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
April 10, 2025
Call to Order the Regular Meeting of the Agency
A. Approval of Minutes: March 6, 2025
B. Treasurer’s Report
C. Payment of Bills
D. Conflict of Interest
Action Items:
1. Upstate Pathology Lab Ownership, LLC (Project #3101-24-07A) Second Meeting
Upstate Pathology Lab Ownership, LLC is proposing construction of an approximately
109,000 square foot three story pathology lab building in the town of DeWitt.
Agency Action Requested:
a. A resolution of the Board authorizing the financial assistance the Agency will provide
and the execution and delivery of the documents related to the provision of the financial
assistance. Agency benefits requested include exemptions from certain real property
taxes, sales and use taxes and mortgage recording taxes.
Representative: Kevin McAuliffe
2. Semiconductor Components Industries, LLC dba onsemi (Project #3101-24-09A)
Second Meeting
Semiconductor Components Industries, LLC dba onsemi is proposing to develop and
manufacture semiconductor technology at an existing approximately 66,550 sq. ft.
fabrication facility located at 50 Collamer Crossings Parkway in the town of DeWitt.
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: Subhash Pidaparthi
Page 1 of 111
3. United Auto Supply of Syracuse West, Inc. (Project #3101-25-03A) Initial Meeting
United Auto Supply of Syracuse West, Inc. is proposing to renovate approximately 259,000
square feet located at 1200 State Fair Boulevard in the town of Geddes to allow for
expansion of operations, distribution, and warehousing at one centralized location.
Agency Action Requested:
a. A resolution of the Board authorizing a public hearing.
Representative: James Ranalli III and James Trasher
4. Executive Session
5. Purchase Contract Execution
Agency Action Requested:
a. A resolution of the Board authorizing the adoption of a SEQRA determination for the
acquisition of properties.
b. Resolutions of the board authorizing the Executive Director to enter into purchase
contracts and related documents with respect to the acquisition of properties.
Adjourn
Page 2 of 111
Regular Meeting Minutes
March 6, 2025
A regular meeting of the Onondaga County Industrial Development Agency was held on Thursday,
March 6, 2025, at 335 Montgomery Street, Floor 2M, Syracuse, New York.
Patrick Hogan called the meeting to order at 8:36 AM with the following in attendance:
PRESENT:
Patrick Hogan
Janice Herzog
Elizabeth Dreyfuss
Kevin Ryan
ABSENT:
Fanny Villarreal
Cydney Johnson
Susan Stanczyk
ALSO PRESENT:
Robert Petrovich, Executive Director
Nate Stevens, Treasurer
Alexis Rodriguez, Secretary
Robert Schoeneck, Assistant Treasurer
Amanda Fitzgerald, Esq., Counsel (via Zoom)
Subhash Pidaparthi, Semiconductor Components Industries, LLC
Christopher Andreucci, Harris Beach Murtha
Minesh Patel, Liverpool Lodging Ventures LLC
Louis Muraco, 629 LeMoyne Manor LLC
Mike Lisson, Grossman St. Amour CPA’s
Approval of Meeting Minutes: February 6, 2025
Upon motion by Elizabeth Dreyfuss, seconded by Janice Herzog, the Board approved the regular meeting
minutes of February 6, 2025. Motion was carried.
Treasurer’s Report
Nate Stevens gave a brief overview of the Treasurer’s Report for the month of February 2025.
Upon motion by Janice Herzog, seconded by Elizabeth Dreyfuss, the Board approved the Treasurer’s
Report for the month of February 2025. Motion was carried.
Page 3 of 111
Payment of Bills
Nate Stevens gave a brief overview of the Payment of Bills.
Upon motion by Janice Herzog, seconded by Elizabeth Dreyfuss, the Board approved the Payment of
Bills. Motion was carried.
Action Items:
1. Semiconductor Components Industries, LLC dba onsemi (Project #3101-24-09A) Initial
Meeting
Semiconductor Components Industries, LLC dba onsemi is proposing to develop and
manufacture semiconductor technology at an existing approximately 66,550 sq. ft.
fabrication facility located at 50 Collamer Crossings Parkway in the town of DeWitt.
Subhash Pidaparthi gave the Board an overview of onsemi’s operations and the proposed project.
Pidaparthi stated onsemi is a Fortune 500 semiconductor company listed on the Nasdaq-100
index as well as the S&P 500 index, with approximately 30,000 employees worldwide and over
4,000 employees in the US. Onsemi’s intelligent power and sensing solutions offer superior
efficiency, helping our customers in automotive, industrial, communications, and computing
industries. Onsemi recently acquired an inactive fabrication facility of approximately 66,550 sq.
ft., which includes about 7,000 sq. ft. of office space and approximately 22,000 sq. ft. of
manufacturing space, all sitting on a 14-acre lot at 50 Collamer Crossings Parkway in the town of
DeWitt.
Onsemi intends to use all necessary equipment in the existing facility to be used in the
development of new wide bandgap semiconductor technology. Onsemi’s project costs are
estimated to be about $118 million, which will be funded entirely by onsemi. In the initial
research and development phase, onsemi anticipates to incur costs of $25 million for the
acquisition of the land, building, and equipment for the currently inactive fabrication plant. In this
time, onsemi plans to create about 25 high tech jobs. During the manufacturing phase of the
project, onsemi anticipates to spend $20 million on renovations to the building. Additionally,
onsemi plans to spend approximately $70 million to acquire necessary equipment to bring the fab
online. Lastly, about $4 million is expected to be spent over both phases facilitating the research
and development and manufacturing activities conducted in the fab. As the manufacturing line
gets built out, onsemi plans to hire an additional 55 people for high tech jobs. This will be over 80
high tech jobs in the initial five years of the project. The objectives of the project are to bring the
existing fab online, qualify the wide bandgap semiconductor technology, and ramp up
manufacturing volumes.
