15,614.63
COR Inner Harbor - Master & Sub Proj #1 - 1st Qtr PILOT Payment
Total: $ 36,441.12
*Ratification of checks dated 4/13/2026
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4/7/2026
Project: Twin Ponds HB, LLC Project Number: 3101-25-02A
Location: Manlius School District: Fayetteville-Manlius CSD
Project Type: Housing
Tax Parcel(s): 086.-02-06.1 Village: N/A
Total Project Cost: $ 114,813,168 8. Total Jobs 7 Land Acquisition $ - 8A. Job Retention 0 Site Work/Demo $ 7,876,505 8B: Job Creation 7 Building Construction & Renovation $ 94,860,561 (Next 5 Years) Furniture & Fixtures $ 650,000 Equipment $ - Project Soft Cost $ 11,426,102
Community Investment /Abatement Project Description
Fiscal Impact ($)
Abatement Summary $8,645,954
Sales Tax Abatement $4,800,000
Mortgage Tax Abatement $641,519
Property Tax Relief (PILOT) $3,204,435
The applicant is proposing to construct a residential community consisting of
Community Investment $126,814,235 approximately 309 multifamily units, a commercial space, and recreational areas in
PILOT Payments $2,972,710 the Town of Manlius.
Project Salaries and Benefits Estimated (10 yrs) $2,934,157
Construction Benefit Estimate $6,094,200
Total Project Cost $114,813,168
Investment:Abatement Ratio 14.67 :1
© 2026 Onondaga County Industrial Development Agency. All rights reserved.
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Twin Ponds HB, LLC
A) PILOTS Estimate Table Worksheet
for 10 years
OCIDA estimate of current market value $ 583,000
Projected investment $ 94,860,561
OCIDA estimate of increase in value $ 20,274,500
OCIDA estimated value after project is completed $ 20,857,500
Taxes that would have been collected if the project did not occur $ 172,661
Scheduled PILOT payments $ 2,972,710
Full Tax
County PILOT School
PILOT YEAR Exemption % Town Village Total PILOT Payment w/o Net Exemption
Amount District
PILOT
1 100% $ 1,737 $ 2,520 $ 11,511 $ - $ 15,769 $ 564,137 $ 548,369
2 90% $ 7,934 $ 11,510 $ 52,573 $ - $ 72,018 $ 575,420 $ 503,402
3 80% $ 14,378 $ 20,858 $ 95,274 $ - $ 130,510 $ 586,928 $ 456,418
4 70% $ 21,077 $ 30,576 $ 139,661 $ - $ 191,314 $ 598,667 $ 407,353
5 60% $ 28,037 $ 40,674 $ 185,785 $ - $ 254,497 $ 610,640 $ 356,143
6 50% $ 35,268 $ 51,164 $ 233,699 $ - $ 320,131 $ 622,853 $ 302,722
7 40% $ 42,777 $ 62,057 $ 283,455 $ - $ 388,289 $ 635,310 $ 247,021
8 30% $ 50,572 $ 73,366 $ 335,108 $ - $ 459,045 $ 648,016 $ 188,971
9 20% $ 58,662 $ 85,102 $ 388,713 $ - $ 532,476 $ 660,977 $ 128,500
10 10% $ 67,055 $ 97,278 $ 444,328 $ - $ 608,661 $ 674,196 $ 65,535
TOTAL $ 327,496 $ 475,107 $ 2,170,107 $ - $ 2,972,710 $ 6,177,145 $ 3,204,435
Year
0 1 2 3 4 5
Jobs
Current/Actuals
Creation Goals 2 2 3
Total
Employment
Goals 0 2 4 7 7 7
© 2026 Onondaga County Industrial Development Agency. All rights reserved.
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Section XI : Conflict of Interest
Agency Board Members
Randy Wolken
Alan Marzullo
Mark Muthumbi
Michael Greene
Christina Hollenback
Sally Santangelo
Deka Eysaman
Agency Officers/Staff
Robert M. Petrovich, Executive Director
Nathaniel Stevens, Treasurer
Alexis Rodriguez, Secretary
Evan Carter, Assistant Secretary
Robert Schoneck, Assistant Treasurer
Agency Legal Counsel & Auditor
Jeffrey Davis, Esq., Barclay Damon LLP
Amanda Fitzgerald, Esq., Barclay Damon LLP
Michael Lisson, CPA, Grossman St. Amour CPAs, PLLC
The Applicant(s) has received a list of members, officers and staff of the Agency. To the best of my
knowledge, no member, officer or employee of the Agency has an interest, whether direct or indirect,
in any transaction contemplated by this Application, except as hereinafter described:
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this
page.
