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315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET • ONGOVED.COM Regular Meeting Agenda June 12, 2025 Call to Order the Regular Meeting of the Agency A. Approval of Minutes: May 8, 2025 B. Treasurer’s Report C. Payment of Bills D. Conflict of Interest Action Items:
Paradise Companies 10, LLC is proposing to demolish the existing dilapidated building located at 111 and 117 East Seneca Street in the Town of Manlius and construct an approximately 14,520 square foot mixed-use building in its place. The new building will contain approximately 13 residential units and a small commercial space. The applicant is requesting exemptions from certain sales and use taxes, real property taxes, real estate transfer taxes and mortgage recording taxes.
Agency Action Requested:
a. A resolution of the Board to authorize adoption of SEQRA determination. b. A resolution of the Board authorizing the financial assistance the Agency will provide. Agency benefits requested include exemptions from certain real property taxes, real estate transfer taxes, sales and use taxes and mortgage recording taxes. Representative: Grazi Zazzara
Liverpool Lodging Ventures LLC is proposing to construct an approximately 103,673 sq. ft. dual-branded Marriott hotel, consisting of a Fairfield Inn & Suites and a Residence Inn, located in the town of Clay. The hotel will feature approximately 162 rooms and serve a diverse range of guests and extended-stay visitors.
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: Jeffrey Davis, Agency Counsel 3. Upstate Pathology Lab Ownership, LLC (Project #3101-24-07A) – Project Update
Old Thompson Road, 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. Adjourn Regular Meeting Minutes May 8, 2025 A regular meeting of the Onondaga County Industrial Development Agency was held on Thursday, May 8, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 8:32 AM with the following in attendance:
PRESENT:
Patrick Hogan Janice Herzog Susan Stanczyk Fanny Villarreal Garard Grannell Cydney Johnson
ABSENT:
Elizabeth Dreyfuss
ALSO PRESENT:
Robert M. Petrovich, Executive Director Nathaniel Stevens, Treasurer Alexis Rodriguez, Secretary Robert Schoeneck, Assistant Treasurer Evan Carter, Assistant Secretary Amanda Fitzgerald, Esq., Agency Counsel Jeffrey Davis, Esq., Agency Counsel James Trasher, CHA Consulting, Inc.
Approval of Meeting Minutes: April 10, 2025 Upon motion by Janice Herzog, seconded by Susan Stanczyk, the Board approved the regular meeting minutes of April 10, 2025. Motion was carried.
Treasurer’s Report:
Nate Stevens gave a brief overview of the Treasurer’s Report for the month of April 2025. Upon motion by Janice Herzog, seconded by Fanny Villarreal, the Board approved the Treasurer’s Report of the month of April 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 Janice Herzog, the Board approved the Payment of Bills. Motion was carried.
Action Items:
1. United Auto Supply of Syracuse West, Inc. (Project #3101-25-03A) Second Meeting United Auto Supply of Syracuse West, Inc. is proposing to renovate approximately 259,000 square feet located at 1165 Van Vleck Rd (also known as 1200 State Fair Blvd) in the Town of Geddes to allow for expansion of operations, distribution, and warehousing at one centralized location.
James Trasher stated that United Auto Supply of Syracuse West, Inc. (the Applicant) purchased the former PNC Warehouse years ago. The Applicant converted a third of the warehouse for their distribution. The remaining warehouse space was formerly occupied by Lowes and W.B. Mason. Three years ago, Lowes relocated within Onondaga County to Erie Blvd. Recently, W.B. Mason also relocated within Onondaga County to the former Rite Aid warehouse on Buckley Road. With the recent relocation of W.B. Mason, the Applicant plans to expand their current operations into the 259,000 sq. ft of warehouse space that W.B. Mason previously occupied.
Trasher advised that the Applicant is planning to spend $4 million on renovations and the remaining funds will be used for equipment to run their operations. Trasher stated that the
Applicant is requesting exemptions from sales and use taxes and mortgage recording taxes. Trasher noted that he and the Applicant met with the Town of Geddes’s Town Board to explain the scope of the project and the benefits requested from the Agency. Trasher stated that there was misunderstanding by the Town Board of the benefits requested. At the meeting, the benefits requested of the Agency were clarified and the Town Board communicated their approval of the project.
Alexis Rodriguez noted that at the public hearing there were two Town officials who made comments in opposition of the project. Rodriguez stated that after the public hearing was closed, she explained the benefits requested by the Applicant with the Town officials. After this discussion, the Town officials stated that they are in approval of the project advancing and retract their comments in opposition of the project. Rodriguez stated that she also has documentation of the retracted comments.
Patrick Hogan read the Agency Action Requested (a) of “A resolution of the Board to authorize adoption of SEQRA determination.” Amanda Fitzgerald noted to the Board that
this is a Type II Action under SEQRA. Motion was made by Susan Stanczyk, seconded by
Janice Herzog. Motion was carried.
Patrick Hogan read the Agency Action Requested (b) of “A resolution of the Board to authorizing the financial assistance the Agency will provide. Agency benefits requested include exemptions from certain sales and use taxes, real estate transfer taxes, and mortgage
recording taxes.” Motion was made by Fanny Villarreal, seconded by Susan Stanczyk.
Motion was carried.
Robert Petrovich stated that OCIDA has an existing contract with Barton & Loguidice (B&L) for engineering services. He recalled that the Agency contracted B&L for the demolition of the structures on Burnet Road, however the Agency didn’t own all the structures on Burnet Road at the time. Petrovich explained that the Agency needs a new work order with B&L to conduct pre-demolition asbestos surveys, and as necessary, administer asbestos abatement and removal on the remaining structures that the Agency now owns. Once the asbestos surveys and removal is completed, the Agency will be able to demolish the structures. Petrovich advised that B&L is also preparing a bid specification for a contractor to submit a quote on the demolition of the remaining structures. Petrovich noted that the schedule for this is some time in Q4 of 2025.
Patrick Hogan read the Agency Action Requested of “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 $86,000 for engineering services.” Motion was made
by Janice Herzog and seconded by Susan Stanczyk. Motion was carried.
Amanda Fitzgerald stated that OCIDA recently closed on their straight-lease transaction with Finger Lakes Railway in February. Finger Lakes Railway is giving a small portion of the parcels that OCIDA has an interest in, to an easement to the Village of Solvay for pavement and drainage work. Due to the Agency being in title of the property as a factor of the straight- lease transaction, the Agency needs to join the easement documents. Fitzgerald advised that this is an administrative action of the Board authorizing the Executive Director, Robert Petrovich, to work with Jeffrey Davis and herself to review the documents and ultimately sign them.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing execution of an easement agreement and any related documents in connection with the
granting of a non-exclusive easement to the Village of Solvay.” Motion was made Susan
Stanczyk and seconded by Janice Herzog. Motion was carried.
Alexis Rodriguez welcomed OCIDA’s new Board member, Gar Grannell. She advised that OCIDA staff would like to appoint Gar Grannell to the Governance Committee. Patrick Hogan read the Agency Action Requested (a) of “A resolution of the Board
appointing Gar Grannell as a member of the Governance Committee.” A motion was made
by Susan Stanczyk and seconded by Janice Herzog. Motion was carried.
