Machine-extracted (OCR) from the official document — formatting is approximate; the official copy governs.
335 MONTGOMERY STREET, FLOOR 2M, SYRACUSE, NY 13202
315.435.3770 • ECONOMICDEVELOPMENT@ONGOV.NET • ONGOVED.COM
Regular Meeting Agenda
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:
1. Paradise Companies 10, LLC (Project #3101-24-05A) Second Meeting
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
2. Liverpool Lodging Ventures LLC (Project #3101-25-01A)
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
Page 1 of 156
3. Upstate Pathology Lab Ownership, LLC (Project #3101-24-07A) – Project Update
4. Old Thompson Road, LLC (Project #3101-17-04B)
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
Page 2 of 156
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.
Page 3 of 156
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.
Page 4 of 156
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. 2. Engineering Services Contract Authorization 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.
3. Easement Agreement Authorization
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.
Page 5 of 156
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.
4. Committee Appointments
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.
5. Officer Appointments
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
Page 6 of 156
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
Page 7 of 156
Onondaga County Industrial Development Agency
Profit and Loss
May 2025
TOTAL Income 500 Operating Revenue 2116 Fees 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 1,426,335.41 501 Non-Operating Revenue 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 6400 Operating Expense 6406 Other Professional Services 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 6440 Legal Fees 6450 Barclay Damon 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 6500 Agency Program Expenses 6510 White Pine Commerce Park 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
Page 8 of 156
Accrual Basis Tuesday, June 10, 2025 12:41 PM GMT-04:00 1/2
Onondaga County Industrial Development Agency
Profit and Loss
May 2025
TOTAL
6514 White Pine Science & Technology Park
6514.1 Legal 7,205.70
Total 6514 White Pine Science & Technology Park 7,205.70
6600 Non-Operating Expenses
6605 Pilot & Pass Thru Expenses
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 WPCP Pass Thru Expenses
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
Page 9 of 156
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
TOTAL
ASSETS
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 Prepaid Expenses
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
100 Land
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 Machinery & Equipment
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
Page 10 of 156
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
TOTAL
Other Assets
240 Blue Sky Redevelopment 1,641.76
Total Other Assets $1,641.76
TOTAL ASSETS $45,700,414.89
LIABILITIES AND EQUITY
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
601 PILOT and Pass Thru Payable
603 PILOT Pass Thru 0.10
Total 601 PILOT and Pass Thru Payable 0.10
631 Due to Other Governments
631.1 Towns
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
Page 11 of 156
Accrual Basis Tuesday, June 10, 2025 12:35 PM GMT-04:00 2/2
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY PAYMENT OF BILLS - SCHEDULE #506 June 12, 2025
GENERAL EXPENSES
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
Page 12 of 156
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
2025 Audit, Invoice #92644
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
Page 13 of 156
6/10/2025
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.
Page 14 of 156
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
PILOT
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.
Page 15 of 156
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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: _______________________________
MANAGING MEMBER
Address: 344 S WARREN STREET, STE 202, SYRACUSE, NY 13202 Phone: ______________________________
315-299-6292
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
Page 18 of 156
Page 19 of 156
Section II: Project and Site Information
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:
MANLIUS MANLIUS
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):_______________
2,694
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
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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.)
1. Environmental Review Information
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
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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.
1. Are there people currently employed at the project site?
☐ 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
2. Complete the following:
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
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Section I
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
Section II 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.
Page 39 of 156
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. Section III 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
Page 40 of 156
with 3rd parties, creating new/more payroll for theses companies (snow plowing, landscaping,
cleaning, etc)
Section VII:
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
Page 41 of 156
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
Page 42 of 156
3/4/2025
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.
Page 43 of 156
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
PILOT
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.