Page 4 of 111
Robert Petrovich noted that this a great project, as the previous tenant of the facility, NexGen,
was no longer in operation. He also noted that the County Executive is supportive of this project.
Kevin Ryan asked if the property had been purchased yet. Pidaparthi confirmed that they closed
in December 2024.
Janice Herzog inquired about the level of education that will be needed for the community to
work at the facility. Pidaparthi advised that a high school diploma will be required for a number
of positions at onsemi. For engineering positions, a bachelor's degree will be required. Onsemi
will offer on-site training for multiple positions.
Janice Herzog asked where the 26,000 employees outside of the United States are located.
Pidaparthi advised that the employees are based all over the world, specifically in Malaysia, the
Philippines, the Czech Republic, and Germany.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing a
public hearing.” Motion was made by Janice Herzog, seconded by Kevin Ryan. Motion was
carried.
2. Liverpool Lodging Ventures LLC (Project #3101-25-01A) Initial Meeting
Liverpool Lodging Ventures LLC is proposing to construct a 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.
Minesh Patel provided background of the project. He explained that he’s the Chief Operating
Officer Visions Hotels, which is the management company and the developer. The applicant,
Liverpool Lodging Ventures LLC, has engaged Visions Hotels to develop and manage the hotel’s
operations.
The proposed hotel will serve transient guests and extended stay guests. The location is in close
proximity to the Micron site. Patel stated that currently there’s a shortage of hotels in the County
and in the town of Clay. New hotels need to be built in order to satisfy the needs of not only
Micron, but the growing community.
Patel advised that since the pandemic, his company has ceased all new construction, due to
economic conditions, specifically high construction costs and interest rates. The assistance from
OCIDA would help alleviate some of these financial hardships.
Page 5 of 111
Patrick Hogan noted that it’s obvious that this area needs hotels, especially since there have been recent closures and hotels being taken offline. Hogan also stated that the County will need hotels to support Micron’s development. Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing a public hearing.” Motion was made by Kevin Ryan and seconded by Elizabeth Dreyfuss. Motion was carried. 3. 629 LeMoyne Manor LLC (3101-20-15A) Modification Meeting 629 LeMoyne Manor LLC is requesting an extension of the termination date of their sales and use tax exemption. Robert Petrovich explained that this is an extension of their existing IDA sales and use tax exemption. Louis Muraco advised that the extension request is due to delays in the completion of the project. The delays were onset by the addition of enclosed garages instead of carports. Muraco stated that the project is substantially complete. Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing an extension of the sales and use tax exemption.” Motion was made by Kevin Ryan and seconded by Janice Herzog. Motion was carried. 4. 2024 Agency Audit Patrick Hogan referenced the prior presentation of the Agency audit that Mike Lisson presented at the Audit Committee meeting.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board approving the
2024 Audit of the Agency.” A motion was made by Janice Herzog and seconded by Elizabeth
Dreyfuss. Motion was carried.
5. Onondaga County Department of Water Environment Protection
The Onondaga County Department of Water Environment Protection is requesting access
to a portion of property located at 5064 State Route 31 in the Town of Clay, owned by the
Agency to undertake certain activities consistent with its Oak Orchard municipal sewer
expansion project. The land will ultimately be purchased by WEP.
Robert Petrovich advised that OCIDA is proposing to use approximately 1.31 acres of land at the
White Pine Science and Technology Park to build a municipal pump station to provide sewer
service to support Micron and companies that plan to develop in the designated area. Petrovich
stated that in order to support the construction of the new pump station, OCIDA is working
Page 6 of 111
toward providing an access agreement for WEP to start the preliminary construction work on the
property. Ultimately, the approximate 1.31 acre parcel of land will subdivided and sold to WEP.
Petrovich added that the second resolution is to declare OCIDA’s intent to be lead agency to
coordinate the environmental review associated with the sale of the property.
Amanda Fitzgerald stated that the first resolution to execute the access agreement is a Type 2
action that doesn’t require any further review under SEQR. The second resolution is declaring
OCIDA lead agency only in connection with the subdivision of the specified parcel and the sale
of the property.
Kevin Ryan inquired if the parcel is located on the corner of Caughdenoy Road and Route 31.
Petrovich advised that Kevin was correct and that the parcel is located on the southeast corner.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board authorizing the
execution and delivery of an access agreement with the Onondaga County Department of Water
Environment Protection in connection with the development of land in the Town of Clay.” A
motion was made by Kevin Ryan and seconded by Janice Herzog. Motion was carried.
Patrick Hogan read the Agency Action Requested of “A resolution of the Board declaring the
Agency’s intent to be Lead Agency for a coordinated environmental review with respect to the
eventual subdivision and sale of the property.” A motion was made by Kevin Ryan and seconded
by Janice Herzog. Motion was carried.
6. Executive Session
Amanda Fitzgerald noted that the Board was going into Executive Session for the purpose of
discussing a proposed acquisition of real property.
Motion to enter Executive Session was made by Kevin Ryan, seconded by Janice Herzog. Motion
was carried.
Motion to come out of Executive Session made by Kevin Ryan and seconded by Janice Herzog.
Motion to adjourn was made by Janice Herzog and seconded by Elizabeth Dreyfuss at 9:14 AM.