Patrick Hogan read the Agency Action Requested (b) of “A resolution of the Board
appointing Fanny Villarreal as Chair of the Governance Committee.” A motion was made by
Janice Herzog and seconded by Susan Stanczyk. Motion was carried.
Robert Petrovich stated that there is currently a vacancy in the Assistant Secretary position. He advised that Evan Carter has demonstrated his ability to be helpful in the overall process of the Economic Development office, particularly with the IDA. Petrovich asked the Board to consider appointing Evan Carter as Assistant Secretary.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board appointing
Evan Carter as Assistant Secretary.” A motion was made by Janice Herzog and seconded by
Susan Stanczyk. Motion was carried.
Motion to adjourn was made by Susan Stanczyk and seconded by Janice Herzog at 8:43 AM.
__________________________________ Alexis Rodriguez, Secretary May 31, 2025 Revenue / Expense / Income Current Period Current YTD Operating/Non-Op Revenue 1,471,551 2,293,534 Administrative Expense 49,700 255,872 Operating/Program Expense 40,177 347,588 Net Ordinary Income 1,381,675 1,690,074 Current Assets Current YTD Total Cash 9,515,366 Less Pass Through Received 306,566 Net Cash 9,208,801 Onondaga County Industrial Development Agency Profit and Loss May 2025
Income
2116.1 Agency Fees 1,314,000.00 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees 1,425,111.11 2410 Lease Income 1,224.30 Total 500 Operating Revenue 1,426,335.41
2401 Interest Income 33,254.91 501.2 Other Non-Operating Revenue 10,250.00 Total 501 Non-Operating Revenue 43,504.91 527 Nat Grid Matching Grant 1,711.00 550 WPCP Pass Thru Revenue 306,565.66 Total Income $1,778,116.98 GROSS PROFIT $1,778,116.98 Expenses
6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services 3,000.00 6407 Administrative Expense 49,700.19 6409 Conference Attendence 4,150.00 6410 Office Expense 1,333.77 6414 Marketing 4,550.00 Total 6400 Operating Expense 62,733.96
6460 IDA General Legal 2,875.75 6480 Roth Legal 75.00 Total 6450 Barclay Damon 2,950.75 Total 6440 Legal Fees 2,950.75
6510.7 WPCP Marketing 13,291.18 Total 6510 White Pine Commerce Park 13,291.18 6530 800 Hiawatha Blvd. West 6530.3 Engineering 3,695.18 Total 6530 800 Hiawatha Blvd. West 3,695.18 Total 6500 Agency Program Expenses 16,986.36 Accrual Basis Tuesday, June 10, 2025 12:41 PM GMT-04:00 1/2 Onondaga County Industrial Development Agency Profit and Loss May 2025
6514.1 Legal 7,205.70 Total 6514 White Pine Science & Technology Park 7,205.70
6606 OHB Redev LLC Funds Pass Thru 8,542.78 Total 6605 Pilot & Pass Thru Expenses 8,542.78 Total 6600 Non-Operating Expenses 8,542.78
6610.1 Barclay Damon 177,777.78 6610.2 JMT 128,787.88 Total 6610 WPCP Pass Thru Expenses 306,565.66 Total Expenses $404,985.21 NET OPERATING INCOME $1,373,131.77 NET INCOME $1,373,131.77 Accrual Basis Tuesday, June 10, 2025 12:41 PM GMT-04:00 2/2 Onondaga County Industrial Development Agency Balance Sheet As of May 31, 2025
Current Assets Bank Accounts 200 Cash 0.00 200.1 Cash - M & T Checking 125.47 200.5 NBT Checking 1,711,523.16 Total 200 Cash 1,711,648.63 200.6 NBT Savings 8,337,033.93 Total Bank Accounts $10,048,682.56 Accounts Receivable 380 Accounts Rec.
380.6 A/R Fees, Lease & PILOT 2,149,354.09 Total 380 Accounts Rec. 2,149,354.09 Total Accounts Receivable $2,149,354.09 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 $12,196,562.98 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 1,429.00 104.2 Equipment 4,589.00 Total 104 Machinery & Equipment 6,018.00 211 A/D Office Furniture -6,018.00 250 Investment in Real Property 30,756,703.00 Total Fixed Assets $33,502,210.15 Accrual Basis Tuesday, June 10, 2025 12:35 PM GMT-04:00 1/2 Onondaga County Industrial Development Agency Balance Sheet As of May 31, 2025
Other Assets 240 Blue Sky Redevelopment 1,641.76 Total Other Assets $1,641.76 TOTAL ASSETS $45,700,414.89
Liabilities Current Liabilities Accounts Payable 300 WPCP Pass Thru Payable 919,696.18 Total Accounts Payable $919,696.18 Other Current Liabilities 600 Accounts Payable 0.00 600.1 Due to Related Party - OED 255,872.23 600.204 OHB Redev LLC Funds 533,316.26 600.209 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 31,964,404.26
603 PILOT Pass Thru 0.10 Total 601 PILOT and Pass Thru Payable 0.10
631.155 Skaneateles 0.10 Total 631.1 Towns 0.10 631.4 Onondaga County -0.01 Total 631 Due to Other Governments 0.09 Total Other Current Liabilities $31,964,404.45 Total Current Liabilities $32,884,100.63 Total Liabilities $32,884,100.63 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 1,665,352.12 Total Equity $12,816,314.26 TOTAL LIABILITIES AND EQUITY $45,700,414.89 Accrual Basis Tuesday, June 10, 2025 12:35 PM GMT-04:00 2/2
PAYMENT OF BILLS - SCHEDULE #506 June 12, 2025
1. DRYDEN MUTUAL INSURANCE CO.* $ 1,614.19 Insurance Premium, Inv #S489733 2. BARCLAY DAMON** $ 449,289.92 Purchase of Lot 064.-01-07.2 3. BARCLAY DAMON $ 177,777.78 April 2025 Legal Costs 4. JMT OF NEW YORK, LLP $ 128,787.88 April 2025 Engineering Costs 5. LOVELL AND ASSOCIATES $ 3,000.00 May 2025 Consulting 6. BARTON & LOGUIDICE, DPC $ 3,328.75 April 2025 Inv #151969 7. JMT OF NEW YORK, LLP $ 454.00 Roth Steel - Invoice #40-106070 8. JMT OF NEW YORK, LLP $ 6,025.50 Roth Steel - Invoice #1-106019 9. BARCLAY DAMON $ 653.66 Retained Corporate & Public Finance Matters, Inv#5339951 10. BARCLAY DAMON $ 8,013.95 WPSTP Inv#5340117 11. BARCLAY DAMON $ 11,128.75 OHB Redev, Inv#5340115 12. BARCLAY DAMON $ 4,818.46 Sevigne v. OCIDA, Inv#5339952 13. NANCY LOWERY $ 123.77 Mileage 14. ALEXIS RODRIGUEZ $ 136.38 Mileage 15. EVAN CARTER $ 123.77 Mileage 16. ROBERT SCHOENECK $ 111.30 Mileage 17. GROSSMAN ST. AMOUR $ 15,000.00
18. ROBERT PETROVICH $ 217.02 Mileage 19. ADVANCE MEDIA NEW YORK $ 1,100.00 Central Upstate MACNY Ad, Inv#3154285 20. DUSTY'S OUTDOOR SERVICE $ 600.00 Brewerton Rd - Property Maint Total: $ 812,305.08 *Ratification of check dated 6/3/2025 **Ratification of check dated 6/5/2025
Project Paradise Companies 10, LLC Project Number 3101-24-05A Town Manlius School District Fayetteville-Manlius Tax Parcel(s) 025.-09-15.0, 025.-09-14.0 Project Type Demolition and New Construction Village Manlius 7.Total Project Cost $ 3,700,000 8. Total Jobs 3 Land Acquisition $ - 8A. Job Retention 0 Site Work/Demo $ 265,500 8B: Job Creation 3 Building Construction & Renovation $ 3,010,500 (Next 5 Years) Furniture & Fixtures $ 178,000 Equipment $ - Project Soft Cost $ 246,000 Community Investment /Abatement Project Description Fiscal Impact ($) Abatement Summary $747,053 Sales Tax Abatement $178,556 Mortgage Tax Abatement $24,375 Property Tax Relief (PILOT) $544,122 The applicant is proposing to demolish the existing dilapidated building located at 111 and 117 Seneca St E and construct an approximately 14,520 square foot mixed-use Community Investment $7,423,905 building in its place. The new building will contain 13 residential units and a small PILOT Payments ( - ) $475,030 commercial space. Project Salaries and Benefits Estimated (10 yrs) $891,000 Construction Benefit Estimate $2,357,875 Total Project Cost $3,700,000 Investment:Abatement Ratio 10 :1 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