Name of Applicant(s) Company Twin Ponds HB, LLC
Signature of Officer or Authorized Representative:
Name & Title of Officer or Authorized Representative:
Date: 05/07/2026
Onondaga County Industrial Development Agency
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OCIDA Applica on Addendum – Twin Ponds HB, LLC – 04/01/2026
Sec on I
D) Has the owner/applicant received benefits from OCIDA, SIDA, NYS or OCDC in the past?
Twin Ponds HB, LLC has not received benefits from any of the agencies above in the past.
However, Braxton LLC, an owner of Twin Ponds HB, LLC, did receive benefits from OCIDA as an
owner of Trey Jay LOSO, LLC in January 2022. The LOSO project is located at 22 Loso Drive,
Cicero, NY, 13039 (Formally 6477 Lakeshore Rd). These benefits included a $2,500,000 sales tax
exemp on and a $353,000 mortgage tax exemp on.
Sec on II
D) A statement that the Project described in this applica on would not be undertaken but for
the financial assistance provided by the Agency.
The development of 5440 North Burdick Street, Tax Parcel No. 086.-02-06.1 (the “Property”) will
not proceed without financial assistance from OCIDA because of the pressure from the current
financial environment and increased material and labor cost.
E) Descrip on of Project: Please a ach a detailed narra ve of the proposed Project. Please
a ached copies of site plans, sketches or maps. This narra ve should include, but is not
limited to:
Twin Ponds HB LLC is a single purpose LLC which currently owns the property and seeks to
construct a residen al community consis ng of residen al dwelling units, commercial tenant
space and recrea onal areas (the “Project”). We an cipate construc on beginning by the fourth
quarter of 2026. The Project will include a clubhouse, amenity areas for recrea on, roadways,
parking areas, landscaping, and u li es. Ten percent of the units will be workforce housing.
The project will include approximately 309 residen al units, made up of a mix of one, two and
three-bedroom units. All but five of the apartments will be located in three modern five story
buildings. A single two and three-story mixed-use building will also be constructed that will
house five apartments on the second and third floors and approximately 5,700 square feet of
commercial space on the ground floor.
Specific project ameni es will include a well-equipped fitness center within the clubhouse. Near
the pond there will also be separate enclosed areas accommoda ng both a children’s play area
and a dog park. The pond will feature a new dock which can be used to fish or launch non-
motorized watercra such as kayaks for pleasure boa ng. Adjacent to the pond residents will
also find a covered pavilion for outdoor picnics and entertaining alongside the water.
Also, both the Town and Village of Manlius support the crea on of a pedestrian bridge over
neighboring Limestone Creek. This would allow future access from the property directly to the
New York State Erie Canalway Trail. The Canalway is a significant nearby amenity offering
Page 44 of 73
outdoor enthusiasts the ability to walk, bike and run hundreds of miles all across Upstate NY!
Funding for this connec on is not yet in place.
The Manlius Town Board has stated that there is currently an urgent need for more apartment
units in the community. Apartments are needed to accommodate new workers, young people
and seniors who desire to age in place. Notwithstanding the urgent need for apartments in
Manlius, development pa erns and previous zoning regula ons have blocked needed
development in the past.
The Property represents a unique opportunity to develop land that is situated in a par cularly
desirable loca on in terms of proximity to exis ng infrastructure, services and employment. The
loca on of the site is ideal for the development of apartments and the Project will result in much
needed infill, as it is surrounded by retail, senior housing and medical office space.
Very li le addi onal infrastructure is needed to advance the Project. The Property is also
uniquely suited to accommodate new apartments because it is not situated near any exis ng
single-family dwellings. Put simply, the introduc on of addi onal residen al density can be
accomplished without disrup ng the character of any exis ng single-family neighborhoods.
The Project has the poten al to provide much needed outdoor recrea on space while offering
pedestrian connec ons between the Village of Faye eville, Northeast Medical Center and
Faye eville Town Center. The Project includes extensive sidewalks and walking trails around the
perimeter of the pond and along Burdick Street. This system of trails and sidewalks will provide
much needed pedestrian connec ons to neighboring proper es now and in the future.