___________________________________
Alexis Rodriguez, Secretary
Page 7 of 111
March 31, 2025
Revenue / Expense / Income Current Period Current YTD
Operating/Non-Op Revenue 159,971 676,326
Administrative Expense 51,146 157,105
Operating/Program Expense 54,130 164,749
Net Ordinary Income 54,696 354,471
Current Assets Current YTD
Total Cash 9,462,471
Less Pass Through Received 365,947
Net Cash 9,096,524
Page 8 of 111
Onondaga County Industrial Development Agency
Profit and Loss
March 2025
TOTAL Income 500 Operating Revenue 2116 Fees 2116.1 Agency Fees 4,635.46 2116.3 WPCP Agency Fee 111,111.11 Total 2116 Fees 115,746.57 2410 Lease Income 1,224.30 Total 500 Operating Revenue 116,970.87 501 Non-Operating Revenue 2401 Interest Income 34,696.36 501.2 Other Non-Operating Revenue 201.13 Total 501 Non-Operating Revenue 34,897.49 527 Nat Grid Matching Grant 8,103.00 534 Pilot & Pass Thru Revenue 528.003 OHB Redev LLC Funds Pass Thru 34,570.00 529 PILOT Income 30,216.13 Total 534 Pilot & Pass Thru Revenue 64,786.13 550 WPCP Pass Thru Revenue 306,565.66 Total Income $531,323.15 GROSS PROFIT $531,323.15 Expenses 6400 Operating Expense 6401 Insurance 6401.1 D&O Insurance 6,523.00 Total 6401 Insurance 6,523.00 6406 Other Professional Services 6406.50 Consulting Services 3,000.00 Total 6406 Other Professional Services 3,000.00 6407 Administrative Expense 51,145.73 6409 Conference Attendence 1,476.90 6410 Office Expense 641.73 6411 Memberships / Sponsorships 2,500.00 6414 Marketing 7,532.00 Total 6400 Operating Expense 72,819.36 6440 Legal Fees 6450 Barclay Damon 6460 IDA General Legal 14,345.34 6480 Roth Legal 600.00 Total 6450 Barclay Damon 14,945.34 Total 6440 Legal Fees 14,945.34
Page 9 of 111
Accrual Basis Wednesday, April 2, 2025 01:00 PM GMT-04:00 1/2
Onondaga County Industrial Development Agency
Profit and Loss
March 2025
TOTAL
6500 Agency Program Expenses
6510 White Pine Commerce Park
6510.7 WPCP Marketing 14,921.84
Total 6510 White Pine Commerce Park 14,921.84
Total 6500 Agency Program Expenses 14,921.84
6514 White Pine Science & Technology Park
6514.1 Legal 2,588.75
Total 6514 White Pine Science & Technology Park 2,588.75
6600 Non-Operating Expenses
6605 Pilot & Pass Thru Expenses
6606 OHB Redev LLC Funds Pass Thru 34,570.00
Total 6605 Pilot & Pass Thru Expenses 34,570.00
Total 6600 Non-Operating Expenses 34,570.00
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 $446,410.95
NET OPERATING INCOME $84,912.20
NET INCOME $84,912.20
Page 10 of 111
Accrual Basis Wednesday, April 2, 2025 01:00 PM GMT-04:00 2/2
Onondaga County Industrial Development Agency
Balance Sheet
As of March 31, 2025
TOTAL
ASSETS
Current Assets
Bank Accounts
200 Cash 0.00
200.1 Cash - M & T Checking 101,515.05
200.5 NBT Checking 1,615,549.31
Total 200 Cash 1,717,064.36
200.6 NBT Savings 8,278,723.18
Total Bank Accounts $9,995,787.54
Accounts Receivable
380 Accounts Rec.
380.6 A/R Fees, Lease & PILOT 865,570.22
Total 380 Accounts Rec. 865,570.22
Total Accounts Receivable $865,570.22
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 $10,859,884.09
Fixed Assets
100 Land
101 White Pines Commerce Park -0.27
107 800 Hiawatha 604,840.42
108 White Pine Science & Technology Park 2,140,557.00
Total 100 Land 2,745,397.15
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 $33,502,100.15
Other Assets
240 Blue Sky Redevelopment 1,641.76
Total Other Assets $1,641.76
TOTAL ASSETS $44,363,626.00
LIABILITIES AND EQUITY
Page 11 of 111
Accrual Basis Wednesday, April 2, 2025 02:59 PM GMT-04:00 1/3
Onondaga County Industrial Development Agency
Balance Sheet
As of March 31, 2025
TOTAL
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 157,105.16
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 31,865,637.19
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
631.105 Camillus 6,105.03
631.125 Elbridge 2,487.42
631.13 Geddes 82.75
631.155 Skaneateles 0.10
Total 631.1 Towns 8,675.30
631.2 Villages
631.21 Camillus 1,055.79
631.235 Liverpool 4,976.00
631.26 Solvay 661.44
Total 631.2 Villages 6,693.23
631.3 Schools
631.33 Jordan-Elbridge 21,057.64
631.34 Marcellus 315.18
631.355 Solvay 4,222.58
631.36 West Genesee 14,828.63
Total 631.3 Schools 40,424.03
631.4 Onondaga County 8,564.95
Total 631 Due to Other Governments 64,357.51
Total Other Current Liabilities $31,929,994.80
Total Current Liabilities $32,849,690.98
Total Liabilities $32,849,690.98
Page 12 of 111
Accrual Basis Wednesday, April 2, 2025 02:59 PM GMT-04:00 2/3
Onondaga County Industrial Development Agency
Balance Sheet
As of March 31, 2025
TOTAL
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 362,972.88
Total Equity $11,513,935.02
TOTAL LIABILITIES AND EQUITY $44,363,626.00
Page 13 of 111
Accrual Basis Wednesday, April 2, 2025 02:59 PM GMT-04:00 3/3
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY PAYMENT OF BILLS - SCHEDULE #504 April 10, 2025