Paradise Companies 10, LLC A) PILOTS Estimate Table Worksheet for 12 years OCIDA estimate of current market value $ 254,000 Projected investment $ 3,010,500 OCIDA estimate of increase in value $ 1,937,000 OCIDA estimated value after project is completed $ 2,191,000 Taxes that would have been collected if the project did not occur $ 118,149 Scheduled PILOT payments $ 475,030 Full Tax County PILOT PILOT YEAR Exemption % Town School District Village Total PILOT Payment w/o Net Exemption Amount
1 100% $ 939 $ 835 $ 5,328 $ 1,707 $ 8,809.15 $ 75,988 $ 67,178 2 100% $ 958 $ 851 $ 5,435 $ 1,741 $ 8,985.33 $ 77,507 $ 68,522 3 100% $ 977 $ 868 $ 5,544 $ 1,776 $ 9,165.04 $ 79,058 $ 69,892 4 90% $ 1,756 $ 1,561 $ 9,967 $ 3,193 $ 16,477.37 $ 80,639 $ 64,161 5 80% $ 2,567 $ 2,281 $ 14,564 $ 4,666 $ 24,078.53 $ 82,251 $ 58,173 6 70% $ 3,409 $ 3,030 $ 19,342 $ 6,197 $ 31,977.15 $ 83,896 $ 51,919 7 60% $ 4,283 $ 3,807 $ 24,305 $ 7,787 $ 40,182.07 $ 85,574 $ 45,392 8 50% $ 5,192 $ 4,614 $ 29,459 $ 9,438 $ 48,702.41 $ 87,286 $ 38,583 9 40% $ 6,134 $ 5,452 $ 34,809 $ 11,152 $ 57,547.48 $ 89,032 $ 31,484 10 30% $ 7,113 $ 6,322 $ 40,361 $ 12,931 $ 66,726.88 $ 90,812 $ 24,085 11 20% $ 8,128 $ 7,224 $ 46,122 $ 14,776 $ 76,250.43 $ 92,628 $ 16,378 12 10% $ 9,181 $ 8,160 $ 52,097 $ 16,690 $ 86,128.24 $ 94,481 $ 8,353 TOTAL $ 50,637 $ 45,007 $ 287,333 $ 92,054 $ 475,030 $ 1,019,153 $ 544,122 Year 0 1 2 3 4 5 Jobs Current/Actuals Creation Goals 0 3 0 0 0 Total Employment Goals 0 0 3 3 3 3 © 2024 Onondaga County Industrial Development Agency. All rights reserved.
C) Applicant Business Description:
Estimated % of sales within Onondaga County: _________________________________ 100% Estimated % of sales outside Onondaga County but within New York State: ___________ N/A Estimated % of sales outside New York State but within the U.S.: __________________ N/A Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________ N/A
Applicant /Owner History: 1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain 2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐ No ☐ Yes, explain D) Has the Applicant/Owner received assistance from Onondaga County Industrial Development Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ Yes, explain (Provide year, project name, benefit description, amounts, address) E) Individual Completing Application:
Name: GRAZIANO ZAZZARA JR Title: _______________________________
Address: 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 Phone: ______________________________
Cell Phone: 315-299-6292 E-mail:______________________________ GZAZZARA@THEICONCOMPANIES.COM F) Company Contact (if different from individual completing application):
Name: Title: ____________________________ Address: Phone: ___________________________ Cell Phone: Email: ___________________________ Onondaga County Industrial Development Agency Page 3
A) Project Location is where the investment will take place. If Applicant is moving, the new
location should be entered here and the current location should be in Section I. Address: 111 and 117 Seneca Street E Legal Address (if different): 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 City: Town: _______________Village:
Zip Code: 13104 School District: FAYETTEVILLE MANLIUS Tax Map Parcel ID(s): 025.-09-15.0, 025.-09-14.0 Full Market Value: _______________ 284,000 Square Footage of Existing Building(s):_______________
B) Project Activity (Check all that apply):
☐ New construction ☐ Acquisition of existing facility ☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield ☐ Renovation of existing facility ☐ Demolition and construction ☐ Purchase of machinery/equipment C) Select Project Type or Project End Use at site (you may check more than one): ☐ Manufacturing ☐ Mixed Use ☐ Retail (see Section V) ☐ Facility of Aging ☐ Housing Project (see Section VII) ☐ Distribution/Wholesale ☐ Civic Facility (not for profit) ☐ Commercial ☐ Industrial ☐ Renewable Energy Project (see Section VI) ☐ Other, explain D) Project Narrative: Please check one of the two boxes below and attach statement. ☐ A statement that the Project described in this application would not be undertaken but for the financial assistance provided by the Agency.
☐ If the Project is going to advance regardless of any financial assistance from the Agency, please provide a statement indicating why the project should be considered by the Agency for any financial assistance.
Onondaga County Industrial Development Agency Page 5 E) Description of Project: Please attach a detailed narrative of the proposed Project. Please attached copies of site plans, sketches or maps. This narrative should include, but is not limited to:
☐ (i) a description of your Company’s background, customers, goods and services and the principal products to be produced and/or the principal activities that will occur on the Project site;
☐ (ii) the size of the Project in square feet and a breakdown of square footage per each intended use;
☐ (iii) the size of the lot upon which the Project sits or is to be constructed; ☐ (iv) the current use of the site and the intended use of the site upon completion of the Project;
☐ (v) describe your method for site control (Own, lease, other).
F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of the company from one area of the state to another area of the state OR in the abandonment of one or more plants or facilities of the company located within the state?
☐ No ☐ Yes G) Please describe any compelling circumstances the Agency should be aware of while reviewing this application.
H) Local Approvals (Site Plan and Environmental Review) Have site plans been submitted to the appropriate town or local planning department? ☐ No. When will the plans be submitted? _____☐ 08/2024 Yes, what is the status?______ Has the project received site plan approval from the town or local planning board? ☐ No, anticipated approval date. _____ ☐Yes, date ______ If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the related SEQR determination. (NOTE: SEQR determination is required for final approval and sales tax agency appointment.)
