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315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET • ONGOVED.COM Regular Meeting Agenda October 23, 2025 Call to Order the Regular Meeting of the Agency A. Approval of Regular Meeting Minutes: September 11, 2025 B. Approval of Special Meeting Minutes: October 3, 2025 C. Treasurer’s Report D. Payment of Bills E. Conflict of Interest Action Items:
The applicant is proposing to construct a mixed-use residential building/s consisting of roughly 175 units and a total of roughly 50,000 sq. ft. of commercial space in the Town of Camillus. Agency Action Requested:
a. A resolution of the Board declaring the project a Type I action under SEQRA and the Agency’s intent to be Lead Agency for a coordinated environmental review. Representative: Sarah Spencer, Thomas Clifford, Matthew Wells, Agency Counsel
QP2 Properties, LLC is requesting an extension of the termination date of their sales and use tax exemption.
Agency Action Requested:
a. A resolution of the Board authorizing an extension of the sales and use tax exemption of QP2 Properties, LLC.
Representative: Robert Petrovich, Executive Director 3. 2026 Agency Budget Agency Action Requested:
a. Approval of the 2026 Agency Budget.
Representative: Nate Stevens, Treasurer
Micron New York Semiconductor Manufacturing LLC is proposing to construct and operate two large-scale, state-of-the-art dynamic random-access memory (DRAM) semiconductor manufacturing facilities at the White Pine Commerce Park in the Town of Clay. Each fab will occupy approximately 1.2 million sq. ft. of land and contain approximately 600,000 sq. ft. of semiconductor cleanroom manufacturing space. The fabs will be supported by central utility buildings, warehouse space, and product testing space.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: Katie Birchenough 5. Micron New York Semiconductor Manufacturing LLC (Rail Spur) (Project #3101-25- 06A) First Meeting Micron New York Semiconductor Manufacturing LLC is proposing to construct a rail spur and construction material conveyance facility on approximately 38 acres west of 8625 Caughdenoy Road in the Town of Clay to economically transport fill and other aggregate construction material to the Micron Campus by rail.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: Katie Birchenough
Agency Action Requested:
a. A resolution of the Board authorizing the adoption of a SEQRA determination for the acquisition of properties.
b. A resolution of the Board acknowledging the withdrawal of the application submitted by OHB Redev, LLC and the termination of a certain related memorandum of understanding and authorizing the Executive Director to negotiate, execute and deliver, an assignment and assumption agreement and the related purchase and sale agreement associated with the Project.
Representative: Jeffrey Davis, Agency Counsel Adjourn Regular Meeting Minutes September 11, 2025 A Regular meeting of the Onondaga County Industrial Development Agency was held on Thursday, September 11, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 8:30 AM with the following in attendance:
PRESENT:
Patrick Hogan Susan Stanczyk Fanny Villarreal Cydney Johnson
ABSENT:
Leslie English Elizabeth Dreyfuss Garard Grannell
ALSO PRESENT:
Robert M. Petrovich, Executive Director Nate Stevens, Treasurer Alexis Rodriguez, Secretary Robert Schoeneck, Assistant Treasurer Evan Carter, Assistant Secretary Amanda Fitzgerald, Esq., Agency Counsel Jeffrey Davis, Esq., Agency Counsel Sarah Spencer, Esq., Agency Conflict Counsel Thomas Clifford, Esq., Agency Conflict Counsel (via Zoom) Christopher Andreucci, Esq., Agency Conflict Counsel (via Zoom) Joe Goethe, Cameron Hinsdale, LLC (via Zoom) John Cheney, Cameron Hinsdale, LLC Thomas Valenti, Cameron Hinsdale, LLC Kevin McAuliffe, Esq., Hinsdale Road Group LLC Prior to addressing the business at hand, Patrick Hogan held a moment of silence for the lives lost on September 11, 2001.
Approval of Meeting Minutes: August 7, 2025 Upon motion by Fanny Villarreal, seconded by Susan Stanczyk, the Board approved the regular meeting minutes of August 7, 2025. Motion was carried.
Treasurer’s Report:
Nate Stevens gave a brief overview of the Treasurer’s Report for the month of August 2025. Upon motion by Susan Stanczyk, seconded by Fanny Villarreal, the Board approved the Treasurer’s Report of the month of August 2025. Motion was carried.
Payment of Bills:
Nate Stevens gave a brief overview of the Payment of Bills.
Upon motion by Susan Stanczyk, seconded by Fanny Villarreal, the Board approved the Payment of Bills. Motion was carried.
Action Items:
The applicant is proposing to construct a mixed-use residential building/s consisting of roughly 175 units and a total of roughly 50,000 sq. ft. of commercial space in the Town of Camillus.
Robert Petrovich noted that Bond, Schoeneck & King is representing the IDA for this project. Thomas Velenti stated that the Cameron Group is developing a multi-use project off Hinsdale Road. It is the land that surrounds the Christ Community Church of the Nazarene, that adjoins the off ramp of Rt. 5 in Camillus. Cameron Group developed the Township 5 project with help of the Agency and would not have been able to do said project without the assistance that the Agency provided.
To carry forward this previous project, the Applicant has looked at land across the street (Hinsdale Rd.), where they own several houses and at the beginning of 2025, started communications with Christ Community Church about buying their vacant land. The
Applicant is under contract to buy that vacant land from the church subject to approvals and financing.
T. Valenti advised that the intent is to develop primarily a multi-family project. T. Valenti noted that he believes that there is a great need in the community for this use, especially in light of the fact that they will have other retail uses and that the project will be across the street from Township 5. T Valenti advised that the applicant will be creating public roads, public sidewalks, lighting, sewer lines, water lines, and intersections. T. Valenti noted that the development costs for this will be substantial.
T. Valenti stated that the applicant proposes to develop 175 multi-family units, divided between one and two-family apartments and townhomes. Approximately 10% of the multi- family apartments will be workforce-housing.
T. Valenti noted that this project and the amount of multi-family units is well within the goals and desires of Onondaga County and the Pro-Housing program. He stated that it will also accommodate the extensive housing need that will be generated from the Micron project. T. Valenti brought up that as part of the Township 5 agreement, the Applicant entered into an agreement with a residential multi-family developer to help bring housing to the area. The Applicant is seeking the Agency’s assistance by means of mortgage recording tax exemption, sales and use tax exemption, and a PILOT agreement.
T. Valenti states that the first step is SEQRA and the Applicant seeks OCIDA to be Lead Agency.
Susan Stanczyk asked T. Valenti if the 10% workforce housing applies to only the apartments or if it also includes the town homes.
T. Valenti responded that the 10% workforce housing component applies only to the apartments.
Robert Petrovich noted that the project adheres to the Agency’s UTEP (Uniform Tax Exemption Policy) of a 10-year PILOT.
Patrick Hogan noted that our community is in severe need of housing, and the Board is very cognizant of that. P. Hogan also noted the success that Township 5 has been for the community.