GENERAL EXPENSES
1. ONONDAGA COUNTY PLANNING FEDERATION* $ 200.00
2025 Planning Federation Symposium
2. BROWN & BROWN INSURANCE SERVICES, LLC** $ 6,523.00
D&O Insurance Renewal
3. SEMI*** $ 1,000.00
2025 Affliliate Membership, Inv #10-035654
4. BARCLAY DAMON LLP $ 177,777.78
February 2025 Legal Costs
5. JMT OF NEW YORK, LLP $ 128,787.88
February 2025 Engineering Costs
6. BARCLAY DAMON LLP $ 825.00
Retained Corporate & Public Finance Matters, Inv#5330744
7. BARCLAY DAMON LLP $ 240.00
Roth Steel Inv#5330768
8. BARCLAY DAMON LLP $ 987.50
OHB Redev, Inv#5330769
9. BARCLAY DAMON LLP $ 3,851.75
WPSTP Inv#5330770
10. LOVELL AND ASSOCIATES $ 3,000.00
March 2025 Consulting
11. ONONDAGA CIVIC DEVELOPMENT CORPORATION $ 992.62
Toshiba Copier Reimbursement, Inv #1176
Page 14 of 111
12. NEW YORK STATE ECONOMIC DEVELOPMENT COUNCIL $ 3,500.00
2025 NYSEDC Annual Meeting - Gold Sponsor
13. NYS DEPARTMENT OF ENVIRONMENTAL CONSERVATION $ 110.00
SPDES #NYR11L925 Renewal
Total: $ 327,795.53
*Ratification of check dated March 13, 2025
**Ratification of check dated March 18, 2025
***Ratification of check dated March 20, 2025
Page 15 of 111
ONONDAGA COUNTY INDUSTRIAL DEVELOPMENT AGENCY
PAYMENT OF BILLS - SCHEDULE #504
April 10, 2025
PILOT Payments
1. ONONDAGA COUNTY $ 8,564.96
2025 PILOT Payments
2. ONONDAGA COUNTY $ 9,520.40
COR Inner Harbor - Master & Sub Proj #1 - 1ST Qtr 2025 PILOT Payment
3. CITY OF SYRACUSE $ 9,997.83
COR Inner Harbor - Master & Sub Proj #1 - 1ST Qtr 2025 PILOT Payment
4. TOWN OF CAMILLUS $ 6,105.03
2025 PILOT Payments
5. TOWN OF ELBRIDGE $ 2,487.42
2025 PILOT Payments
6. TOWN OF GEDDES $ 82.75
2025 PILOT Payments
7. VILLAGE OF CAMILLUS $ 1,055.79
2025 PILOT Payments
8. VILLAGE OF SOLVAY $ 661.44
2025 PILOT Payments
9. SYRACUSE CITY SCHOOL DISTRICT $ 10,697.91
COR Inner Harbor - Master & Sub Proj #1 - 1ST Qtr 2025 PILOT Payment
10. JORDAN ELBRIDGE CENTRAL SCHOOLS $ 21,057.64
2025 PILOT Payments
11. SOLVAY UNION FREE SCHOOL DISTRICT $ 4,222.58
2025 PILOT Payments
12. WEST GENESEE CENTRAL SCHOOLS $ 14,828.63
2025 PILOT Payments
13. MARCELLUS CENTRAL SCHOOLS $ 315.18
2025 PILOT Payments
TOTAL $ 89,597.56
Page 16 of 111
12/2/2024
Project: Upstate Pathology Lab Ownership, LLC Project Number: 3101-24-07A
Location: DeWitt School District: East Syracuse Minoa
Project Type: New Construction
Tax Parcel(s): 029.-02-27.3 Village: 0
Total Project Cost: $ 86,520,000 8. Total Jobs 223
Land Acquisition $ 5,000,000 8A. Job Retention 178
Site Work/Demo $ 5,000,000 8B: Job Creation 45
Building Construction & Renovation $ 60,000,000 (Next 5 Years)
Furniture & Fixtures $ 2,500,000
Equipment $ 3,000,000
Project Soft Cost $ 11,020,000
Community Investment /Abatement Project Description
Fiscal Impact ($)
Abatement Summary $6,322,791
Sales Tax Abatement $3,200,000
Mortgage Tax Abatement $547,500
Property Tax Relief (PILOT) $2,575,291
Community Investment $148,989,595
The applicant is proposing construction of an approximately 109,000 square foot,
PILOT Payments ( - ) $2,555,096 three story pathology lab building.
Project Salaries and Benefits Estimated (10 yrs) $49,757,499
Construction Benefit Estimate $10,157,000
Total Project Cost $86,520,000
Investment:Abatement Ratio 23.56 :1
© 2024 Onondaga County Industrial Development Agency. All rights reserved.
Page 17 of 111
Upstate Pathology Lab Ownership, LLC
A) PILOTS Estimate Table Worksheet
for 10 years
OCIDA estimate of current market value $ 1,000,000
Projected investment $ 60,000,000
OCIDA estimate of increase in value $ 15,832,250 OCIDA estimated value after project is completed $ 16,832,250 Taxes that would have been collected if the project did not occur $ 304,795 Scheduled PILOT payments $ 2,555,096
Full Tax
County PILOT School
PILOT YEAR Exemption % Town Village Total PILOT Payment w/o Net Exemption
Amount District
PILOT
1 100% $ 3,714 $ 4,660 $ 19,462 $ - $ 27,836 $ 468,540 $ 440,705
2 90% $ 9,785 $ 12,280 $ 51,280 $ - $ 73,344 $ 477,911 $ 404,567
3 80% $ 16,097 $ 20,202 $ 84,363 $ - $ 120,662 $ 487,470 $ 366,807
4 70% $ 22,658 $ 28,436 $ 118,749 $ - $ 169,843 $ 497,219 $ 327,375
5 60% $ 29,476 $ 36,991 $ 154,477 $ - $ 220,944 $ 507,163 $ 286,220
6 50% $ 36,556 $ 45,877 $ 191,586 $ - $ 274,020 $ 517,307 $ 243,287
7 40% $ 43,908 $ 55,104 $ 230,118 $ - $ 329,131 $ 527,653 $ 198,522
8 30% $ 51,540 $ 64,682 $ 270,114 $ - $ 386,336 $ 538,206 $ 151,869
9 20% $ 59,460 $ 74,620 $ 311,619 $ - $ 445,699 $ 548,970 $ 103,271
10 10% $ 67,675 $ 84,931 $ 354,675 $ - $ 507,281 $ 559,949 $ 52,668
TOTAL $ 340,869 $ 427,783 $ 1,786,444 $ - $ 2,555,096 $ 5,130,387 $ 2,575,291
Year
0 1 2 3 4 5
Jobs
Current/Actuals 178
Creation Goals 45 25 10 10
Total
Employment
Goals 223 203 213 223 223 223
© 2024 Onondaga County Industrial Development Agency. All rights reserved.