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf b. Has Lead Agency been established? ☐ No ☐ Yes, name of Lead Agency __________________ c. Have any environmental issues been identified on the property?
☐ No ☐ Yes, explain Onondaga County Industrial Development Agency Page 6 B) Employment and Payroll Information Full Time Equivalent (FTE) is defined as one employee working no less than 35 hours per week or two or more employees together working a total of 35 hours per week.
☐ No ☐ Yes, provide number of FTE jobs at the project site ___________ If you are relocating, are all employees moving to new site? ☐ No, explain ☐ Yes
Estimate the number of FTE jobs to be retained as a result of this Project:
3 (refer to attached narrative) Estimate the number of construction jobs to be created by this Project: 65 Estimate the average length of construction jobs to be created (months): 10 months Current annual payroll including the benefit cost: N/A Average salary amount that is an employee benefit (%): N/A Average annual growth salary/wage rate (%) N/A Provide an estimate of the number of residents in the Economic Development Region (Onondaga, Madison, Cayuga, Oneida, Oswego, and Cortland Counties) to fill new FTE jobs:
3 C) New Employment Benefits Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will be created at the Project site at the end of the first, second, and third, years after the Project is completed. Jobs should be listed by title of category (see below), including FTE independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers. Onondaga County Industrial Development Agency Page 23 of 156 Page 8 Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE) n/a Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs Annual Pay Created Created Created Created Created Year 1 Year 2 Year 3 Year 4 Year 5 retail/commercial employee 33,000 0 3 0 0 0 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): _____________________ $24,375 ☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________ $178,556 ☐ Tax Exempt Bond Financing (Amount Requested): ___________________________ ☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency Page 24 of 156 Page 9
D: Has the Applicant/Owner ever received assistance in the past?
The applicant has not, but the principals of the applicant have received assistance in the past from SIDA for two projects. The downtown Syracuse projects were Icon Tower, at 344 S Warren Street (Paradise Companies 2, LLC), Corbett Corner at 444 East Genesee Street (444 East Genesee Street LLC).
Icon Tower was the redevelopment of a 233,000 square foot vacant office building into a mixed- use property containing 89 market rate apartments, two floors of commercial space and on-site enclosed parking. Applied for assistance in 2016. The project received a 12-year tax PILOT, mortgage recording and sales tax exemptions (SIDA).
Corbett Corner was the redevelopment of a 28,000 square foot vacant office building into 24 affordable housing units, commercial space and on-site parking. Applied for Assistance in 2021. The project received a 15-year tax PILOT ($529,699), mortgage recording ($29,942) and sales tax exemptions ($151,400) through SIDA
D: Project Narrative, and Statement of Need.
E: Description of Project, Paradise Companies 10, LLC, is a single purpose entity, controlled by The Icon Companies (developer). Paradise Companies 10, LLC, acquired clear title to the subject property in 2021, located at 111 and 117 Seneca Street E in the Village of Manlius.
111 &117 Seneca Street E is a vacant 2,694 square foot residential property and parking lot that is falling into disrepair, containing four empty apartments. Situated on .52 acres combined, the property is located right in between two popular local eateries, and its dilapidated state greatly diminishes the appeal of these community gems and the nearby pocket park that was created with Main Street revitalization funds.
The current redevelopment plan is to demolish the existing building and construct a 14,520 square foot mixed-use building in its place. The new building would contain 13 residential units and a small commercial space. The commercial space would represent less than 20% of the total project size, and, the total cost estimate to complete the commercial space is around $450,000, also under 20% of the total project cost. The 13 residential units would be a combination of 2 Workforce Housing units and 11 Market Rate apartments, all units would be one bedroom and one bathroom. The balance of the property would include on-site parking, landscaping, outdoor seating and walkways. Not accounting for common area, the approximate breakdown of the building would be 10,140 square feet of housing, and 2,500 square feet of commercial space.
A development team has been assembled, consisting of In-Architects (Architect), Icon Construction Management (Construction), Keplinger Freeman (Landscape Architect), and Tompkins Community Bank (lender). Preliminary plans are being sent to Village and Planning Board in August 2024.
The project was awarded a $700,000 Restore Grant to the Village of Manlius through NYS, the balance of the project cost would be funded by a combination of Developer Equity, Permanent and Construction loan from Tompkins Community Bank.
Statement of Need:
Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. This is a reimbursable grant upon completion of the project. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
C:
Although the applicant itself will have zero new FTE jobs, there will be a positive job impact should the project move forward. There will be a commercial space within the building, anticipated to be office or retail. An estimated 3 FTE jobs will be created as a result of a business operating here. The property management would be hired out and handled by The Icon Companies, creating more payroll and hours for Icon employees. All maintenance would be hired out and contracted with 3rd parties, creating new/more payroll for theses companies (snow plowing, landscaping, cleaning, etc)
1) Prior to any new construction commencing, the project would require demolition of an existing structure, and a significant amount of site work. The site work is not only due to grading change requirement, but it requires the relocation of existing storm sewer system beneath the ground. The easements and locations of the existing storm sewers require these alterations to construct the proposed size and layout of the building. While the projects scale is appropriate for the size of the parcel and the Village setting, the economies of scale that are seen with larger mixed use building projects cannot be achieved. Due to the above-mentioned challenges, The Village’s successful application to New York State for a $700,000 Restore Grant is one crucial component to making this project financially viable. With construction costs and interest rates still not being favorable to new construction, a sales tax and mortgage recording tax exemption would provide some relief to budget concerns. The other part needed to ensure the project is financially viable is with a PILOT. Without a PILOT, the developer would need to abandon the current redevelopment plan. This would be a disappointing setback for Village officials who have invested so much in obtaining NYS restore grant to help get this site redeveloped.
2) This project will address a wide variety of issues present in the Village of Manlius. This blighted, vacant property causes a negative impact on both the overall visual appeal of the Village’s main street and reduces the appeal of the businesses that border them. Additionally, like many other municipalities across New York and the country, Manlius and Onondaga County have been dealing with housing shortages. The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities. The completion of this project would add 13 residential units to the Village, which is nothing short of a windfall. 2 of these units will be designated as Workforce Housing. This revitalization effort would make these units both habitable and attractive to young professionals, while also attracting businesses to the newly renovated commercial space, leading to a cascading positive impact on the Village’s prosperity and economy.
3) (See attached market study from Aparments.com, plus the following) The applicant is currently redeveloping a building in the Town of Manlius, very close to this proposed project, that consists of 19 market rate apartments. The project is tentatively scheduled to be completed 11/1/2024. Although 2 months remain until completion, it has already achieved 60% pre-leased status. Feedback and results demonstrate a strong demand and need for market rate housing in the immediate area. Additionally, The 2020 Consolidated Plan for Onondaga County calls attention to the significant housing shortages in the county outside of the City of Syracuse, with low vacancies and single-earner households struggling to find both housing and live-work opportunities 4) The proposed project aligns with Plan Onondaga County comprehensive plan in 2 distinct ways. Strong Centers and Housing and Neighborhoods:
“The variety of housing types and neighborhoods provide many attractive options in the county for different preferences and lifestyles and are normally available at many price points” The proposed project contributes to the many desirable options the County has to offer. 13 Units in a mixed-use building at the center of a very walkable Village setting is attractive. In the east suburbs, there are not nearly as many apartments as there are single family homes. Strong Centers are.......walkable, people oriented places with a mix of jobs, housing, shopping, dining, culture, public spaces, entertainment, transportation, and services. In strong centers these components come together in ways that support a diverse population and attract people by providing a sense of community and opportunities for interaction which increase vitality and authenticity. Those who would live in the proposed project would have immediate access to numerous local dining, shopping, fitness, and community options. Other walkable attractions include the oldest Cinema in Central NY (est.1918), public parks and the Manlius Swan Pond.