Patrick Hogan read the Agency action requested, “A resolution of the Board preliminary classifying the project a Type I action under SEQRA and the Agency’s intent to be Lead
Agency for a coordinated environmental review.” Motion was made by Susan Stanczyk,
seconded by Fanny Villarreal. Motion was carried.
Hinsdale Road Group LLC is requesting that additional land be added to the existing IDA Recognition Agreement to allow for additional parking.
Robert Petrovich noted that Harris Beach is representing the IDA for this project. Kevin McAuliffe stated that the Township 5 project started in 2006/2007 with the Agency. He explained that Costco owns the remainder interest in their lease (dating back to 2014). K. McAuliffe advised that Costco has a lease, but when the lease is over, they will own the titles to the parcels that they’re currently on.
Costco has advised to Hinsdale Road Group that they need more parking. There is a vacant parcel of land in the shape of a horseshoe to the north of Costco and National Grid’s transmission line right of way. Costco has advised that they would like to acquire the vacant land with consent of the Town of Camillus to add additional parking there. On the vacant parcel of land, there are wetlands that Costco will need to address with the Town of Camillus. Before the Board is a resolution requesting to amend the Recognition Agreement, also considered a non-disturbance agreement, to add the additional parcel if Costco is successful in obtaining the necessary approvals with the Town to construct additional parking. K. McAuliffe stated that the vacant parcel would be added to the 2014 agreement made with Costco that was previously discussed.
Patrick Hogan read the Agency action requested of, “A resolution of the Board authorizing the execution and delivery of a certain First Amendment to Ground Lease Recognition
Agreement.” Motion was made by Susan Stanczyk, seconded by Fanny Villarreal. Motion
was carried.
3. Eastern Shore Retirement Associates Limited Partnership, Shorewash of Annapolis LLC, CJH New York, LLC and Camillus Ventures I LLC (previously Hotel @ T5 LLC) (Project #3101-13-05B) Modification Meeting The current owners have requested the Board consent to the transfer of an interest in the project facility and approve and join the execution and delivery of a mortgage and related documents with respect to a refinancing.
Amanda Fitzgerald noted that this was formerly a part of the Township 5 project but has now been separated into its own PILOT and the owners are represented separately, which is why Jeff Davis and herself can represent the Agency in this matter.
A. Fitzgerald explained that the previous four owners are going to consolidate into one LLC. The previous four LLCs will remain in ownership but will combine their ownership under one LLC.
A. Fitzgerald advised that the resolution before the Board is to approve the assignment and assumption of the newly formed entity, as well as a refinancing of the project, which would be an administrative action of the Agency joining the lender documents.
Patrick Hogan read the Agency action requested (a), “A resolution of the Board approving the assignment of the right, title and interest in the Project Facility by Eastern Shore Retirement Associates Limited Partnership, Shorewash of Annapolis LLC, CJH New York,
LLC and Camillus Ventures I LLC to Camillus Hotel LLC.” Motion was made by Susan
Stanczyk, seconded by Fanny Villarreal. Motion was carried.
Patrick Hogan read the Agency action requested (b), “A resolution of the Board authorizing
execution and delivery of lender documents.” Motion was made by Susan Stanczyk,
seconded by Fanny Villarreal. Motion was carried
Robert Petrovich stated that the project is located where you enter Manlius at the corner of Rt. 92 and Rt. 257. He explained that the project has not advanced in a manner that is consistent with what the Agency approved, therefore the project’s benefits that were provided by the Agency are being terminated and the project will go back on the tax rolls. Susan Stanczyk asked what the dollar amount of benefits that the project received thus far is. R. Petrovich explained that there is a current PILOT, and the applicant received sales and use tax exemptions. R. Petrovich stated that the current build out of the project consists of only retail and the housing units have not yet been built.
Susan Stanczyk asked if there will be a call back of funds.
R. Petrovich stated that there’s an opportunity for a recapture, however since the applicant paid their PILOT payments, it results in a zero sum-gain.
A. Fitzgerald advised that a portion of the project was built and there was $38,000 in sales tax used, but it was used towards the project. A. Fitzgerald stated that taking into consideration the relevant factors, the Board can make the determination to not recapture, given the fact that a portion of the project was built.
R. Petrovich added that the position of the Agency at this time is not to do a recapture based on all these factors.
Patrick Hogan read the Agency action requested, “A resolution of the Board terminating a Project with Fayette Manlius, LLC, determining recapture, and directing execution of
termination documents with respect thereto.” Motion was made by Susan Stanczyk, seconded
by Fanny Villarreal. Motion was carried.
Jeff Davis recommended making a motion to go into a legal advice session to discuss items that he would like to provide advice to the Board on.
Motion to enter into Legal Advice Session was made by Susan Stanczyk, seconded by Fanny
Villarreal.
Motion to come out of Legal Advice Session was made by Susan Stanczyk, seconded by
Fanny Villarreal.
Motion to adjourn was made by Susan Stanczyk and seconded by Fanny Villarreal at 8:55 AM.
___________________________________ Alexis Rodriguez, Secretary Special Meeting Minutes October 3, 2025 A Special meeting of the Onondaga County Industrial Development Agency was held on Friday, October 3, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 10:01 AM with the following in attendance:
PRESENT:
Patrick Hogan Susan Stanczyk Leslie English Fanny Villarreal Cydney Johnson
ABSENT:
Elizabeth Dreyfuss Garard Grannell
ALSO PRESENT:
Robert M. Petrovich, Executive Director Nate Stevens, Treasurer Alexis Rodriguez, Secretary Robert Schoeneck, Assistant Treasurer Evan Carter, Assistant Secretary Jeffrey Davis, Esq., Agency Counsel Amanda Fitzgerald, Esq., Agency Counsel (via Zoom) Action Items:
Ultra Dairy, LLC has requested the execution and delivery of a mortgage and related documents with respect to a refinancing.
Jeffrey Davis advised that this is a standard refinancing and the resolution before the Board is to provide authorization for the Agency to join the lender documents as necessary. Patrick Hogan read the Agency action requested, “A resolution of the Board authorizing the
execution and delivery of lender documents.” Motion was made by Susan Stanczyk, seconded
by Fanny Villarreal. Motion was carried.
Robert Petrovich advised that this authorization is for an existing contract with Barton & Loguidice (B&L) for the work that they’re doing at the White Pine Campus. This increase is for additional costs associated with laboratory sampling for asbestos abatement that the Agency is anticipating for structures on the White Pine Campus.
R. Petrovich noted that most of the work was done on a basis of a scope, as B&L didn’t know how many samples they would have to take until they were on site.
Patrick Hogan read the Agency action requested, “A resolution of the Board authorizing an amendment to the contract with Barton & Loguidice, D.P.C., consisting of an increase to the
amount authorized in the amount of $30,940 for engineering services.” Motion was made by
Fanny Villarreal, seconded by Susan Stanczyk. Motion was carried.
Jeffrey Davis requested that the Board go into an Executive Session for the purpose of discussing proposed acquisition, sale, or lease of property.
Motion to enter Executive Session was made by Cydney Johnson, seconded by Fanny
Villarreal.