The Manlius Town Board has expressed its support for this Project by overlaying a floa ng zone
(approving a district plan for this Project) where previously this type of development would have
otherwise been prohibited by code. More recently, the Town Planning Board provided a
unanimous SEQRA Nega ve Declara on and Unanimous Site Plan approval for the project. This
development is needed and desired by the community and will provide needed housing in an
area where there is presently a lack of mul -family housing. Further, the District Plan includes
provisions for workforce housing and housing for persons with special physical needs.
(i) a descrip on of your Company’s background, customers, goods and services and the principal
products to be produced and/or the principal ac vi es that will occur on the Project site;
Twin Ponds HB, LLC is a single purpose en ty created to own and manage the mixed-use and
residen al development on the proposed site.
(ii) Size of project
- Mul Family Dwellings – 469,970 SF
o 87,460 SF of Covered Parking
o 369,240 Common Areas and Dwelling
- Club House – 5,400 SF
- Mixed Use Building – 16,880 SF
o Retail / Office 5,700 SF
o Dwelling Units – 11,180 SF
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- Detached Garages - 13,270 SF
(iii) the size of the lot upon which the Project sits or is to be constructed;
The lot size is approximately 54.85 Acres
(iv) the current use of the site and the intended use of the site upon comple on of the Project;
The current property consists of vacant land which was previously used as a quarry and includes
one large pond and 3 Vacant Houses. The intended use of the property is as a mul -family
residen al complex containing 309 Residen al Units, associated support buildings such as
maintenance and tenant garages, a club house, below ground and surface parking and a small
retail/office component.
(v) describe your method for site control (Own, lease, other).
The applicant currently owns the property.
G) any compelling circumstances the agency should be aware of…
H.1.c Have any environmental issues been iden fied on the property?
A small petroleum spill was iden fied during the environmental review of the project. The
affected area is next to one of the exis ng structures and covers approximately 2,000 square
feet. The affected area will be remediated as part of the project.
Sec on VII: Four Housing Projects Only
NEW UTEP Ques ons
1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the project
would be impacted if these benefits were not provided. {Sec on II (D)}
Because of the current lending environment and increased construc on costs, the project will not
proceed without agency assistance. If the project is not provided assistance the amount of rent
necessary to meet the financial requirements will be well in excess of current market rates.
Consequently, we will be unable to secure the loan necessary to proceed.
2. Describe how the proposed housing project fulfills an unmet need in the community.
Twin Ponds fulfills an unmet need of market and workforce housing in the Eastern Suburbs. As
shown by the market study, there is currently very li le available supply.
3. Please provide a market study documen ng a need for the proposed project.
A Market study provided by Robert Smith is a ached.
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4. Describe how the proposed project aligns with the Plan Onondaga County comprehensive plan. (Plan
Onondaga)
One of the core objec ves of the County’s 2024 Comprehensive Plan is to support “affordable,
a rac ve and efficient housing and neighborhoods to retain and a ract future residents”.
We believe the development of the Twin Ponds housing complex directly aligns with this
objec ve. The Plan notes that since the Great Recession (2007-2009) there has been a shor all
in the construc on of single-family homes and a steeper decline in the development of “starter
homes”. It adds, “although there has been a subsequent increase in the number of apartment
units constructed over this same me period, there remains a shortage of units overall.”
Con nuing it states, “today’s housing needs have changed drama cally due in large part to
fewer households with children, few married households and an aging popula on overall. There
is an increasing demand for apartments and a ached units on small lots in more walkable
neighborhoods for example. Shi s in household size, makeup, lifestyle preference, declining
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.”
The project will create approximately 309 new apartment units on an unu lized, former quarry in
the Town of Manlius. The units will be comprised of one, two and three-bedroom apartments
offering wide flexibility for differing family types. Further the site is conveniently located in close
proximity to exis ng shopping, restaurants and a large medical complex allowing residents to
easily walk to these loca ons. In addi on to having access to a large pond allowing on site water
access the property is conveniently located alongside the Erie Canal Trailway path. These
characteris cs meet both the lifestyle and walkability goals for new projects outlined in the Plan.
We believe Twin Ponds meets the objec ves outlined in the Plan by simultaneously crea ng a
new housing op on and doing so in a manner consistent with the characteris cs described in the
Plan.