The proposed project also fits into the local trends from the Plan, listed below: Shifts in household size, makeup, lifestyle preference, willingness or ability to own a home, and available inventory, have led to an increase in demand for apartment units over detached owner occupied homes. Since 2010 renter households grew by 5%, while the number of owner-occupied households decreased.
In the City of Syracuse, over the last two decades, 3,722 permits were issued for multi-family projects. Many of these multi-family projects are mixed-use, meaning that they incorporate not only housing, but also commercial, retail, and community-based uses.
5) The proposed project is an infill project.
6) No 7) No
Project: Liverpool Lodging Ventures LLC Project Number: 3101-25-01A
Location: Town of Clay School District: Liverpool CSD Project Type: New construction Tax Parcel(s): 055.-01-01.1 Village: 0 Total Project Cost: $ 24,100,000 8. Total Jobs 18.5 Land Acquisition $ 1,000,000 8A. Job Retention 0 Site Work/Demo $ 1,200,000 8B: Job Creation 18.5 Building Construction & Renovation $ 13,605,000 (Next 5 Years) Furniture & Fixtures $ 3,145,000 Equipment $ 2,250,000 Project Soft Cost $ 2,900,000 Community Investment /Abatement Project Description Fiscal Impact ($) Abatement Summary $2,275,667 Sales Tax Abatement $905,360 Mortgage Tax Abatement $126,525 Property Tax Relief (PILOT) $1,243,782 The applicant is proposing to construct a 103,673 sq. ft. dual-branded Marriott hotel, Community Investment $34,576,842 consisting of a Fairfield Inn & Suites and a Residence Inn, located in the Town of Clay. PILOT Payments $1,374,552 The hotel will feature 162 rooms and serve a diverse range of guests and extended- Project Salaries and Benefits Estimated (10 yrs) $7,796,390 stay visitors. Construction Benefit Estimate $1,305,900 Total Project Cost $24,100,000 Investment:Abatement Ratio 15.19 :1 © 2025 Onondaga County Industrial Development Agency. All rights reserved.
Liverpool Lodging Ventures LLC A) PILOTS Estimate Table Worksheet for 10 years OCIDA estimate of current market value $ 1,000,000 Projected investment $ 13,605,000 OCIDA estimate of increase in value $ 8,100,000 OCIDA estimated value after project is completed $ 9,100,000 Taxes that would have been collected if the project did not occur $ 287,729 Scheduled PILOT payments $ 1,374,552 Full Tax Onondaga PILOT YEAR Exemption % Town of Clay Liverpool CSD Village Total PILOT Payment w/o Net Exemption County
1 100% $ 3,389 $ 1,904 $ 20,985 $ - $ 26,277 $ 239,123 $ 212,846 2 90% $ 6,256 $ 3,515 $ 38,742 $ - $ 48,513 $ 243,906 $ 195,393 3 80% $ 9,237 $ 5,189 $ 57,202 $ - $ 71,628 $ 248,784 $ 177,156 4 70% $ 12,335 $ 6,929 $ 76,384 $ - $ 95,648 $ 253,760 $ 158,112 5 60% $ 15,553 $ 8,737 $ 96,310 $ - $ 120,600 $ 258,835 $ 138,235 6 50% $ 18,894 $ 10,614 $ 117,003 $ - $ 146,512 $ 264,012 $ 117,500 7 40% $ 22,363 $ 12,563 $ 138,486 $ - $ 173,412 $ 269,292 $ 95,880 8 30% $ 25,964 $ 14,585 $ 160,780 $ - $ 201,330 $ 274,678 $ 73,348 9 20% $ 29,699 $ 16,684 $ 183,912 $ - $ 230,295 $ 280,171 $ 49,877 10 10% $ 33,574 $ 18,860 $ 207,904 $ - $ 260,337 $ 285,775 $ 25,437 TOTAL $ 177,264 $ 99,580 $ 1,097,708 $ - $ 1,374,552 $ 2,618,334 $ 1,243,782 Year 0 1 2 3 4 5 Jobs Current/Actuals 0 Creation Goals 13 2 1.5 1 1 Total Employment Goals 0 13 15 17 18 18.5 © 2025 Onondaga County Industrial Development Agency. All rights reserved.
1. Fill in all blanks using “none”, “not applicable” or “not available”. If you have any questions about the way to respond, please call the Onondaga County Industrial Development Agency (the “Agency” or “OCIDA”) at 315-435-3770.
2. In accordance with Section 224-a(8)(d) of Article 8 of the New York Labor Law, the Agency has identified that any “financial assistance” (within the meaning of Section 858 of the General Municipal Law) granted by the Agency to the Applicant consisting of sales and use tax exemption benefits, mortgage recording tax exemption benefits and real property tax exemption benefits, constitutes “public funds” within the meaning of Section 224-a(2)(b) of Article 8 of the New York Labor Law and such funds are not excluded under Section 224-a(3) of Article 8 of the New York Labor Law. The Agency hereby notifies the
Applicant of the Applicant’s obligations under Section 224-a (8)(a) of Article 8 of the New York Labor Law.
3. If the OCIDA Board approves benefits, it is the company’s responsibility to obtain and submit all necessary forms and documents.
4. All projects approved for benefits by the OCIDA Board will close with the Agency within 6-months of the OCIDA Board approval date. If this schedule cannot be met, the Applicant will need to submit a closing schedule modification written request to the Executive Director that will be presented to OCIDA Board for consideration.
5. The Agency will not give final approval for this Application until the Agency receives a completed NYS Full Environmental Assessment Form concerning the project which is the subject of this Application. The form is available at https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf 6. Public Officers Law stipulates all records in the possession of the Agency (with certain limited exceptions) are open to public inspection and reproduction. Should the Applicant believe there are project elements which are trade secrets if publicly disclosed or otherwise widely disseminated, would cause substantial injury to the Applicant’s competitive position, the Applicant must identify such elements in writing and request that such elements be kept confidential. In accordance with Article 6 of the Public Officer’s Law, the Agency may also redact personal, private, and/or proprietary information from publicly disseminated documents.
7. The completed Application and associated fees MUST be received 10 business days prior to the upcoming OCIDA Board meeting in order to be placed on the agenda. A signed application may be submitted by mail, fax or electronically in PDF format to Nate Stevens at natestevens@ongov.net. A check payable to the Agency in the amount of $1,000 A check payable to Barclay Damon LLP in the amount of $2,500 This Application was adopted by the OCIDA Board on February 15, 2024.