Motion to exit Executive Session was made by Susan Stanczyk, seconded by Fanny
Villarreal.
Jeffrey Davis explained that the resolution before the Board is the acquisition of a house parcel on Caughdenoy Road that is adjacent to the White Pine Science and Technology Park. He recalled for the Board that the Agency previously purchased two house parcels on Caughdenoy Road that were surrounded by land that the Agency currently owns and purchased back in 2021. The properties purchased are located on the north and south end of Caughdenoy Road.
J. Davis advised that the house parcel located in the middle of Caughdenoy Road has not yet been acquired. The agreement before the Board is to enter into a purchase and sale agreement to acquire this parcel.
J. Davis advised that there is a standard SEQRA resolution allowing the Agency to purchase the property, and a resolution authorizing the execution of a purchase and sale agreement. Patrick Hogan read the Agency action requested, “A resolution of the Board authorizing the
adoption of a SEQRA determination for the acquisition of property.” Motion was made by
Susan Stanczyk, seconded by Fanny Villarreal. Motion was carried.
Patrick Hogan read the Agency action requested, “A resolution of the Board authorizing the Executive Director to enter into a purchase contract and related documents with respect to the
acquisition of property.” Motion was made by Susan Stanczyk, seconded by Fanny Villarreal.
Motion was carried.
Jeffrey Davis advised that the Agency has been in the eminent domain procedure process with the former Shoppingtown Mall, with regard to the former Sear’s and Macy’s parcels. The action in front of the Board is a settlement in the eminent domain process regarding Transform Co. He explained that the Agency has gone through the eminent domain process and had a recent New York State Court of Appeals determination upholding the actions taken by the Board.
J. Davis advised that the Agency would like to proceed and acquire this property. The action before the Board is a settlement of any remaining eminent domain procedure process between OCIDA and Transform Co. J. Davis advised that this would be an authorization to allow the Executive Director to negotiate, finalize, execute, and deliver a purchase contract and any related documents with respect to the acquisition of the Transform Co. property at the former Shoppingtown Mall.
Patrick Hogan read the Agency action requested, “A resolution of the Board authorizing the Executive Director to negotiate, finalize, execute and deliver a purchase contract and related
documents with respect to the acquisition of property.” Motion was made by Susan
Stanczyk, seconded by Fanny Villarreal. Motion was carried.
Motion to adjourn was made by Susan Stanczyk and seconded by Fanny Villarreal at 10:29 AM.
___________________________________ Alexis Rodriguez, Secretary September 30, 2025 Revenue / Expense / Income Current Period Current YTD Operating/Non-Op Revenue 1,654,043 4,454,913 Administrative Expense 53,661 492,685 Operating/Program Expense 34,719 881,943 Net Ordinary Income 1,565,662 3,080,285 Current Assets Current YTD Total Cash 12,002,116 Less Pass Through Received - Net Cash 12,002,116 Onondaga County Industrial Development Agency Profit and Loss September 2025
Income
2116.1 Agency Fees 1,489,125.00 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees 1,600,236.11 2410 Lease Income 1,224.30 Total 500 Operating Revenue 1,601,460.41
2401 Interest Income 40,582.71 501.2 Other Non-Operating Revenue 12,000.00 Total 501 Non-Operating Revenue 52,582.71
528.003 OHB Redev LLC Funds Pass Thru 3,407.00 529 PILOT Income 1,558,902.13 Total 534 Pilot & Pass Thru Revenue 1,562,309.13 550 WPCP Pass Thru Revenue 361,463.01 Total Income $3,577,815.26 GROSS PROFIT $3,577,815.26 Expenses
6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services 3,000.00 6407 Administrative Expense 53,661.47 6409 Conference Attendence 1,664.40 6410 Office Expense 1,085.96 6414 Marketing 2,660.00 Total 6400 Operating Expense 62,071.83
6460 IDA General Legal 412.50 Total 6450 Barclay Damon 412.50 Total 6440 Legal Fees 412.50
6510.7 WPCP Marketing 9,913.97 Total 6510 White Pine Commerce Park 9,913.97 Total 6500 Agency Program Expenses 9,913.97 Accrual Basis Wednesday, October 15, 2025 10:51 AM GMT-04:00 1/2 Onondaga County Industrial Development Agency Profit and Loss September 2025
6514.1 Legal 150.00 6514.2 Engineering 15,032.50 6514.3 Property Maintenance 800.00 6514.4 Land -100,000.00 Total 6514 White Pine Science & Technology Park -84,017.50
6605.1 Pass thru Expense 1,558,902.13 6606 OHB Redev LLC Funds Pass Thru 3,407.00 Total 6605 Pilot & Pass Thru Expenses 1,562,309.13 Total 6600 Non-Operating Expenses 1,562,309.13
6610.6 Barton & Loguidice 8,360.00 Total 6610 WPCP Pass Thru Expenses 8,360.00 Total Expenses $1,559,049.93 NET OPERATING INCOME $2,018,765.33 NET INCOME $2,018,765.33 Accrual Basis Wednesday, October 15, 2025 10:51 AM GMT-04:00 2/2 Onondaga County Industrial Development Agency Balance Sheet As of September 30, 2025
Current Assets Bank Accounts 200 Cash 0.00 200.5 NBT Checking 1,194,789.27 Total 200 Cash 1,194,789.27 200.6 NBT Savings 11,271,555.28 Total Bank Accounts $12,466,344.55 Accounts Receivable 380 Accounts Rec.