5. Is the Project considered infill in a populated area? If yes, please explain.
The project is located on an unu lized, former quarry, in the Town of Manlius and is the
quintessen al defini on of an infill project. Located near exis ng shopping, restaurants and a
large medical complex allowing. Infilling a large por on of land between various developments
along Burdick Street.
6. Is there addi onal infrastructure necessary to service the project? If yes, please explain.
There are no significant addi onal infrastructure requirements for the project to proceed. Sewer,
water, power and roads are all located adjacent to the property.
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7. Is the project a part of a larger mixed-use development? If yes, please describe.
No. It is a mul -family housing complex complimented by a small 5,700 sq. . commercial space.
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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 project sponsor to verify that the information contained in Part 1is accurate and complete. A. Project and Sponsor Information. Name of Action or Project: Twin Ponds Residential Community Project Location (describe, and attach a general location map): 5440 Burdick Street, Manlius NY Brief Description of Proposed Action (include purpose or need): The proposed action is for the development of a Residential Community consisting of residential dwelling units, commercial/mixed use tenants, and recreational / open space areas. The development will include new residential and mixed use buildings, along with a clubhouse and amenity areas for recreation. The project will construct necessary driveways, parking areas, landscaping, and site utilities to serve the proposed development.
Name of Applicant/Sponsor: Telephone: 315-476-7917
Twin Ponds HB, LLC E-Mail: cbreuer@hb1872.build
Address: PO Box 515
City/PO: Syracuse State: Zip Code:
NY 13205-0515
Project Contact (if not same as sponsor; give name and title/role): Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Property Owner (if not same as sponsor): Telephone:
E-Mail:
Address:
City/PO: State: Zip Code:
Page 1 of 13
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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 Town , Yes No Town Board - PUD District Plan Approved Nov 2023
or Village Board of Trustees
b. City, Town or Village Yes No Site Plan Review March 2024
Planning Board or Commission
c. City Town or Yes No
Village Zoning Board of Appeals
d. Other local agencies Yes No
e. County agencies Yes No OCIDA,SOCPA, OCDOT April 2024
f. Regional agencies Yes No
g. State agencies Yes No NYSDEC Stormwater Permit May 2024
h. Federal agencies Yes No
i. Coastal Resources.
i. Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway? Yes No
ii. Is the project site located in a community with an approved Local Waterfront Revitalization Program? Yes No
iii. Is the project site within a Coastal Erosion Hazard Area? Yes 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 Yes 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 Yes No
where the proposed action would be located?
If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action Yes No
would be located?
b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway Yes 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, Yes No
or an adopted municipal farmland protection plan?
If Yes, identify the plan(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
Page 2 of 13
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C.3. Zoning
a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance. Yes No
If Yes, what is the zoning classification(s) including any applicable overlay district?
_________________________________________________________________________________________________________
Approved Planned Unit Development (PUD) District Plan - Twin Ponds PUD
_________________________________________________________________________________________________________
b. Is the use permitted or allowed by a special or conditional use permit? Yes No
c. Is a zoning change requested as part of the proposed action? Yes 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? Fayetteville-Manlius
________________________________________________________________
School District
b. What police or other public protection forces serve the project site?
_________________________________________________________________________________________________________
Town of Manlius Police Department
c. Which fire protection and emergency medical services serve the project site?
__________________________________________________________________________________________________________
Town of Manlius Fire Department
d. What parks serve the project site?
__________________________________________________________________________________________________________
Town of Manlius Parks Department
__________________________________________________________________________________________________________
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)? Residential and Mixed-Use (commercial)
_________________________________________________________________________________________________________
b. a. Total acreage of the site of the proposed action? _____________
54 +/- acres
b. Total acreage to be physically disturbed? _____________
16.7 +/- acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? _____________
54 +/- acres
c. Is the proposed action an expansion of an existing project or use? Yes 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? Yes 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? Yes No
iii. Number of lots proposed? ________
iv. Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________
Will proposed action be constructed in multiple phases? Yes No
If No, anticipated period of construction: _____
24 months
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: _______________________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
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f. Does the project include new residential uses? Yes No
If Yes, show numbers of units proposed.