Page 44 of 156
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY
APPLICATION FOR FINANCIAL ASSISTANCE
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
Page 45 of 156
Return completed application to:
Onondaga County Industrial Development Agency
335 Montgomery Street, Floor 2M Syracuse, NY 13202
Phone: 315-435-3770 | Fax: 315-435-3669
natestevens@ongov.net
Section I: Applicant Information
Submittal Date: _____________
2/28/25
A) Applicant/Project Operator information (company receiving benefits):
1. Applicant/Project Operator: __________________________________________________
LIVERPOOL LODGING VENTURES LLC
Applicant/Project Operator Address: _______________________________________ __________
508 WHITE SPRUCE BLVD ROCHESTER NY 14823
Phone: __________________________
(607) 962-9868 Fax: ________________________
(607) 962-9869 __________
Website: ___________________________
VISIONSHOTELS.COM Email: _____________________ ____________
MINESHPATEL@VISIONSHOTELS.CO
Federal ID#: ________________________
92-0880703 NAICS: ________________________________
721110
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
Page 46 of 156
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: _______________________________
CFO VISIONS HOTELS
Address: 508 WHITE SPRUCE BLVD. ROCHESTER NY 14623 Phone: ______________________________
716-307-2253
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
Page 47 of 156
G) Company Counsel:
Name of Attorney: _____________________________________________________________
ROBERT L. HALPIN
Firm Name: __________________________________________________________________
THE HALPIN FIRM
Address: _____________________________________________________________________
4588 ROUTE 224 MONTOUR FALLS NY 14865
Phone: ______________________________________________________________________
(607) 594-3786
Cell Phone: ___________________________________________________________________
Email: _______________________________________________________________________
RHALPIN@THEHALPINFIRM.COM
Onondaga County Industrial Development Agency Page 4
Page 48 of 156
Section II: Project and Site Information
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:
CLAY
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
Page 49 of 156
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.)
1. Environmental Review Information
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
Page 50 of 156
Section III: FINANCIAL AND EMPLOYMENT
INFORMATION
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 $__________________
16,870,000
2. Equity $__________________
7,230,000
3. Tax Exempt Bond Issuance (if applicable) $__________________
NA
4. Taxable Bond Issuance (if applicable) $__________________
NA
5. Total Sources of Funds for Project Costs $__________________
24,100,000
6. Public Sources (Include sum total of all state and federal
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.
1. Are there people currently employed at the project site?
☐ 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
2. Complete the following:
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): _____________________
126,525
☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________
905,360
☐ 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: $_____________
11,317,000
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure,
above): $_____________
905,360
Onondaga County Industrial Development Agency
Page 54 of 156 Page 10
Section IV: Estimate of Real Property Tax Abatement Benefits
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
PILOT
% w/o PILOT
1 100
2 90
3 80
4 70
5 60
6 50
7 40
8 30
9 20
10 10
TOTAL
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
SECTION: V ForProjects
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
SECTION VI: For Solar Projects Only
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)]
2. Is the Applicant leasing the property?
☐ 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
6. Is the entire parcel being used for the solar project?
☐ 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
SECTION VII: For Housing Projects Only
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
Section VIII: Local Access Policy Agreement
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
Section IX: Agency Fee Schedule
* 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
2. Mortgage Recording Tax
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
Section X: Recapture of Tax Abatement/Exemptions
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 _________________________________
LIVERPOOL LODGING VENTURES LLC
Signature of Officer or Authorized Representative: _________________________________
Name & Title of Officer or Authorized Representative: _________________________________
MINESH PATEL VP
Date: ______________
2/28/25
Onondaga County Industrial Development Agency
Page 62 of 156 Page 18
Section XI: Conflict of Interest
Agency Board Members
1. Patrick Hogan, Chairperson
2. Janice Herzog, Vice Chairperson
3. Sue Stanczyk, Director
4. Kevin Ryan, Director
5. Fanny Villarreal, Director
6. Cydney Johnson, Director
7. Elizabeth Dreyfuss, Director
Agency Officers/Staff
1. Robert M. Petrovich, Executive Director
2. Nathaniel Stevens, Treasurer
3. Alexis Rodriguez, Secretary
4. Karen Doster, Recording Secretary
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:
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