380.6 A/R Fees, Lease & PILOT 1,347,643.80 Total 380 Accounts Rec. 1,347,643.80 Total Accounts Receivable $1,347,643.80 Other Current Assets
480.4 Credit Balance on Card -1,473.67 Total 480 Prepaid Expenses -1,473.67 Total Other Current Assets $ -1,473.67 Total Current Assets $13,812,514.68 Fixed Assets
101 White Pines Commerce Park -0.27 101.3 Engineering Services 0.00 101.4 Environmental/Demo Services 110.00 Total 101.3 Engineering Services 110.00 Total 101 White Pines Commerce Park 109.73 107 800 Hiawatha 604,840.42 108 White Pine Science & Technology Park 2,140,557.00 Total 100 Land 2,745,507.15
104.1 Office Furniture 2,076.11 104.2 Equipment 4,589.00 Total 104 Machinery & Equipment 6,665.11 211 A/D Office Furniture -6,018.00 250 Investment in Real Property 30,756,703.00 Total Fixed Assets $33,502,857.26 Other Assets 240 Blue Sky Redevelopment 1,641.76 Total Other Assets $1,641.76 TOTAL ASSETS $47,317,013.70 Accrual Basis Wednesday, October 15, 2025 10:50 AM GMT-04:00 1/2 Onondaga County Industrial Development Agency Balance Sheet As of September 30, 2025
Liabilities Current Liabilities Accounts Payable 300 WPCP Pass Thru Payable -0.44 Total Accounts Payable $ -0.44 Other Current Liabilities 600 Accounts Payable 0.00 600.1 Due to Related Party - OED 492,685.03 600.204 OHB Redev LLC Funds 464,228.95 600.209 Syracuse Rail Overpayment 500.00 600.3 Onondaga County Loan 28,079,656.77 600.31 Accrued Interest - OC Note Payable 3,095,059.00 Total 600.3 Onondaga County Loan 31,174,715.77 Total 600 Accounts Payable 32,132,129.75
603 PILOT Pass Thru 0.10 Total 601 PILOT and Pass Thru Payable 0.10
631.155 Skaneateles 0.10 Total 631.1 Towns 0.10
631.356 Syracuse 12,838.94 Total 631.3 Schools 12,838.94 631.4 Onondaga County 9,520.38 631.5 City of Syracuse 7,856.80 Total 631 Due to Other Governments 30,216.22 Total Other Current Liabilities $32,162,346.07 Total Current Liabilities $32,162,345.63 Total Liabilities $32,162,345.63 Equity 3900 Equity Unreserved 8,432,294.51 3901 Equity-Investment Fixed Assets 2,345,838.63 463 Reserve For Contracts 368,811.84 465 Equity - Unreserved 4,017.16 Net Income 4,003,705.93 Total Equity $15,154,668.07 TOTAL LIABILITIES AND EQUITY $47,317,013.70 Accrual Basis Wednesday, October 15, 2025 10:50 AM GMT-04:00 2/2
PAYMENT OF BILLS - SCHEDULE #510 October 23, 2025
1. BARCLAY DAMON* $ 5,000.00 Deposit - Tax Parcel #064.-01-07.3 2. BARCLAY DAMON* $ 15,000.00 Deposit - Tax Parcels 063.-01-02.4 & 063.-01-02.5 3. BARCLAY DAMON $ 177,777.78 August 2025 Legal Costs 4. JMT OF NEW YORK, LLP $ 128,787.88 August 2025 Engineering Costs 5. BARCLAY DAMON $ 600.00 Retained Corporate & Public Finance Matters, Inv#5355460 6. BARCLAY DAMON $ 37.50 Roth Steel - Invoice #5356608 7. BARCLAY DAMON $ 11,780.50 OHB Redev, Inv#5355461 8. BARCLAY DAMON $ 75.00 WPSTP Inv#5356817 9. PLAN & PRINT SYSTEMS, INC. $ 1,176.00 Inv #1353754 - Trade Show banners 10. SYRACUSE BLUEPRINT $ 63.50 Invoice #463982 11. LOVELL & ASSOCIATES $ 3,000.00 September 2025 Consulting 12. ROBERT SCHOENECK $ 123.28 Conference Expenses 13. CENTER FOR ECONOMIC GROWTH $ 937.50 Inv #702829 14. BROWN & BROWN INSURANCE SERVICES, INC. $ 1,865.10 Inv #22330865 15. ABC CREATIVE $ 17,350.00 Inv #8780 16. JMT OF NEW YORK, LLP $ 441.00 Roth Steel - Inv#43-106456 Total: $ 364,015.04 * Ratification of checks dated 10/3/2025
PAYMENT OF BILLS - SCHEDULE #510 October 23, 2025 PILOT Payments 1. ONONDAGA COUNTY $ 9,520.39 COR Inner Harbor - 3rd Qtr PILOT Payment 2. CITY OF SYRACSUE $ 7,856.80 COR Inner Harbor - 3rd Qtr PILOT Payment 3. CITY OF SYRACUSE SCHOOLS $ 12,838.94 COR Inner Harbor - 3rd Qtr PILOT Payment TOTAL $ 30,216.13
1. Fill in all blanks using “none”, “not applicable” or “not available”. If you have any questions about the way to respond, please call the Onondaga County Industrial Development Agency (the “Agency” or “OCIDA”) at 315-435-3770.
2. In accordance with Section 224-a(8)(d) of Article 8 of the New York Labor Law, the Agency has identified that any “financial assistance” (within the meaning of Section 858 of the General Municipal Law) granted by the Agency to the Applicant consisting of sales and use tax exemption benefits, mortgage recording tax exemption benefits and real property tax exemption benefits, constitutes “public funds” within the meaning of Section 224-a(2)(b) of Article 8 of the New York Labor Law and such funds are not excluded under Section 224-a(3) of Article 8 of the New York Labor Law. The Agency hereby notifies the
Applicant of the Applicant’s obligations under Section 224-a (8)(a) of Article 8 of the New York Labor Law.
3. If the OCIDA Board approves benefits, it is the company’s responsibility to obtain and submit all necessary forms and documents.
4. All projects approved for benefits by the OCIDA Board will close with the Agency within 6-months of the OCIDA Board approval date. If this schedule cannot be met, the Applicant will need to submit a closing schedule modification written request to the Executive Director that will be presented to OCIDA Board for consideration.
5. The Agency will not give final approval for this Application until the Agency receives a completed NYS Full Environmental Assessment Form concerning the project which is the subject of this Application. The form is available at https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf 6. Public Officers Law stipulates all records in the possession of the Agency (with certain limited exceptions) are open to public inspection and reproduction. Should the Applicant believe there are project elements which are trade secrets if publicly disclosed or otherwise widely disseminated, would cause substantial injury to the Applicant’s competitive position, the Applicant must identify such elements in writing and request that such elements be kept confidential. In accordance with Article 6 of the Public Officer’s Law, the Agency may also redact personal, private, and/or proprietary information from publicly disseminated documents.
7. A final Application (OCIDA staff reviewed/approved) and associated fees MUST be received at least 10 business days prior to the upcoming Board meeting to be placed on the agenda. A signed application may be submitted by mail and/or electronically in PDF format to Alexis Rodriguez at alexisrodriguez@ongov.net.
• A check payable to the Agency in the amount of $1,000 • A check payable to Barclay Damon LLP in the amount of $2,500 This Application was adopted by the OCIDA Board on February 15, 2024.