One Family Two Family Three Family Multiple Family (four or more)
Initial Phase ___________ ___________ ____________ 304 dwelling units
________________________
At completion
of all phases ___________ ___________ ____________ ________________________
--
g. Does the proposed action include new non-residential construction (including expansions)? Yes No
If Yes,
i. Total number of structures ___________ 2
ii. Dimensions (in feet) of largest proposed structure: ________height;
30 ________width;
60 and _______
130 length
iii. Approximate extent of building space to be heated or cooled: ______________________
minimum of 7,800 SF square feet
h. Does the proposed action include construction or other activities that will result in the impoundment of any Yes 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: Ground water Surface water streams 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? Yes No
(Not including general site preparation, grading or installation of utilities or foundations where all excavated
materials will remain onsite) *general site grading / excavations
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? Yes 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? Yes 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 Yes 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): ______________________________________________________________________________________________
_________________________________________________________________________________________________________
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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 proposed action cause or result in disturbance to bottom sediments? Yes No
If Yes, describe: __________________________________________________________________________________________
iv. Will proposed action cause or result in the destruction or removal of aquatic vegetation? Yes No
If Yes:
a of vegetation proposed to be removed ___________________________________________________________
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? Yes No
If Yes:
i. Total anticipated water usage/demand per day: __________________________ 68,000 gallons/day
ii. Will the proposed action obtain water from an existing public water supply? Yes No
If Yes:
Name of district or service area: _________________________________________________________________________
OCWA
Does the existing public water supply have capacity to serve the proposal? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
Do existing lines serve the project site? Yes No
iii. Will line extension within an existing district be necessary to supply the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project: ________________________________________
____________________________________________________________________________________________________
Extension of public water main to service the proposed buildings
Source(s) of supply for the district: ________________________________________________________________________
OCWA
iv. Is a new water supply district or service area proposed to be formed to serve the project site? Yes 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), maximum pumping capacity: _______ gallons/minute.
d. Will the proposed action generate liquid wastes? Yes No
If Yes:
i. Total anticipated liquid waste generation per day: _______________
68,000 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): __________________________________________________________________
_________________________________________________________________________________________________________
residential sanitary wastewater
_________________________________________________________________________________________________________
iii. Will the proposed action use any existing public wastewater treatment facilities? Yes No
If Yes:
Meadowbrook-Limestone
Name of wastewater treatment plant to be used: _____________________________________________________________
Name of district: Meadowbrook-Limestone
______________________________________________________________________________________
Does the existing wastewater treatment plant have capacity to serve the project? Yes No
Is the project site in the existing district? Yes No
Is expansion of the district needed? Yes No
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Page 53 of 73
Do existing sewer lines serve the project site? Yes No
Will line extension within an existing district be necessary to serve the project? Yes No
If Yes:
Describe extensions or capacity expansions proposed to serve this project: ____________________________________
____________________________________________________________________________________________________
Public sewer extension from Meadowbrook-Limestone trunk sewer to service the proposed buildings
____________________________________________________________________________________________________
iv. Will a new wastewater (sewage) treatment district be formed to serve the project site? Yes 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 Yes 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 _____ 9 acres (impervious surface)
_____ Square feet or _____ 54 acres (parcel size)
ii. Describe types of new point sources. __________________________________________________________________________
surface runoff from parking areas and roof areas
_________________________________________________________________________________________________________
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)?
________________________________________________________________________________________________________
on site stormwater management system and existing surface pond
________________________________________________________________________________________________________
If to surface waters, identify receiving water bodies or wetlands: ________________________________________________
____________________________________________________________________________________________________
____________________________________________________________________________________________________
Will stormwater runoff flow to adjacent properties? Yes No
iv. Does proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater? Yes No
f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel Yes 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)
_________________________________________________________________________________________________________
none
ii. Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers)
________________________________________________________________________________________________________
typical construction equipment including generators and temporary heating
iii. Stationary sources during operations (e.g., process emissions, large boilers, electric generation)
________________________________________________________________________________________________________
none
g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit, Yes 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 Yes 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 ( ) of Carbon Dioxide (CO2)
___________Tons/year ( ) of Nitrous Oxide (N2 )
___________Tons/year ( ) of Perfluorocarbons (PFCs)
___________Tons/year ( ) of Sulfur Hexafluoride (SF6)
___________Tons/year ( ) of Carbon Dioxide equivalent of Hydroflo rocarbons (H )
___________Tons/year ( ) of Hazardous Air Pollutants (HAPs)
Page 6 of 13
Page 54 of 73
h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants, Yes 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 Yes 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 Yes 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 __________
7am-9am to ________.