Page 18 of 111
BARCLAY DAMON"'
Kevin R. McAuliffe
Partner
November 14, 2024
Onondaga County Industrial Development Agency
Attention: Nate Stevens
335 Montgomery Street, Floor 2M
Syracuse, New York 13202
Re: Upstate Pathology Lab Ownership, LLC
Dear Nate:
Enclosed herewith please find:
1. Application of Upstate Pathology Lab Ownership, LLC
2. Three-page supplement to the application
3. Copy of the survey
4. Minutes from the Town of Dewitt Planning Board meeting of August 22, 2024 at
which the Planning Board declared itself to be Lead Agency for SEQRA purposes.
5. Renderings of the proposed structure
6. Checks payable to the Agency in the amount of $1,000 and to Harris Beach in the
amount of $2,500.
Note that this is not a proposal to construct a medical office building at which patients will be
seen or receive treatment. As is set forth in more detail in the supplement to the application, the
building will be occupied only by employees of the Upstate Pathology Department to perform
their services on samples that are gathered from patients at other facilities and sent to this facility
for review and analysis.
The Town of Dewitt Planning Board is close to completing its review of the proposed
construction and finalizing the SEQRA process.
Please let us know what additional information you may need.
Very truly yours,
evin R. McAuliffe
Barclay Damon Tower - 125 East Jefferson Street - Syracuse, New York 13202 barclaydamon.com
KMcAuliffe@barclaydamon.com Direct: (315) 425-2875 Fax: (315) 425-8593
Also Admitted
Page in:
19 North
of 111Carolina
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 http://www.dec. nv.gov/permits/6191.html.
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 Nancy Lowery at nancvlowerv@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 June 8, 2023.
Onondaga County Industrial Development Agency Page 1
Page 20 of 111
Return completed application to:
Onondaga County Industrial Development Agency
Attn: Nancy Lowery
335 Montgomery Street, Floor 2M Syracuse, NY 13202
Phone: 315-435-3770 I Fax: 315-435-3669
nancylowery@ongov.net
Section I: Applicant Information
Submittal Date: November 14, 2024
A) Applicant/Project Operator information (company receiving benefits):
1. Applicant/Project Operator: Upstate Pathology Lab Ownership, LLC
Applicant/Project Operator Address: 5112 West Taft Road, Suite M, Liverpool, NY 13088
Phone: 315 452-2003 Fax: 315 452-2550
Website: n/a Email: jmurphy@hallmarkre.com
Federal ID#: 93-3422573 NAICS: 531120
State of Incorporation: Florida Registered in New York State
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 Q Limited Liability Company
❑ Other, explain
List all stockholders, members, or partners with % of ownership greater than 5%:
Name % of ownership
Upstate Pathology Lab Development, LLC 100%
whose members are;
A John Merola, M.D.-67%
John D. Murphy, Jr.-33%
Onondaga County Industrial Development Agency Page 2
Page 21 of 111
C) Applicant Business Description:
Estimated % of sales within Onondaga County: 100%
Estimated % of sales outside Onondaga County but within New York State:
Estimated % of sales outside New York State but within the U.S.:
Estimated % of sales outside the U.S.: (*Percentage to equal 100%)
Applicant /Owner History:
1. Is the Owner and/or Applicant or any manager or owner of the Owner and/or Applicant now a
plaintiff or defendant in any civil or criminal litigation? El
No 0 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)? 0
No 0 Yes, explain
3. Has any erson listed in Section I ever been in receivership or declared bankruptcy?
0 No U 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?
0No 0 Yes, explain (Provide year, project name, benefit description, amounts, address)
E) Individual Completing Application:
Name: John D. Murphy Jr. Title: Manager
Address: 5112 West Taft Rd. Liverpool, NY 13088 Phone: 315 452-2003
Cell Phone: 315 447-5266 E-mail:lmurphy@hallmarkre.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 22 of 111
G) Company Counsel:
Name of Attorney: Kevin R. McAuliff, Esq.
Firm Name: Barclay Damon LLP
Address: 125 E Jefferson Street, Syracuse, New York 13202
Phone: 315 425-2875
Cell Phone: 315 382-8703
Email: Kmcauliffe@barclaydamon.com
Onondaga County Industrial Development Agency Page 4
Page 23 of 111
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: 6624 Fly Road, East Syracuse, NY 13057
Legal Address (if different):
City: Town: Dewitt Village:
Zip Code: 13057 School District: East Syracuse Minoa
Tax Map Parcel ID(s): 029.-02-27.3
Full Market Value: 2024 1,000,000 Square Footage of Existing Building(s): 0
B) Project Activity (Check all that apply):
E New construction O Acquisition of existing facility
❑ Expansion to current facilities O Brownfield/Remediated Brownfield
El Renovation of existing facility O Demolition and construction
O Purchase of machinery/equipment
C) Select Project Type or Project End Use at site (you may check more than one):
O Manufacturing O Mixed Use
O Retail (see Section V) O Facility of Aging
O Housing Project (see Section VII) O Distribution/Wholesale
O Civic Facility (not for profit) O Commercial
O Industrial O Renewable Energy Project (see Section VI)
E Other, explain
D) Project Narrative: Please check one of the two boxes below and attach statement.