Onondaga County Industrial Development Agency Page 1 Submit completed application to:
Onondaga County Industrial Development Agency
Phone: 315-435-3770 alexisrodriguez@ongov.net
Submittal Date: _____________ A) Applicant/Project Operator information (company receiving benefits):
1. Applicant/Project Operator: __________________________________________________ Cameron Hinsdale, LLC
Applicant/Project Operator Address: _______________________________________ PO Box 360, Camillus NY 13031 __________ Phone: __________________________ 315-729-8097 Fax: ________________________ __________ Website: ___________________________ Email: _____________________ JCheney@cameronllc.com ____________ Federal ID#: ________________________ 99-1830747 NAICS: ________________________________ State of Incorporation: ____________________________________________________________ NY See link for your NYS incorporation information. https://apps.dos.ny.gov/publicInquiry 2. Owner (if different from Applicant/Project Operator): ____________________________ Owner Address: __________________________________________________________ Federal ID#: ______________________________________________________________ State of Incorporation: ______________________________________________________ List of stockholders, members, or partners of Owner: ____________________________ _ B) Applicant Business Organization (check appropriate category):
☐ Corporation ☐ Partnership ☐ Public Corporation ☐ Joint Venture ☐ Sole Proprietorship ☐ ✔ Limited Liability Company ☐ Other, explain List all stockholders, members, or partners with % of ownership greater than 5%: Name % of ownership ___________________________________ Joseph Goethe _________________________________ 35% ___________________________________ Thomas Valenti _________________________________ 35% ___________________________________ _________________________________ ___________________________________ _________________________________ Onondaga County Industrial Development Agency Page 2 C) Applicant Business Description:
Estimated % of sales within Onondaga County: _________________________________ 100 Estimated % of sales outside Onondaga County but within New York State: ___________ Estimated % of sales outside New York State but within the U.S.: __________________ Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________
Applicant /Owner History: 1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain 2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐ ✔ No ☐ Yes, explain 4. Has the Applicant/Owner received assistance from Onondaga County Industrial Development Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ ✔ Yes, explain (Provide year, project name, benefit description, amounts, address) Hinsdale Road Group, LLC - Township 5 E) Individual Completing Application:
Name: John Cheney Title: _______________________________ CFO Address: PO Box 360, Camillus NY 13031 Phone: ______________________________
Cell Phone: E-mail:______________________________ JCheney@cameronllc.com F) Company Contact (if different from individual completing application):
Name: Joseph Goethe Title: ____________________________ Managing Member Address: PO Box 360, Camillus NY 13031 Phone: ___________________________
Cell Phone: Email: ___________________________ joe@cameronllc.com Onondaga County Industrial Development Agency Page 3 G) Company Counsel:
Name of Attorney: _____________________________________________________________ Kevin McAuliffe Firm Name: __________________________________________________________________ Barclay Damon, LLP Address: _____________________________________________________________________
Phone: ______________________________________________________________________
Cell Phone: ___________________________________________________________________
Email: _______________________________________________________________________ KMcAuliffe@barclaydamon.com Onondaga County Industrial Development Agency Page 4
A) Project Location is where the investment will take place. If Applicant is moving, the new
location should be entered here and the current location should be in Section I. Address: 532-536 HInsdale Road, Camillus NY 13031 Legal Address (if different):
City: Town: _______________Village: Camillus Zip Code: 13031 School District: West Genesee Tax Map Parcel ID(s): 017.-04-48.1 / 017.-04-08.1 / 017.-04-09.0 / 017.-04-10.0 / 017.-04-.05.0 / 017-.04-06.0 Full Market Value: _______________ $1,137,228 Square Footage of Existing Building(s):_______________ N/A B) Project Activity (Check all that apply):
☐ ✔ New construction ☐ Acquisition of existing facility ☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield ☐ Renovation of existing facility ☐ ✔ Demolition and construction ☐ Purchase of machinery/equipment C) Select Project Type or Project End Use at site (you may check more than one): ☐ Manufacturing ☐ ✔ Mixed Use ☐ ✔ Retail (see Section V) ☐ Facility of Aging ☐ Housing Project (see Section VII) ✔ ☐ Distribution/Wholesale ☐ Civic Facility (not for profit) ☐ ✔ Commercial ☐ Industrial ☐ Renewable Energy Project (see Section VI) ☐ Other, explain D) Project Narrative: Please check one of the two boxes below and attach statement. ☐ ✔ A statement that the Project described in this application would not be undertaken but for the financial assistance provided by the Agency. See Attached ☐ If the Project is going to advance regardless of any financial assistance from the Agency, please provide a statement indicating why the project should be considered by the Agency for any financial assistance.
Onondaga County Industrial Development Agency Page 5 E) Description of Project: Please attach a detailed narrative of the proposed Project. Please attached copies of site plans, sketches or maps. This narrative should include, but is not limited to:
☐ ✔ (i) a description of your Company’s background, customers, goods and services and the principal products to be produced and/or the principal activities that will occur on the Project site; See Attached ☐ ✔ (ii) the size of the Project in square feet and a breakdown of square footage per each intended use; Commercial Upto 50,0000 sf Multi-Family Res SF 175,000 (+/-175 Units) ☐ ✔ (iii) the size of the lot upon which the Project sits or is to be constructed; 22.28 Acres ☐ ✔ (iv) the current use of the site and the intended use of the site upon completion of the Project; Vacant Land part of church property devloped into a mixed use residential project ☐ ✔ (v) describe your method for site control (Own, lease, other).See Attached Contract F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of the company from one area of the state to another area of the state OR in the abandonment of one or more plants or facilities of the company located within the state? ☐✔ No ☐ Yes G) Please describe any compelling circumstances the Agency should be aware of while reviewing this application.
H) Local Approvals (Site Plan and Environmental Review) Have site plans been submitted to the appropriate town or local planning department? ☐✔ No. When will the plans be submitted? _____☐ 11/01/25 Yes, what is the status?______ Has the project received site plan approval from the town or local planning board? ☐✔ No, anticipated approval date. _____ 12/31/25 ☐Yes, date ______ If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the related SEQR determination. (NOTE: SEQR determination is required for final approval and sales tax agency appointment.)
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf b. Has Lead Agency been established? ☐ ✔ No ☐ Yes, name of Lead Agency __________________ c. Have any environmental issues been identified on the property?
☐✔ No ☐ Yes, explain Onondaga County Industrial Development Agency Page 6
A) Project Costs and Finances Description of Costs Total Budget Amount Land Acquisition $ 1,800,000 Site Work/Demo $ 7,437,696 Building Construction & Renovation $35,101,343 Furniture & Fixtures Equipment Project Soft Cost $ 7,869,873 Management/Developer Total Project Cost Fees project $52,208,912 cost Management/Developer Fees projecthave Please costdocumentation available upon request. Do not include OCIDA fees, OCIDA application fees or OCIDA legal fees as part of the Total Project Cost.
Sources of Funds for Project Costs:
1. Bank Financing $__________________
2. Equity $__________________
3. Tax Exempt Bond Issuance (if applicable) $__________________ 4. Taxable Bond Issuance (if applicable) $__________________ 5. Total Sources of Funds for Project Costs $__________________
grants and tax credits) $__________________ -Identify each state and federal grant/credit:
__________________________________ O-CHIPS $__________________ TBD __________________________________ $__________________ __________________________________ $__________________ Onondaga County Industrial Development Agency Page 26 of 151 Page 7 B) Employment and Payroll Information Full Time Equivalent (FTE) is defined as one employee working no less than 35 hours per week or two or more employees together working a total of 35 hours per week.