Onondaga County Industrial Development Agency Page 1 Return completed application to:
Onondaga County Industrial Development Agency
Phone: 315-435-3770 | Fax: 315-435-3669 natestevens@ongov.net
Submittal Date: _____________
A) Applicant/Project Operator information (company receiving benefits):
1. Applicant/Project Operator: __________________________________________________
Applicant/Project Operator Address: _______________________________________ __________
Phone: __________________________ (607) 962-9868 Fax: ________________________ (607) 962-9869 __________ Website: ___________________________ VISIONSHOTELS.COM Email: _____________________ ____________ MINESHPATEL@VISIONSHOTELS.CO Federal ID#: ________________________ 92-0880703 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 ___________________________________ VISIONS HOTELS OPPORTUNITY FUND _________________________________ 100% ___________________________________ _________________________________ ___________________________________ _________________________________ ___________________________________ _________________________________ 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: ___________ 0 Estimated % of sales outside New York State but within the U.S.: __________________ 0 Estimated % of sales outside the U.S.: (*Percentage to equal 100%) ________________ 0
Applicant /Owner History: 1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a plaintiff or defendant in any civil or criminal litigation? ☐ No ☐ Yes, explain 2. Has any owner of manager of the Owner and/or Applicant listed above ever been convicted of a criminal offense (other than a minor traffic violation)? ☐ No ☐ Yes, explain 3. Has any person listed in Section I ever been in receivership or declared bankruptcy? ☐ No ☐ Yes, explain D) Has the Applicant/Owner received assistance from Onondaga County Industrial Development Agency (OCIDA, Syracuse Industrial Development Agency (SIDA), New York State or the Onondaga Civic Development Corporation (OCDC) in the past?
☐No ☐ Yes, explain (Provide year, project name, benefit description, amounts, address) E) Individual Completing Application:
Name: MINESH PATEL Title: _______________________________
Address: 508 WHITE SPRUCE BLVD. ROCHESTER NY 14623 Phone: ______________________________
Cell Phone: (716) 307-3353 E-mail:______________________________ MINESHPATEL@VISIONSHOTELS.COM F) Company Contact (if different from individual completing application):
Name: SAME Title: ____________________________ Address: Phone: ___________________________ Cell Phone: Email: ___________________________ Onondaga County Industrial Development Agency Page 3 G) Company Counsel:
Name of Attorney: _____________________________________________________________
Firm Name: __________________________________________________________________
Address: _____________________________________________________________________
Phone: ______________________________________________________________________ (607) 594-3786 Cell Phone: ___________________________________________________________________ Email: _______________________________________________________________________ RHALPIN@THEHALPINFIRM.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: PEPPERIDGE WAY Legal Address (if different): TBD City: Town: _______________Village:
Zip Code: 13090 School District: LIVERPOOL Tax Map Parcel ID(s): P/O 055.-01-01.1 Full Market Value: _______________ Square Footage of Existing Building(s):_______________ $1 NA B) Project Activity (Check all that apply):
☐ New construction ☐ Acquisition of existing facility ☐ Expansion to current facilities ☐ Brownfield/Remediated Brownfield ☐ Renovation of existing facility ☐ Demolition and construction ☐ Purchase of machinery/equipment C) Select Project Type or Project End Use at site (you may check more than one): ☐ Manufacturing ☐ Mixed Use ☐ Retail (see Section V) ☐ Facility of Aging ☐ Housing Project (see Section VII) ☐ Distribution/Wholesale ☐ Civic Facility (not for profit) ☐ Commercial ☐ Industrial ☐ Renewable Energy Project (see Section VI) ☐ Other, explain D) Project Narrative: Please check one of the two boxes below and attach statement. ☐ A statement that the Project described in this application would not be undertaken but for the financial assistance provided by the Agency.
☐ If the Project is going to advance regardless of any financial assistance from the Agency, please provide a statement indicating why the project should be considered by the Agency for any financial assistance.
Onondaga County Industrial Development Agency Page 5 E) Description of Project: Please attach a detailed narrative of the proposed Project. Please attached copies of site plans, sketches or maps. This narrative should include, but is not limited to:
☐ (i) a description of your Company’s background, customers, goods and services and the principal products to be produced and/or the principal activities that will occur on the Project site;
☐ (ii) the size of the Project in square feet and a breakdown of square footage per each intended use;
☐ (iii) the size of the lot upon which the Project sits or is to be constructed; ☐ (iv) the current use of the site and the intended use of the site upon completion of the Project;
☐ (v) describe your method for site control (Own, lease, other).
F) Will the completion of the Project result in the removal of an industrial or manufacturing plant of the company from one area of the state to another area of the state OR in the abandonment of one or more plants or facilities of the company located within the state?
☐ No ☐ Yes G) Please describe any compelling circumstances the Agency should be aware of while reviewing this application.
H) Local Approvals (Site Plan and Environmental Review) Have site plans been submitted to the appropriate town or local planning department? ☐ No. When will the plans be submitted? _____☐ Yes, what is the status?______ Approved Has the project received site plan approval from the town or local planning board? 9/11/24 SEQR Approval ☐ No, anticipated approval date. _____ ☐Yes, date ______ 10/09/24 Site Plan Approval If yes, provide the Agency with a copy of the Planning Board’s approval resolution along with the related SEQR determination. (NOTE: SEQR determination is required for final approval and sales tax agency appointment.)
a. Please attach the appropriate Environmental Impact Forms to your application. Here is a link to the SEQR forms: https://extapps.dec.ny.gov/docs/permits_ej_operations_pdf/feafpart1.pdf b. Has Lead Agency been established? ☐ No ☐ Yes, name of Lead Agency __________________ Town Planning Board c. Have any environmental issues been identified on the property?
☐ No ☐ Yes, explain Onondaga County Industrial Development Agency Page 6
A) Project Costs and Finances Description of Costs Total Budget Amount Land Acquisition 1,000,000 Site Work/Demo 1,200,000 Building Construction & Renovation 13,605,000 Furniture & Fixtures 3,145,000 Equipment 2,250,000 Project Soft Cost 2,900,000 Management/Developer Total Project Cost Fees project 24,100,000 cost Management/Developer Fees projecthave Please costdocumentation available upon request. Do not include OCIDA fees, OCIDA application fees or OCIDA legal fees as part of the Total Project Cost.