E A statement that the Project described in this application would not be undertaken but for
the financial assistance provided by the Agency.
O 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;
E (ii) the size of the Project in square feet and a breakdown of square footage per each
intended use;
E (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;
E (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?
I] No I] 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? E Yes, what is the status? Pending
Has the project received site plan approval from the town or local planning board?
E No, anticipated approval date. 12/2024 Dyes, 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: http://www.dec.ny.gov/permits/6191.html
b. Has Lead Agency been established? El No E Yes, name of Lead Agency
Town of Dewitt
c. Have any environmental issues been identified on the property?
No ❑ Yes, explain
Onondaga County Industrial Development Agency Page 6
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Section III: FINANCIAL AND EMPLOYMENT
INFORMATION
A) Project Costs and Finances
Description of Costs Total Budget Amount
Land Acquisition 5,000,000.00
Site Work/Demo 5,000,000.00
Building Construction & Renovation 60,000,000.00
Furniture & Fixtures 2,500,000
Equipment 3,000,000
Project Soft Cost 11,020,000
Management/Developer
Total Project Cost Fees project 86,520,000
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 $__________________
73,000,000
2. Equity $__________________
13,520,000
3. Tax Exempt Bond Issuance (if applicable) $__________________
4. Taxable Bond Issuance (if applicable) $__________________
5. Total Sources of Funds for Project Costs $__________________
86,520,000
6. Public Sources (Include sum total of all state and federal
grants and tax credits) $__________________
-Identify each state and federal grant/credit:
__________________________________ $__________________
__________________________________ $__________________
__________________________________ $__________________
Onondaga County Industrial Development Agency
Page 26 of 111 Page 7
C) 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: 178
Estimate the number of construction jobs to
be created by this Project: 200
Estimate the average length of construction
jobs to be created (months): 12-14 months
Current annual payroll including the
benefit cost: 23,000,000.00
Average salary amount that is an
employee benefit (%): 43%
Average annual growth salary/wage
rate (%) 3%
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:
100%
D) New Employment Benefits
Complete the following chart indicating the number of FTE jobs currently employed by the
Applicant, FTE jobs currently employed at the Project and the number of FTE jobs that will
be created at the Project site at the end of the first, second, and third, years after the Project
is completed. Jobs should be listed by title of category (see below), including FTE
independent contractors or employees of independent contractors that work at the Project
location. Do not include construction workers.
Onondaga County Industrial Development Agency
Page 27 of 111 Page 8
Please use this chart to illustrate the current employment:
Job Title/Category Current Annual Pay Current Employment (FTE)
Pathologist $303,881.00 18
Technologist $87,717.00 91
Laboratory Support 461,020.00 69
TOTAL 178*
* The above breakout is the applicant's estimate based upon Upstate's current employment census reduced to reflect those
jobs not moving to the new facility.
Please use this chart to illustrate the projected employment growth:
Job Title/Category Current Annual Pay FTE Jobs Created FTE Jobs Created FTE Jobs Created
Year 1 Year 2 Year 3
Pathologist $312,997.00 3 1 1
Technologist $90,349.00 12 5 5
Laboratory Support $62,850.00 10 4 4
TOTAL 25 10 10
E) Financial Assistance sought:
☐ Real Property Tax Abatement (PILOT): Agency Staff will provide draft and final
PILOT schedule: _____________________
☐ Mortgage Recording Tax Exemption (.75% of mortgage): _____________________
$547,500.00
☐ Sales and Use Tax Exemption (4% Local, 4% State): _________________________
$3,200,000.00
☐ Tax Exempt Bond Financing (Amount Requested): ___________________________
☐ Taxable Bond Financing (Amount Requested):
Onondaga County Industrial Development Agency
Page 28 of 111 Page 9
F) 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): $ 73,000,000.00
Estimated Mortgage Recording Tax Exemption Benefit (product of
mortgage amount as indicated above, multiplied by .0075): $ 547,500 00
G) 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: $ 40,000,000.00
Estimated State and local Sales and Use Tax Benefit (product of 8% multiplied by the figure,
above): $ 3,200,000.00
Onondaga County Industrial Development Agency Page 10
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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 PILOT
% mount Amount Amount 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 11
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SECTION: V For Retail Projects Only
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
unemploLment rate for the year to which the date relates.
U 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, Citz, County or Village of where the Project will be located.
U Yes ❑ No
If yes, please provide data and explain.
Onondaga County Industrial Development Agency Page 12
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SECTION VI: For Solar Projects Only
Please answer all the questions as an addendum to this application:
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 13
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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 14
Page 33 of 111
SECTION VII: For Housing Projects Only
Please answer all the questions as an addendum to this application:
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. [see Section II (C)]
2. Is the Project being built in a blighted area? If yes, please describe.
3. Is the Project fulfilling an unmet need in the area? If yes, please explain.
4. Please provide a market study documenting a need for such housing.
5. Is there support from local government officials for the Project and for the financial assistance
being requested from the Agency? If yes, please provide written documentation.