☐✔ No ☐ Yes, provide number of FTE jobs at the project site ___________ If you are relocating, are all employees moving to new site? ☐ No, explain ☐ Yes
Estimate the number of FTE jobs to be retained as a result of this Project:
Estimate the number of construction jobs to 100 be created by this Project:
Estimate the average length of construction 18 jobs to be created (months):
Current annual payroll including the benefit cost:
Average annual growth salary/wage rate (%) C) New Employment Benefits Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will be created at the Project site at the end of the first, second, and third, years after the Project is completed. Jobs should be listed by title of category (see below), including FTE independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers. Onondaga County Industrial Development Agency Page 27 of 151 Page 8 Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE) Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs Annual Pay Created Created Created Created Created Year 1 Year 2 Year 3 Year 4 Year 5 Retail Hourly $48,650 0 5 5 Commercial $52,000 5 5 5 D) Financial Assistance sought:
☐ ✔ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final PILOT schedule: _____________________ ☐ ✔ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________ ☐ ✔ Sales and Use Tax Exemption (4% Local, 4% State): _________________________ ☐ Tax Exempt Bond Financing (Amount Requested): ___________________________ ☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency Page 28 of 151 Page 9 E) Mortgage Recording Tax Exemption Benefit Calculator: Amount of mortgage that would be subject to mortgage recording tax:
Mortgage Amount (include sum total of construction/permanent/ bridge financing): $ 50,000,000 Estimated Mortgage Recording Tax Exemption Benefit (product of mortgage amount as indicated above, multiplied by .0075): $ 375,000 F) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are subject to State and local Sales and Use Tax: $_____________
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure, above): $_____________
Onondaga County Industrial Development Agency Page 29 of 151 Page 10
This section of the Application will be: (i) completed by Agency Staff based upon information contained within the Application, and (ii) provided to the Applicant for ultimate inclusion as part of this completed Application prior to the completed application being provided to the OCIDA Board.
A) PILOTS Estimate Table Worksheet OCIDA estimate of current value New construction and renovation costs OCIDA estimate of increase in value OCIDA estimated value of completed project OCIDA estimate of taxes that would have been collected if the project did not occur Scheduled PILOT payments County Local School Full Tax PILOT Total Exemption PILOT PILOT PILOT Payment Net Exemption Year PILOT % Amount Amount Amount w/o PILOT
Estimates provided are based on current property tax rates and assessment value (current as of date of application submission) and have been calculated by IDA staff.
Onondaga County Industrial Development Agency Page 30 of 151 Page 11
For Retail Retail Projects Only Only Tax 1. Will the cost of the retail portion of the Project exceed one-third of the total project cost?
☐ Yes ☐ ✔ No If yes, please answer, questions 2, 3 and/or 4 below.
If yes, please explain how much the project will exceed one-third of the total project cost.
2. Is the Project located in a distressed area? A distressed area is a census tract that has a) A poverty rate of at least 20% or at least 20% of households receiving public assistance, and (b) an unemployment rate of least 1.25 times the statewide unemployment rate for the year to which the date relates.
☐ Yes ☐ ✔ No If yes, please provide the data and explain.
3. Is the Project likely to attract a significant number of visitors from outside of the economic development region?
☐ Yes ☐ ✔ No If yes, please provide a third party market study.
4. Is the predominate purpose of the Project to make available goods or services which would not, but for the Project, be reasonably accessible to the residents of the Town, City, County or Village of where the Project will be located. ☐ Yes ☐ ✔ No If yes, please provide data and explain.
Onondaga County Industrial Development Agency Page 31 of 151 Page 12
Please answer all the questions as an addendum to this application: P X, an 1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the Project would be affected if these benefits were not provided. [see Section II (C)]
☐ Yes, please provide a copy of the lease ☐ No, purchased the property. Please provide documentation.
3. Has the Applicant provided written communication to the affected taxing jurisdictions notifying them of its intent to construct a renewable energy project?
☐ Yes ☐ No 4. Has the Applicant received a letter of support for the megawatt cost to be used as a basis for the PILOT from the town, city, and village where the Project is located?
☐ Yes, please provide copy of the letter.
☐ No 5. Has the Applicant received a letter of support for the megawatt cost to be used as a basis for PILOT from the school district?
☐ Yes, please provide copy of the letter.
☐ No
☐ Yes ☐ No, have you reached out to the town assessor to discuss a subdivision or slash parcel? Explain:
7. Will the Applicant enter into a decommissioning plan with the host community, including financial assurance the plan can be executed?
☐ Yes, explain.
☐ No *PLEASE SEE FOLLOWING PAGE FOR OCIDA SOLAR GUIDANCE & BEST PRACTICE Onondaga County Industrial Development Agency Page 32 of 151 Page 13 OCIDA Solar PILOTs Guidance and Best Practice OCIDA SOLAR PILOTs GUIDANCE AND BEST PRACTICE To be placed on the Agency meeting agenda, proposed solar projects must provide the Agency with the following in advance of the Project’s first OCIDA Board meeting:
1. Fully completed OCIDA application.
2. Copy of Environmental Assessment Form.
3. A SEQR resolution approved by a local municipality indicating the municipality that is lead agency, the type of action (I, II, or unlisted) and, if completed, the SEQR determination made by the municipality.
4. Copies of your zoning applications submitted to the local municipality.
5. Verification of parcel subdivision process with the town (if the entire parcel will not be used for the solar project).
6. A statement clarifying whether the applicant will lease or purchase the real property on which the Project is situated. If leased, provide a copy of the proposed or executed lease. If lease parcel is less than entire parcel then see 5 above.
7. A supporting document from the local town, village, city, and/or school district outlining the agreed upon cost per megawatt to be used as a basis for the PILOT. The Agency cannot create the PILOT schedule without this information.
8. Absent a showing otherwise by the Company, deemed acceptable by the Agency in the sole and absolute discretion, the Company must close with the Agency on a project prior to consideration of any requested organizational structure or project entity ownership changes. You will receive a draft Cost Benefit Analysis and a Draft PILOT schedule from this office. You may use these documents as your Project progresses through the Agency approval process. Agency staff are available to update these two documents as needed.
Onondaga County Industrial Development Agency Page 33 of 151 Page 14
Please answer all the questions as an addendum to this application:
Defined terms:
“Market Rate Housing”: Housing units priced at the current rental rate for the area. “Workforce Housing”: Housing consisting of a specified percentage of units (at least 10-15% per the PILOT Exemption Scale) with rent rates designated to an 80% household AMI as identified in the Workforce Housing AMI chart located in Housing Exhibit A on the Agency's website. Income levels for individuals living in the specified Workforce Housing units shall not exceed 120% AMI.