Sources of Funds for Project Costs:
1. Bank Financing $__________________
2. Equity $__________________
3. Tax Exempt Bond Issuance (if applicable) $__________________ NA 4. Taxable Bond Issuance (if applicable) $__________________ NA 5. Total Sources of Funds for Project Costs $__________________
grants and tax credits) $__________________ NA -Identify each state and federal grant/credit:
__________________________________ $__________________ __________________________________ $__________________ __________________________________ $__________________ Onondaga County Industrial Development Agency Page 51 of 156 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 N/A retained as a result of this Project:
Estimate the number of construction jobs to 20 to 30 Full Time be created by this Project:
Estimate the average length of construction 18-months jobs to be created (months):
Current annual payroll including the N/A benefit cost:
Average salary amount that is an N/A employee benefit (%):
Average annual growth salary/wage N/A rate (%) Provide an estimate of the number of residents in the Economic Development Region (Onondaga, Madison, Cayuga, N/A Oneida, Oswego, and Cortland Counties) to fill new FTE jobs:
C) New Employment Benefits Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will be created at the Project site at the end of the first, second, and third, years after the Project is completed. Jobs should be listed by title of category (see below), including FTE independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers. Onondaga County Industrial Development Agency Page 52 of 156 Page 8 Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE) Please use this chart to illustrate the projected employment growth:
Job Title/Category Projected FTE Jobs FTE Jobs FTE Jobs FTE Jobs FTE Jobs Annual Pay Created Created Created Created Created Year 1 Year 2 Year 3 Year 4 Year 5 General Manager 90000 1 0 0 0 0 Operations Manager 65000 1 0 0 0 0 Executive House Keeper 45000 1 0 0 0 0 Engineering 45000 1 0.5 0 0 0 Guest Service 41600 3 0 0.5 1 0 Laundry 39520 1 0.5 0 0 0 House Keeping 39520 5 1 1 0 1 D) Financial Assistance sought:
☐ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final PILOT schedule: _____________________ ☐ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________
☐ 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 53 of 156 Page 9 E) Mortgage Recording Tax Exemption Benefit Calculator: Amount of mortgage that would be subject to mortgage recording tax:
Mortgage Amount (include sum total of construction/permanent/ bridge financing): $ 16,870,000 Estimated Mortgage Recording Tax Exemption Benefit (product of mortgage amount as indicated above, multiplied by .0075): $ 126,525 F) Sales and Use Tax Benefit Calculator: Gross amount of costs for goods and services that are subject to State and local Sales and Use Tax: $_____________
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure, above): $_____________
Onondaga County Industrial Development Agency Page 54 of 156 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 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 55 of 156 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.
Please see narrative included.
Onondaga County Industrial Development Agency Page 56 of 156 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 57 of 156 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 58 of 156 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 on the Agency’s website: (Housing Exhibit A) Income levels for individuals living in the specified Workforce Housing units shall not exceed 120% AMI.
“Senior Lifestyle Communities”: Housing communities for individuals 55 years or older. Communities may offer a variety of amenities, including but not limited to pools, community rooms, fitness centers, playgrounds, firepits, bocce/pickleball/tennis courts, picnic areas, spaces for relaxation and entertainment, safety amenities, on-site medical services, entertainment and dining, walkability, bike trails, and dog parks, playgrounds. 1. Describe the reasons why the Agency’s financial assistance is necessary. Describe how the project would be impacted if these benefits were not provided. {Section II (D)} 2. Describe how the proposed housing project fulfills an unmet need in the community. 3. Please provide a market study documenting a need for the proposed project.
4. Describe how the proposed project aligns with the Plan Onondaga County comprehensive plan. (Plan Onondaga) 5. Is the Project considered infill in a populated area? If yes, please explain. 6. Is there additional infrastructure necessary to service the project? If yes, please explain. 7. Is the project a part of a larger mixed-use development? If yes, please describe. Please refer to the Housing Exhibit A (Housing Exhibit A) Onondaga County Industrial Development Agency Page 59 of 156 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 LIVERPOOL LODGING VENTURES LLC (the Company understands the Local Access Policy and agrees to abide by it. The Company understands that an Agency tax-exempt certificate is typically valid for 12 months from the effective date of the project inducement and extended thereafter upon request by the Company. The Company further understands that any request for a waiver to this policy must be submitted in writing and approved by the Agency.
I agree to the conditions of this agreement and certify all information provided regarding the construction and employment activities for the project as of 2/28/25 (date).
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Applicant(s) Company: LIVERPOOL LODGING VENTURES LLC Representative for Contract: MINESH PATEL __ Address: 508 WHITE SPRUCE BLVD City: ROCHESTER State: NY Zip: 14823 Phone: 607-962-9868 Email: MINESHPATEL@VISIONSHOTELS.COM Project Address: Pepperidge Way City: Liverpool State: NY Zip: 13090 Signature:
General Contractor: No General Contractor, Owner will sub contract all trades and act as its own GC Contact Person:
Address: City: State: Zip: Phone: Email:
Authorized Representative: Title:
Signature:
Onondaga County Industrial Development Agency Page 60 of 156 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 61 of 156 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 _________________________________
Signature of Officer or Authorized Representative: _________________________________ Name & Title of Officer or Authorized Representative: _________________________________
Date: ______________
Onondaga County Industrial Development Agency Page 62 of 156 Page 18
Agency Board Members
Agency Officers/Staff 1. Robert M. Petrovich, Executive Director
Agency Legal Counsel & Auditor 1. Jeffrey Davis, Esq., Barclay Damon LLP 2. Amanda Fitzgerald, Esq., Barclay Damon LLP 3. Michael G. Lisson, CPA, Grossman St. Amour Certified Public Accountants PLLC The Applicant(s) has received a list of members, officers and staff of the Agency. To the best of my knowledge, no member, officer or employee of the Agency has an interest, whether direct or indirect, in any transaction contemplated by this Application, except as hereinafter described: If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Name of Applicant(s) Company _________________________________
Signature of Officer or Authorized Representative: _________________________________ Name & Title of Officer or Authorized Representative: _________________________________
Date: ______________
Onondaga County Industrial Development Agency Page 63 of 156 Page 19
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this page.
Minesh Patel (Name of CEO or other authorized representative of
Applicant)(s) confirms and says that he/she is the ____________________ VP (title) of ____________________ Liverpool Lodging Ventures LLC (name of corporation or other entity) named in the attached Application (the “Applicant”), that he/she has read the foregoing Application and knows the contents thereof, and hereby represents, understands, and otherwise agrees with the Agency and as follows:
A. First Consideration for Employment: In accordance with §858-b (2) of the New York General Municipal Law, the Applicant understands and agrees that if the Project receives any Financial Assistance from the Agency, except as otherwise provided by collective bargaining agreements, where practicable, the Applicant will first consider persons eligible to participate in WIA programs who shall be referred by the CNY Works for new employment opportunities created as a result of the Project.
B. Annual Sales Tax Filings: In accordance with §874(8) of the New York General Municipal Law, the Applicant understands and agrees that if the Project receives any sales tax exemptions as part of the Financial Assistance from the Agency, the Applicant agrees to file, or cause to be filed, with the New York State Department of Taxation and Finance, the annual form prescribed by the Department of Taxation and Finance, describing the value of all sales tax exemptions claimed by the Applicant and all consultants or subcontractors retained by the Applicant. For additional information on NYS sales and use tax see here.
C. Outstanding Bonds: The Applicant understands and agrees to provide on an annual basis any information regarding bonds, if any, issued by the Agency for the project that is requested by the Comptroller of the State of New York.
D. Employment Reports: The Applicant understands and agrees that, if the Project receives any financial assistance from the Agency, the Applicant agrees to file with the Agency, at least annually or as otherwise required by the Agency, reports regarding the number of people employed at the project site, salary levels, contractor utilization and such other information (collectively, “Employment Reports”) that may be required from time to time on such appropriate forms as designated by the Agency. Failure to provide Employment Reports within 30 days of an Agency request shall be an event of default under the Project closing documents. Please see this page for ST-340 form required in the above referenced employment report.
Onondaga County Industrial Development Agency Page 64 of 156 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 65 of 156 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 66 of 156 Page 22 Background and Project Narrative Liverpool Lodging Ventures LLC ("LLV") is an affiliate of Visions Hotels LLC, a prominent hotel development and management company with over thirty years of experience. Visions Hotels currently operates approximately sixty-eight hotels across New York, Pennsylvania, Massachusetts, and Connecticut, including six hotels in Onondaga County. LLV is a single member limited liability company and will be owned by a Visions Hotels Opportunity Fund limited partnership. LLV will own fee simple interest in the 5.26-acre site that is and will be zoned as RC-1 Regional Commercial District.