4pm-6pm
ii. For commercial activities only, projected number of truck trips/day
Parking spaces: Existing _____________
zero Proposed ___________
569 Net increase/decrease _____________
+ 569
v.
new site access off North Burdick Street with signal improvement.
vi. Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? Yes No
vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric Yes No
or other alternative fueled vehicles?
viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing Yes No
pedestrian or bicycle routes?
k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand Yes No
for energy?
If Yes:
*residential mixed use project
i. Estimate annual electricity demand during operation of the proposed action: ____________________________________________
_________________________________________________________________________________________________________
ii. Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or
other):
________________________________________________________________________________________________________
iii. Will the proposed action require a new, or an upgrade to an existing substation? Yes No
l. Hours of operation. Answer all items which apply.
i. During Construction: ii. During Operations:
Monday - Friday: _________________________
7am-7pm Monday - Friday: ____________________________
commercial businesses 7am-9pm
Saturday: ________________________________
--- Saturday: ___________________________________
commercial businesses 7am-9pm
Sunday: _________________________________
---- Sunday: ____________________________________
commercial businesses 7am-9pm
Holidays: ________________________________
----- Holidays: ___________________________________
-----
Page 7 of 13
Page 55 of 73
m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction, Yes No
operation, or both?
If yes:
i. Provide details including sources, time of day and duration:
_______________________________________________________________________________________________________
Typical construction equipment (loaders, truck, excavators) during construction hours 7am-7pm
_______________________________________________________________________________________________________
ii. Will proposed action remove existing natural barriers that could act as a noise barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
n. Will the proposed action have outdoor lighting? Yes No
If yes:
i. Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures:
_________________________________________________________________________________________________________
typical parking lot and building mounted area lighting
_________________________________________________________________________________________________________
ii. Will proposed action remove existing natural barriers that could act as a light barrier or screen? Yes No
Describe: _________________________________________________________________________________________________
_________________________________________________________________________________________________________
o. Does the proposed action have the potential to produce odors for more than one hour per day? Yes 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 ( over 1,100 gallons) Yes No
or chemical products ?
If Yes:
Product(s) to be stored ______________________________________________________________________________________
Volume(s) ______ per unit time ___________ (e.g., month, year)
Generally describe proposed storage facilities ________________________________________________________________
________________________________________________________________________________________________________
q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides, Yes No
insecticides) during construction or operation?
If Yes: *Residential mixed use project
i. Describe proposed treatment(s):
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
ii. Will the proposed action use Integrated Pest Management Practices? Yes No
r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal Yes No
of solid waste (excluding hazardous materials)?
If Yes: *Residential mixed use project
i. Describe any solid waste(s) to be generated during construction or operation of the facility:
Construction: ____________________ tons per ________________ (unit of time)
Operation : ____________________ tons per ________________ (unit of time)
ii. Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste:
Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
iii. Proposed disposal methods/facilities for solid waste generated on-site:
Construction: ________________________________________________________________________________________
____________________________________________________________________________________________________
Operation: __________________________________________________________________________________________
____________________________________________________________________________________________________
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s. Does the proposed action include construction or modification of a solid waste management facility? Yes 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 proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous Yes 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? Yes 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.
Urban Industrial Commercial Residential (suburban) Rural (non-farm)
Forest Agriculture Aquatic Other (specify): ____________________________________
ii. If mix of uses, generally describe:
__________________________________________________________________________________________________________
Commercial Fayetteville Towne Center, Medical Facility, and residential apartments
__________________________________________________________________________________________________________
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
0.5 9.0 + 8.5
surfaces
Forested 0.0
Meadows, grasslands or brushlands (non-
28.5 20 -8.5
agricultural, including abandoned agricultural)
Agricultural 0.0
(includes active orchards, field, greenhouse etc.)
Surface water features
25 25 0.0
(lakes, ponds, streams, rivers, etc.)
Wetlands (freshwater or tidal) 0.0
Non-vegetated (bare rock, earth or fill) 0.0
Other
Describe: _______________________________
________________________________________
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c. Is the project site presently used by members of the community for public recreation? Yes No
i. If Yes: explain: __________________________________________________________________________________________
d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed Yes No
day care centers, or group homes) within 1500 feet of the project site?