6. Is the Project considered infill in a populated area? If yes, please explain.
7. Does the Project provide walkability? If yes, please explain.
8. Is there additional county infrastructure necessary to service the Project? If, yes, please explain.
9. Is the Project part of a larger mixed-use development? If yes, please describe.
Onondaga County Industrial Development Agency Page 15
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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 Upstate Pathology Lab Ownership, 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 infprirotion provided regarding the construction and employment activities for the project as of /Op 7/ V/ (date). If there are two applicants (Real Estate Holding and Operating Corn pany) both need to complete this page. Applicant(s) Company: Upstate Pathology Lab Ownership, LLC Representative for Contract: John D. Murphy Jr. Address: 5112 West Taft Rd. Suite M City: Liverpool State: NY Zip: 13088 Phone: 315 452-2003 Email: Jmurphy@hallmarkre.com Project Address: 662 ly Road City: East Syracuse State: NY Zip: 13057 Signature: General Contractor: LeChase Construction Services, LLC Contact Person: Kevin Hoffman AddreSS: 609 Erie Boulevard W Cit y: Syracuse State: NY Zip: 13204
Phone: 315 423-0015 Email: khoffman@lechase.com
Authorized Representative: Kevin Hoffman Title: Vice President
Signature:
Onondaga County Industrial Development Agency Page 16
Page 35 of 111
Section 'lit: local Aeees, 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 Upsiam Paihotgy lab Ownershm. (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 3/2 (date).
If there are two applicants (Real Estate Holding and Operating Company) both need to
complete this page.
Applicant(s) Company: Upstate Pathology Lab Ownership, LLC
Representative for Contract: John D. Murphy Jr.
Address: 5112 West Taft Rd. Suite M City: Liverpool State: NY Zip: 13088
Phone: 315 452-2003 Jmurphy@hallmarkre.com
Project Address: 6624 Fly Road City: East Syracuse State: NY Zip: 13057
Signature:
General Contractor: LeChase Construction Services, LLC
Contact Person: Kevin Hoffman
Address: 609 Erie Boulevard W City: Syracuse State: NY Zip: 13204
Phone: 315 423-0015 Email : khoffman@lechase.com
Authorized R entative: Kev oilman Title: Vice President
Signature:
Page 36 of 111
Onondaga County Industrial Development Agency 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 Up to but not to exceed 5% of
or organization change, refinancing, etc. Agency Fee as noted on the Cost
Due at time of
Consent to the amendment or modification of Benefit Analysis at time of project
Request
IDA documents prior to closing on the project approval. Attorney fees determined
shall be given at OCIDA's sole and absolute by 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 17
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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 Upstate Pathology Lab Ownership. LLC
Signature of Officer or Authorized Representative:
Name & Title of Off cer or Authorized Representative: John D. Murphy Jr. Manager
Date:
Onondaga County Industrial Development Agency Page 18
Page 38 of 111
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
I. Robert M. Petrovich, Executive Director
2. Nathaniel Stevens, Treasurer
3. Nancy Lowery, Secretary
4. Karen Doster. Recording Secretary
5. Alexis Rodriguez, Assistant Treasurer
6. Svetlana Dyer. Assistant 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:
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this
page.
Name of Applicant(s) Company Upstate P logy Lab Ownership, LLC
Signature of Officer or Authorized Representative:
Name & Title of Officer or Authorized Representative: John D. Murphy Jr. Manager
Date: /0/17/tY
Onondaga County Industrial Development Agency Page 19
Page 39 of 111
Section XII: Representations, Certifications, and Indemnification
If there are two applicants (Real Estate Holding and Operating Company) both need to complete this
page.
John D Murphy Jr (Name of CEO or other authorized representative of
Applicant)(s) confirms and says that he/she is the Managing Member (title) of
Upstate Pathology Lab Ownership, ac (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 20
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E. 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.
F. 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.
G. 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.
H. 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.
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 21
Page 41 of 111
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 22
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Name of Applicant Company: Upstate Pathology Lab Ownership LLC
Signature of Officer or Authorized Representative:
Name & Title of Officer or Authorized Representative: John 0. Murphy Jr. Manager
Date:
STATE OF NEW YORK
COUNTY OF ONONDAGA ) ss.;
John D. Murphy, Jr. , being first duly sworn, deposes and says:
1. That I am the Manager (Corporate Officer) of Upstate Pathology Lab Ownership LLC
(Applicant) and that I am duly authorized on behalf of the Applicant to bind the Applicant.
2. That I have read and attached Application, I know the contents thereof, and that to the
best of my knowledge and belief, this Application and the contents of this Application
are true, accurate and complete
dl
(Signature of Officer)
Subscribed and affirmed to me under pe ns ties of
e
perjury this day of C('
*2
(Notary Public) HAILLEY HIRVELA
NOTARY PUBLIC STATE OF NEW YORK
CAYUGA COUNTY
LIC. #01H16431050
COMM. EXP. 03/2812026
End of Application
Rev 6 8 23
Onondaga County Industrial Development Agency Page 23
Page 43 of 111
APPLICATION OF UPSTATE PATHOLOGY LAB OWNERSHIP, LLC
PROJECT ADDRESS: 6624 FLY ROAD, EAST SYRACUSE, NY 13057 (TOWN OF DEWITT)
SECTION II: PROJECT AND SITE INFORMATION — SUPPLEMENTAL INFORMATION C) Project Type/End Use: Other The project consists of the construction of an approximately 109,000 square foot, three story pathology lab building, fully furnished and ready to operate. The building will be occupied by Upstate Medical University's Pathology Department. Currently, Upstate's Pathology Department occupies 55,000 square feet on five floors in three different buildings on the Upstate Medical (downtown Syracuse) campus. The building will contain the following disciplines: Core Laboratory, Microbiology Lab, Histology Laboratory, IHC, Cytology Laboratory, Electron Microscope, Bone Marrow, HEM path, Cytogenetics, Flow Cytometry, Molecular laboratory, Bioinformatics & Digital Pathology, Courier and Drone service area, teaching, conference, and employee support areas. This state-of-the-art facility will accommodate new efficient processing equipment and additional volume, and facilitate employee retention and attract new pathology physicians, technicians, and support personnel. The existing downtown Syracuse Upstate's medical campus spaces that the Pathology Department will be vacating have already been allocated to hospital departments that need additional space. In fact, over half of the existing Pathology space is in the Upstate Cancer Center which requires additional space.