LLV, on behalf of itself and/or its principals, has applied to the Agency to enter a lease- leaseback transaction. The Agency's involvement will assist in undertaking the following: • Acquisition and fee simple ownership of land • Construction of a dual-branded Marriott hotel, consisting of a Fairfield Inn & Suites and a Residence Inn. This hotel will serve a diverse range of guests, including transient, group, and extended-stay visitors. The hotel will feature 162 rooms, along with parking and infrastructure to support the project.
• Acquisition and installation of furniture, fixtures, and equipment for the hotel. The dual-branded hotel is specifically designed to accommodate families, transient business travelers, and guests seeking a higher end lodging experience. The proposed development will transform the currently vacant site into a four-story, approximately 103,673 square foot hospitality facility. The project will include the following accommodations, services, and amenities:
• 80 extended-stay suites with kitchens at the Residence Inn • 82 standard guest rooms at the Fairfield Inn & Suites • 1,900 square-foot pool room • 1,200 square-foot fitness center • 2,600 square-foot outdoor patio with firepits, BBQ grills, heaters, and seating • Guest laundry with five washers and dryers • 400 square-foot flexible meeting room • 400 square-foot recreational room featuring an indoor golf simulator • Expansive multi-functional lobby/lounge • A market suite shop offering snacks, beverages, sundries, frozen meals, and candies This project has been thoughtfully planned with input from local leaders, neighbors, brand representatives, lenders, and investors to address the economic development needs of the area. The project aligns with community goals of expanding its hotel room inventory to meet both current and future demands. The need for additional hotel accommodations has been heightened by multiple hotel closures and the anticipated demand generated by Micron and other chip manufacturing developments. Additionally, the forecasted demand resulting from regional development will be stunted without adequate, quality hotel options. The current hotel inventory will be occupied by construction workers and consultants leaving very limited rooms for Town resident. When the 162-room Fairfield Inn and Residence Inn opens in 18 months, it will continue to offer the community a much-needed hospitality option.
Visions Hotels has built its portfolio through acquisitions and new construction projects. However, after the pandemic, the company has suspended or cancelled all new hotel construction projects due the overall cost of construction and financing. The requested benefits are essential for securing the necessary debt and equity financing for this project in this current climate. Rising labor and material costs, coupled with a challenging lending environment that has seen many lenders tighten hotel financing, have made hotel construction increasingly difficult. These challenges are further exacerbated by high interest rates, which have nearly doubled in the past five years. Given these factors, financing for the project will not be feasible unless property taxes are managed through a PILOT abatement, and other costs are mitigated through sales tax and mortgage tax exemptions.
Construction is scheduled to begin in Spring 2025, contingent upon the approval of benefits and securing lender financing. The project has already received approval from Marriott, and final design and construction drawings are currently being finalized, with approvals anticipated within the next 30 days. Once construction begins, the project is expected to take approximately 18 to 24 months to complete.
Drawing Copyright © 2024
FOR DEVELOPMENT One Park Place, 300 South State Street, Suite 600
Syracuse, NY 13202
315.471.3920 . www.chasolutions.com
RC-1 REGIONAL COMMERCIAL DISTRICT Sanitary Manhole Rim = 406.3' EXISTING LOT INFORMATION:
Sanitary Manhole Invert: 395.9'
Rim = 402.5' Central School District No. 1 of
8505 PEPPERIDGE WAY TAX MAP # 55-01-01.1
Invert: 392.5' Central School District No. 1 of the Towns of Salina and Clay Sanitary Manhole the Towns of Salina and Clay TOTAL LOT SIZE: 16.225± ACRES
(Reputed Owner)
(Reputed Owner) Rim = 403.0' Liber 2436 / Page 898 RC-1 SITE: 9.671± ACRES
Liber 2436 / Page 898 Invert: 393.1'
· RC-1, LOT 5A: 4.406± ACRES
· RC-1, LOT 5B: 5.264± ACRES
Sanitary Manhole COVERAGE REQUIREMENTS: CODE PROVIDED
Rim = 400.64' N 03°32'00" W 1078.37' 30.0' Wide
8" PVC
Sanitary Sewer & Drainage Easement Drain
Liber 4822 / Page 876 405.5' 30" HDPE MAX. RC-SITE COVERAGE: (5.800± AC) 75% 60%
8" PVC 8" PVC 8" PVC Stormwater Bio-retention Pond (INCL. STRUCTURE & PAVEMENT)
Drain
Stormwater Bio-retention Pond 405.5' N 02°43'59" W 370.28' Rip Rap RC-1, LOT 5A COVERAGE: (2.439± AC) 100% 55%
Dam
6" Underdrain (Plan)
RC-1, LOT 5B COVERAGE: (3.361± AC) 100% 64%
6" Underdrain (Plan) Underground
Rip Rap Utility Boxes
Area Edge of Pavement Rip Rap Dumpster Enclosure Stormwater Bio-retention Pond Edge of Pavement
SETBACK REQUIREMENTS & RESTRICTIONS:
Berm S 02°43'59" E 310.29' PROPOSED HOTEL ON RC-1 SITE
24" HDPE N 87°19'41" E Sedimentation Basin Concrete Pad 30.0' Wide Underground Easement
Underground Electric Easement
Granted to National Grid By
BUILDING SETBACK:
Granted to OCWA By Instrument No. 2017-48068 FRONT- 100' 108.3'
S 87°16'51" W Instrument No. 2018-23445 Asphalt
Edge of Pavement 6" Underdrain (Plan) Parking Lot
Drainage Easement REAR (RESIDENTIAL)- 75' 144.3'
For Stormwater Management Basin Valve Vents SIDE (EACH)- 75' 105.0'
Stormwater Management Concrete Sidewalk Pavilion Concrete Sidewalk
Basin S 02°34'48" E BUILDING HEIGHT (HOTEL MAX) 50' *55.0'
29.95' Concrete Concrete
Patio Patio
Valve PERIMETER LANDSCAPE STRIP: 30' (80' RES) >80' RES (*28.3' RES)
N 87°25'00" E
Asphalt 33.8'
Deed Reference: PARKING REQUIREMENTS:
Edge of Pavement Parking Lot Concrete Sidewalk ALDI, Inc (New York)
The Mufale Family Limited Partnership (Now or Formerly)
N 87°15'35" E Frame Hotel
FFE Liber 4818 / Page 380
FFE
To "TownPlace Suits Marriott" 408.0' PARKING SPACE SIZE: 9.5' X 20' 9.5 'X 20'
Stormwater Bio-retention Pond North Syracuse Lodging Group, LLC S 87°15'35" W Warranty Deed - Dated: November 18, 2015 Instrument No. 2015-041888 104.0' "
P
NUMBER OF SPACES:
S.B.L. 55.0-01-01.1 HD
FFE MANAGED LIVING FACILITY (HOTEL 1) = 1.5 SP./ ROOM
Concrete Sidewalk Overhang
Concrete Sidewalk
1.5 SP. x 109 ROOMS = 164 SP.
MANAGED LIVING FACILITY (HOTEL 2) = 1.5 SP./ ROOM
E Flag
DP Pole
"H 1.5 SP. x 162 ROOMS = 243 SP.
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