If Yes,
i. Identify Facilities:
________________________________________________________________________________________________________
Northeast Medical Center, Towne Center Retirement Community
________________________________________________________________________________________________________
e. Does the project site contain an existing dam? Yes No
If Yes:
i. Dimensions of the dam and impoundment:
Dam height: _________________________________ feet
Dam length: _________________________________ feet
Surface area: _________________________________ acres
Volume impounded: _______________________________ gallons OR acre-feet
ii. Dam s existing hazard classification: _________________________________________________________________________
iii. Provide date and summarize results of last inspection:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility, Yes No
or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility?
If Yes:
i. Has the facility been formally closed? Yes No
If yes, cite sources/documentation: _______________________________________________________________________
ii. Describe the location of the project site relative to the boundaries of the solid waste management facility:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
iii. Describe any development constraints due to the prior solid waste activities: __________________________________________
_______________________________________________________________________________________________________
g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin Yes No
property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste?
If Yes:
i. Describe waste(s) handled and waste management activities, including approximate time when activities occurred:
_______________________________________________________________________________________________________
_______________________________________________________________________________________________________
h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any Yes No
remedial actions been conducted at or adjacent to the proposed site?
If Yes:
i. Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site Yes No
Remediation database? Check all that apply:
Yes – Spills Incidents database 2108871 - spill closed
Provide DEC ID number(s): ________________________________
Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________
none
Neither database
ii. If site has been subject of RCRA corrective activities, describe control measures:_______________________________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
iii. Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database? Yes No
If yes, provide DEC ID number(s): ______________________________________________________________________________
iv. If yes to (i), (ii) or (iii) above, describe current status of site(s):
_______________________________________________________________________________________________________
Spill Incident 2108871. Gasoline spill due to equipment failure. Spill date is closed by NYSDEC on 9/19/2022
_______________________________________________________________________________________________________
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v. Is the project site subject to an institutional control limiting property uses? Yes No
If yes, DEC site ID number: ____________________________________________________________________________
Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________
Describe any use limitations: ___________________________________________________________________________
Describe any engineering controls: _______________________________________________________________________
Will the project affect the institutional or engineering controls in place? Yes No
Explain: ____________________________________________________________________________________________
___________________________________________________________________________________________________
___________________________________________________________________________________________________
E.2. Natural Resources On or Near Project Site
a. What is the average depth to bedrock on the project site? ________________
40 feet
b. Are there bedrock outcroppings on the project site? Yes No
If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________%
c. Predominant soil type(s) present on project site: ___________________________
Cazenovia Silt Loam __________%
5.0
___________________________
Gravel pit __________%
29.0
____________________________
surface water __________%
66.0
d. What is the average depth to the water table on the project site? Average: _________
> 30ft feet
e. Drainage status of project site soils: Well Drained: _____%
100 of ite
Moderately Well Drained: _____% of site
Poorly Drained _____% of ite
f. Approximate proportion of proposed action site with slopes: 0-10%: _____%
75 of site
10-15%: _____%
15 of site
15% or greater: _____%
10 of site
g. Are there any unique geologic features on the project site? Yes No
If Yes, describe: _____________________________________________________________________________________________
________________________________________________________________________________________________________
h. Surface water features.
i. Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers, Yes No
ponds or lakes)?
ii. Do any wetlands or other waterbodies adjoin the project site? Yes No
If Yes to either i or ii, continue. If No, skip to E.2.i.
iii. Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal, Yes No
state or local agency?
iv. For each identified wetland and waterbody on the project site, provide the following information
Streams: Name ____________________________________________
899-222 Classification _______________________
C
899-224.3 C
Lakes or Ponds: Name ____________________________________________ Classification _______________________
Wetlands: Name ____________________________________________
Federal waters, NYS wetlands Approximate Size ___________________
907 acres
Wetland No. (if regulated by DEC) _____________________________
SYE-22
v. Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired Yes No
waterbodies?