“Senior Lifestyle Communities”: Housing communities for individuals 55 years or older. Communities may offer a variety of amenities, including but not limited to pools, community rooms, fitness centers, playgrounds, firepits, bocce/pickleball/tennis courts, picnic areas, spaces for relaxation and entertainment, safety amenities, on-site medical services, entertainment and dining, walkability, bike trails, and dog parks, playgrounds. 1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the project would be impacted if these benefits were not provided. {Section II (D)} 2. Describe how the proposed housing project fulfills an unmet need in the community. 3. Please provide a market study documenting a need for the proposed project. 4. Describe how the proposed project aligns with the Plan Onondaga County comprehensive plan. (Plan Onondaga) 5. Is the Project considered infill in a populated area? If yes, please explain. 6. Is there additional infrastructure necessary to service the project? If yes, please explain. 7. Is the project a part of a larger mixed-use development? If yes, please describe. Onondaga County Industrial Development Agency Page 34 of 151 Page 15
In absence of a waiver permitting otherwise, every project seeking the assistance of the Onondaga County Industrial Development Agency (Agency) must use local general contractors, sub- contractors, and labor for one-hundred percent (100%) of the construction of new, expanded, or renovated facilities. The project’s construction or project manager need not be a local company. Noncompliance may result in the revocation and/or recapture of all benefits extended to the project by the Agency. Local Labor is defined as laborers permanently residing in the State of New York counties of Cayuga, Cortland, Herkimer, Jefferson, Madison, Oneida, Onondaga, Oswego, Tompkins, and Wayne. Local (General/Sub) Contractor is defined as a contractor operating a permanent office in the State of New York counties of Cayuga, Cortland, Herkimer, Jefferson, Madison, Oneida, Onondaga, Oswego, Tompkins and Wayne. The Agency may determine on a case-by-case basis to waive the Local Access Policy for a project or for a portion of a project where consideration of warranty issues, necessity of specialized skills, significant cost differentials between local and non-local services or other compelling circumstances exist. The procedure to address a local labor waiver can be found in the OCIDA handbook, which is available upon request. In consideration of the extension of financial assistance by the Agency Cameron Hinsdale, LLC (the Company understands the Local Access Policy and agrees to abide by it. The Company understands that an Agency tax-exempt certificate is typically valid for 12 months from the effective date of the project inducement and extended thereafter upon request by the Company. The Company further understands that any request for a waiver to this policy must be submitted in writing and approved by the Agency.
I agree to the conditions of this agreement and certify all information provided regarding the construction and employment activities for the project as of 08/29/2025 (date). If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Applicant(s) Company: Cameron Hinsdale, LLC Representative for Contract: Joseph Goethe __ Address: PO Box 360 City: Camillus State: NY Zip: 13031 Phone: 315-729-8097 Email: Joe@cameronllc.com Project Address: 532 Hinsdale Road, Camillus, NY 13031 City: Camillus State: NY Zip: 13031 Signature:
General Contractor: Cameron Group, LLC Contact Person: John Cheney Address: PO Box 360 City: Camillus State: NY Zip: 13031 Phone: 315-729-8097 Email: jcheney@cameronllc.com Authorized Representative: John Cheney Title: CFO Signature:
Onondaga County Industrial Development Agency Page 35 of 151 Page 16
* Minimum Fee to be applied to all project receiving OCIDA benefits is 1% of the Total Project Cost (TPC) ACTIVITY FEES COMMENTS Non- refundable Application Fee (All projects $1,000 except Solar Projects) Due at time of application Non-refundable Application Fee (Solar $10,000 Projects Only) Legal Deposit (All projects except Solar $2,500 Due at time of Projects) application Legal Deposit (Solar Projects Only) $5,000 Minimum Fee of 1% of TPC 1. Sales and Use Tax Exemption .01 X TPC Due at closing
3. PILOT is an additional fee .0025 X TPC (total X .0125) 4. Bond refinancing .0025 X TPC (total X .015) Projects that exceed $250,000,000 in Total Project Cost and/or create in excess of 500 new jobs, may be eligible to negotiate a non- TBD based on Executive Director Due at closing standard Agency fee with the Executive determination Director.
Agency Legal Fees Due at closing Fee for first $20 million .0025 X of the project cost or bond amount ..
Fee for expenses above $20 million .00125 X of project cost or bond amount Amendment or Modification of IDA documents, including but not limited to name $2500 All Projects (except Solar or organization change, refinancing, etc. Project) Due at time of Consent to the amendment or modification of $4500 Solar Projects Request IDA documents prior to closing on the project Attorney fees determined by shall be given at OCIDA’s sole and absolute OCIDA Legal Representative. discretion.
OCIDA reserves the right to modify this schedule at any time and assess fees and charges in connection with other transactions such as grants of easement or lease or sale of OCIDA-owned property. Onondaga County Industrial Development Agency Page 36 of 151 Page 17
Information to be Provided the Company: Each Company agrees that to receive benefits from the Agency it must, whenever requested by the Agency or required under applicable statutes or project documents, provide and certify or cause to be provided and certified such information concerning the Company, its finances, its employees and other topics which shall, from time to time, be necessary or appropriate, including but not limited to, such information as to enable the Agency to make any reports required by law or governmental regulation.
Please refer to the OCIDA Uniform Tax Exemption Policy (UTEP).
I have read the foregoing and agree to comply with all the terms and conditions contained therein as well as policies of the Onondaga County Industrial Agency.
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Name of Applicant(s) Company _________________________________ Cameron Hinsdale, LLC Signature of Officer or Authorized Representative: _________________________________ Name & Title of Officer or Authorized Representative: _________________________________ John Cheney CFO Date: ______________
Onondaga County Industrial Development Agency Page 37 of 151 Page 18
Agency Board Members Patrick Hogan, Chairperson Janice Herzog, Vice Chairperson Susan Stanczyk Fanny Villarreal Cydney Johnson Elizabeth Dreyfuss Garard Grannell 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 G. Lisson, CPA, Grossman St. Amour Certified Public Accountants PLLC The Applicant(s) has received a list of members, officers and staff of the Agency. To the best of my knowledge, no member, officer or employee of the Agency has an interest, whether direct or indirect, in any transaction contemplated by this Application, except as hereinafter described: If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Name of Applicant(s) Company _________________________________ Cameron Hinsdale, LLC Signature of Officer or Authorized Representative: _________________________________ Name & Title of Officer or Authorized Representative: _________________________________ John Cheney CFO Date: ______________
Onondaga County Industrial Development Agency Page 38 of 151 Page 19
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
John Cheney (Name of CEO or other authorized representative of
Applicant)(s) confirms and says that he/she is the ____________________ CFO (title) of ____________________ Cameron Group, LLC (name of corporation or other entity) named in the attached Application (the “Applicant”), that he/she has read the foregoing Application and knows the contents thereof, and hereby represents, understands, and otherwise agrees with the Agency and as follows:
A. First Consideration for Employment: In accordance with §858-b (2) of the New York General Municipal Law, the Applicant understands and agrees that if the Project receives any Financial Assistance from the Agency, except as otherwise provided by collective bargaining agreements, where practicable, the Applicant will first consider persons eligible to participate in WIA programs who shall be referred by the CNY Works for new employment opportunities created as a result of the Project.
B. Annual Sales Tax Filings: In accordance with §874(8) of the New York General Municipal Law, the Applicant understands and agrees that if the Project receives any sales tax exemptions as part of the Financial Assistance from the Agency, the Applicant agrees to file, or cause to be filed, with the New York State Department of Taxation and Finance, the annual form prescribed by the Department of Taxation and Finance, describing the value of all sales tax exemptions claimed by the Applicant and all consultants or subcontractors retained by the Applicant. For additional information on NYS sales and use tax see here.
C. Outstanding Bonds: The Applicant understands and agrees to provide on an annual basis any information regarding bonds, if any, issued by the Agency for the project that is requested by the Comptroller of the State of New York.