Currently, the Upstate Pathology Department employs approximately 228 people in offices that are on five different floors in three different buildings. When Upstate Medical moves into its new pathology laboratory, overall employment will initially grow by 25 new jobs to 253, an 11% increase. A small laboratory will remain on Upstate's main downtown Syracuse campus to meet the surgical and critical care needs of its hospital. Of the 228 existing employees, 50 will continue to work in the Downtown Campus, and the remaining 178 employees will move to the new location at Fly Road. With the additional space and capacity in its new pathology lab facility, Upstate expects volume of work to grow substantially. Upstate also expects that employment will increase in year two by 10 additional jobs, a further increase of 4%, and in year three by 10 additional jobs, a further increase of 4%, resulting in a net increase of 45 jobs over the existing employment number of 228 people. To further clarify, the new location will experience growth according to the following over three years:
• Fifty (50) of the existing 228 employees will remain at the downtown location. 178 employees
will move to the new location.
• In Year 1, the new location will add 25 jobs; 178 existing + 25 new = 203 TOTAL
• In Year 2, the new location will add 10 jobs; 203 + 10 new = 213 TOTAL
• In Year 3, the new location will add 10 jobs; 213 + 10 new= 223 GRAND TOTAL at the new
location
This new modern facility will be outfitted with state of the art and more efficient lab testing equipment,
which will increase the capacity/volume of analysis and employee productivity. In addition, the
Page 44 of 111
Pathology Department will be able to expand its customer base with the additional capacity, and utilize
drone technology to more efficiently transport specimens. Likewise, Upstate Medical will benefit from
the building's location next to the intersection of Route 90 and soon to be Route 81, which will greatly
enhance delivery efficiency. The Pathology Department currently provides professional analysis for
specimens, over 50% of which are from requests outside of Onondaga County. The new facility will not
only increase the Department's footprint, but will likely increase the capability to provide services to a
broader geographic region.
Note that contrary to the normal interpretation of a "medical office building", this facility is a testing and analysis laboratory, not a patient facility. The new facility will be a professional laboratory staffed by medical service employees where specimens are received by Upstate Medical couriers , tested, and the results returned to the requesting physician, hospital or health care system. The new Fly Road facility will not be a public building. Patients will not visit nor frequent the building. Specimens will be delivered to the facility by various couriers, Upstate, other hospitals, tabs, physicians, medical practices, and other medical entities. Lab results are then reported back to the prescribing entity.
SECTION II: D) PROJECT NARRATIVE: The Project described in this application would not be undertaken but for the financial assistance provided by the Agency. Since the early planning stages for the Project, there have been numerous changes in the financial markets, construction cost and supply chain markets. Construction costs, including both materials and labor have been tracking significantly higher in recent years. Long term interest rates and credit spreads have increased significantly, and supply chain issues continue to be challenging for construction projects. Inflation has also had a significant impact on all cost aspects of the Project, with no predictable end in sight. During the planning stages for the Project, the prime rate of interest increased from 3.25% in January 2023, to 8.0% today (as of October, 2024). Construction financing for the Project is tied to the prime rate of interest and has added significantly to the project cost and has therefore adversely affected the total cost of the Project. While the above factors make the Project challenging from a financial predictability perspective, the financial assistance offered by the Agency will significantly and positively impact the project's financial viability.
SECTION II
E) DESCRIPTION OF PROJECT:
(i) The principals of Upstate Pathology Lab Ownership, LLC have designed, constructed, owned, and
managed medical office buildings in Central New York for over 50 years. In particular, the principals
developed and managed the North Medical Center, a 400,000 square foot 33-acre medical campus in the
Town of Clay, and the 200,000 square foot Northeast Medical Center in Fayetteville, New York. The
Project site was acquired in the fall of 2022 and includes the adjacent Upstate Bone & Joint Center- a
100,000 square foot medical office building including an Ambulatory Surgery Center.
Page 45 of 111
(ii) The Project will be a newly constructed three-story medical laboratory building containing approximately 109,000 square feet. The Project consolidates existing facilities located in three buildings at Upstate Medical University's downtown Syracuse campus. Those facilities will be vacated and back- filled as reported to Applicant by Upstate Medical University as follows: (i) expand existing pharmacy services, (ii) expand existing cancer center, (iii) expand interventional radiology program facility, (iv) expand existing Stat Lab, and (v) increase surgery efficiency with additional space gained. The new building expands the Pathology Department for Upstate Medical University by providing a new state-of- the-art facility. The new building will have one tenant, Upstate Medical University's Pathology Laboratory. Contained in Section 2c is a listing of the various disciplines that will occupy space in the new building. (iii) The Project will be situated on a portion of the remaining vacant 23.263 acres on the Upstate Bone & Joint Center site on 6624 Fly Road. (iv) The current use of the site is vacant land. The intended use of the land is the proposed Pathology Laboratory and other medical office and related uses. (v) The principals own the property, having had it subdivided from the larger parcel at 6620 Fly Road.
SECTION III: FINANCIAL AND EMPLOYMENT INFORMATION
C (2) : "If you are relocating, are all employees moving to the new site? • No, explain"
Explanation: An upgraded Stat Lab and necessary medical staff (50) will remain at Upstate Medical
University's main campus in downtown Syracuse to meet the immediate needs of Upstate Medical's
hospital.
Page 46 of 111
Military Trail
Medical
Properties LLC
8620 Fly Rood
East Syracuse F2f11657
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