If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________
___________________________________________________________________________________________________________
Limestone creek lower and minor tributaries - Pathogens, dissolved oxygen / oxygen demand, aesthetics.
i. Is the project site in a designated Floodway? Yes No
j. Is the project site in the 100 year Floodplain? Yes No
k. Is the project site in the 500 year Floodplain? Yes No
l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer? Yes No
If Yes:
i. Name of aquifer: _________________________________________________________________________________________
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m. Identify the predominant wildlife species that occupy or use the project site: ______________________________
______________________________
squirrels, deer, birds _______________________________ ______________________________
______________________________ _______________________________ ______________________________
n. Does the project site contain a designated significant natural community? Yes No
If Yes:
i. Describe the habitat/community (composition, function, and basis for designation): _____________________________________
________________________________________________________________________________________________________
ii. Source(s) of description or evaluation: ________________________________________________________________________
iii. Extent of community/habitat:
Currently: ______________________ acres
Following completion of project as proposed: _____________________ acres
Gain or loss (indicate + or -): ______________________ acres
o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as Yes No
endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species?
northern long-eared bat
p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of Yes No
special concern?
q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing? Yes No
If yes, give a brief description of how the proposed action may affect that use: ___________________________________________
________________________________________________________________________________________________________
E.3. Designated Public Resources On or Near Project Site
a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to Yes No
Agriculture and Markets Law, Article 25-AA, Section 303 and 304?
If Yes, provide county plus district name/number: _________________________________________________________________
b. Are agricultural lands consisting of highly productive soils present? Yes No
i. If Yes: acreage(s) on project site? ___________________________________________________________________________
ii. Source(s) of soil rating(s): _________________________________________________________________________________
c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National Yes No
Natural Landmark?
If Yes:
i. Nature of the natural landmark: Biological Community Geological Feature
ii. Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________
________________________________________________________________________________________________________
________________________________________________________________________________________________________
d. Is the project site located in or does it adjoin a state listed Critical Environmental Area? Yes No
If Yes:
i. CEA name: _____________________________________________________________________________________________
ii. Basis for designation: _____________________________________________________________________________________
iii. Designating agency and date: ______________________________________________________________________________
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e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district Yes No
which is listed on of Historic P
of Historic Places?
If Yes:
i. Nature of historic/archaeological resource: Archaeological Site Historic Building or District
ii. Name: Eligible
_________________________________________________________________________________________________
property: Limestone Creek aqueduct & crossover bridge
iii. Brief description of attributes on which listing is based:
_______________________________________________________________________________________________________
Old Erie Canal State Historic Park listing related to Recreation, Landscape Architecture, and historic engineering features.
f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for Yes No
archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory?
g. Have additional archaeological or historic site(s) or resources been identified on the project site? Yes No
If Yes:
i. Describe possible resource(s): _______________________________________________________________________________
ii. Basis for identification: ___________________________________________________________________________________
h. the project site any officially designated and publicly accessible federal, state, or local Yes No
scenic or aesthetic resource?
If Yes:
i. Identify resource: _________________________________________________________________________________________
Erie Canal Trail
ii. Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway,
etc.): ___________________________________________________________________________________________________
State trail
iii. Distance between project and resource: _____________________ 0.5 miles.
i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers Yes No
Program 6 NYCRR 666?
If Yes:
i. Identify the name of the river and its designation: ________________________________________________________________
ii. Is the activity consistent with development restrictions contained in 6NYCRR Part 666? Yes No
F. Additional Information
Attach any additional information which may be needed to clarify your project.
If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any
measures which you propose to avoid or minimize them.
G. Verification
I certify that the information provided is true to the best of my knowledge.
Applicant/Sponsor Name ___________________________________
CHA Consulting Inc (c/o Brian Bouchard) Date_______________________________________
3/25/24
Signature________________________________________________ Title_______________________________________
Project Engineer
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Monday, July 31, 2023 3:07 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
B.i.i [Coastal or Waterfront Area] No
B.i.ii [Local Waterfront Revitalization Area] No
C.2.b. [Special Planning District] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
E.1.h [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Potential Contamination History] Workbook.
E.1.h.i [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Listed] Workbook.
E.1.h.i [DEC Spills or Remediation Site - Digital mapping data are not available or are incomplete. Refer to EAF
Environmental Site Remediation Database] Workbook.
E.1.h.iii [Within 2,000' of DEC Remediation No
Site]
E.2.g [Unique Geologic Features] No
E.2.h.i [Surface Water Features] Yes
E.2.h.ii [Surface Water Features] Yes
E.2.h.iii [Surface Water Features] Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
E.2.h.iv [Surface Water Features - Stream 899-222
Name]
E.2.h.iv [Surface Water Features - Stream C
Classification]
E.2.h.iv [Surface Water Features - 899-224.3
Lake/Pond Name]
E.2.h.iv [Surface Water Features - C
Lake/Pond Classification]
E.2.h.iv [Surface Water Features - Wetlands Federal Waters, NYS Wetland
Name]
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