D. Employment Reports: The Applicant understands and agrees that, if the Project receives any financial assistance from the Agency, the Applicant agrees to file with the Agency, at least annually or as otherwise required by the Agency, reports regarding the number of people employed at the project site, salary levels, contractor utilization and such other information (collectively, “Employment Reports”) that may be required from time to time on such appropriate forms as designated by the Agency. Failure to provide Employment Reports within 30 days of an Agency request shall be an event of default under the Project closing documents. Please see this page for ST-340 form required in the above referenced employment report.
Onondaga County Industrial Development Agency Page 39 of 151 Page 20 E. Housing Reports and Information: The Applicant understands and agrees that if the Project is a housing project, the Applicant shall file with the Agency, at least annually or as otherwise required by the Agency, reports regarding the number of revenue-generating units constructed or reconstructed and the household income or tenant age, as applicable. Upon request of the Agency, the Applicant shall provide supporting documentation for all housing related information provided. Failure to provide such reports and supporting information shall be an event of default under the Project closing documents F. Prevailing Wage: The Applicant understands and agrees that, if the Project receives any financial assistance from the Agency, the Applicant shall determine whether the Project is a “covered project” pursuant to Section 224-a of Article 8 of the New York Labor Law and, if applicable, the Applicant shall comply with Section 224-a of Article 8 of the New York Labor Law; and the Applicant further covenants that the Applicant shall provide such evidence of the foregoing as requested by the Agency.
G. Compliance: The Applicant understands and agrees that it is in substantial compliance with applicable local, state, and federal tax, worker protection, and environmental laws, rules, and regulations. The Applicant confirms and acknowledges that the owner, occupant or operator receiving financial assistance for the proposed Project is in substantial compliance with applicable local, state, and federal tax, worker protection and environmental laws, rules and regulations.
H. The Applicant understands and agrees that the provisions of Section 862(1) of the New York General Municipal Law, as provided below, will not be violated if financial assistance is provided for the proposed Project:
§ 862. Restrictions on funds of the Agency. (1) No funds of the Agency shall be used in respect of any project if the completion thereof would result in the removal of an industrial or manufacturing plant of the project occupant from one area of the state to another area of the state or in the abandonment of one or more plants or facilities of the project occupant located within the state, provided, however, that neither restriction shall apply if the agency shall determine on the basis of the application before it that the project is reasonably necessary to discourage the project occupant from removing such other plant or facility to a location outside the state or is reasonably necessary to preserve the competitive position of the project occupant in its respective industry. I. The Applicant confirms and acknowledges that the submission of any knowingly false or knowingly misleading information may lead to the immediate termination of any financial assistance and the reimbursement of an amount equal to all or part of any tax exemption claimed by reason of the Agency’s involvement in the Project. J. The Applicant confirms and hereby acknowledges that as of the date of this Application, the Applicant is in substantial compliance with all provisions of Article 18-A of the New York General Municipal Law, including, but not limited to, the provision of Section 859- a and Section 862(1) of the New York General Municipal Law.
Onondaga County Industrial Development Agency Page 40 of 151 Page 21 The Applicant and the individual executing this Application on behalf of Applicant acknowledge that the Agency and its counsel will rely on the representations and covenants made in this Application when acting hereon and hereby represents that the statements made herein do not contain any untrue statement of a material fact and do not omit to state a material fact necessary to make the statement contained herein not misleading.
K. The Agency has the right to request and inspect supporting documentation regarding attestations made on this application.
L. Hold Harmless Agreement: Applicant hereby releases Onondaga County Industrial Development Agency and the members, officers, servants, agents and employees thereof (the "Agency") from, agrees that the Agency shall not be liable for, and agrees to indemnify, defend and hold the Agency harmless from and against any and all liability arising from or expense incurred by: (A) the Agency's examination and processing of, and action pursuant to or upon, the attached Application, regardless of whether or not the Application or the Project described therein or the tax-exemptions and other assistance requested therein are favorably acted upon by the Agency; (B) the Agency's acquisition, construction, reconstruction, equipping and/or installation of the Project described therein and (C) any further action taken by the Agency with respect to the Project, including without limiting the generality of the foregoing, all cause of action and attorney's fees and any other expenses incurred in defending any suits or action which may arise as a result of any of the foregoing. If, for any reason, the Applicant fails to conclude or consummate necessary negotiations, or fails, within a reasonable or specified period of time, to take reasonable, proper or requested action, or withdraws, abandons, cancels or neglects the Application, or if the Agency or the Applicant are unable to reach final agreement with respect to the Project, then, and in the event, upon presentation of an invoice itemizing the same, the Applicant shall pay to the Agency, its agents or assigns, all costs incurred by the Agency in the process of the Application, including attorney's fees, if any. Onondaga County Industrial Development Agency Page 41 of 151 Page 22 You cannot enter Route 5 45,317 cars/day heading west from Hinsdale Road. The most convenient path is Township Boulevard 12,101 cars/day through Township 5 Off Ramp 11,018 cars/day On Ramp
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But For Statement:
But for the financial assistance provided through the OCIDA Payment In Lieu of Taxes (PILOT) program and associated tax abatements, the Cameron Hinsdale mixed-use development would not be financially feasible under current market conditions.
The project faces significant financial constraints due to:
o Lending institutions have tightened underwriting standards for mixed-use developments, requiring higher equity contributions and offering lower loan-to- value ratios.
o Rising interest rates have increased debt service costs, reducing project cash flow and investor returns.
o Traditional financing sources are reluctant to fund speculative commercial components, especially in secondary markets like Onondaga County.
o Since 2020, national construction material costs have surged: concrete (+15%), lumber (+16%), and steel (+22%), with no signs of significant relief. o Labor shortages and rising insurance premiums further compound development costs, making it difficult to maintain budget and timeline integrity. o Developers are increasingly forced to consider prefabrication and alternative construction methods to mitigate cost overruns, which may not be viable for all components of this project.
o The project will provide much-needed housing and commercial space, supporting job creation and community growth.
o Without OCIDA support, the financial gap created by high costs and constrained financing would prevent the project from moving forward, resulting in lost economic opportunity for the region.
Conclusion:
The PILOT agreement and associated OCIDA incentives are essential to bridge the financial gap and enable Cameron Hinsdale, LLC to proceed with this high-impact development. These benefits will allow the project to attract necessary capital, manage construction risks, and deliver long-term value to Onondaga County.
General Statement on Cameron Group, LLC’s Development Capabilities Cameron Group, LLC has demonstrated a strong capacity to successfully develop, construct, and maintain mixed-use projects, as evidenced by the thriving Township 5 development in Camillus, New York. As the only “Live, Work, Shop, Stay and Play” center in Central New York, Township 5 spans over 500,000 square feet and includes a dynamic mix of retail, residential, office, hospitality, and entertainment spaces. Anchored by major national tenants such as Costco and Movie Tavern, and complemented by a wide range of restaurants, medical offices, and residential units, the project showcases Cameron Group’s ability to create vibrant, sustainable communities.
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