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Housing Visions to use $11.5 million in state funding for Syracuse, Elmira projects
SYRACUSE — Housing Visions Consultants, Inc. will use a state award of $11.5 million to support two affordable-housing projects in Syracuse and one in Elmira. New York State’s Office of Homes and Community Renewal (HCR) awarded the funding. The three projects will add 114 affordable housing units to the Housing Visions’ portfolio, Housing Visions said […]
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SYRACUSE — Housing Visions Consultants, Inc. will use a state award of $11.5 million to support two affordable-housing projects in Syracuse and one in Elmira.
New York State’s Office of Homes and Community Renewal (HCR) awarded the funding. The three projects will add 114 affordable housing units to the Housing Visions’ portfolio, Housing Visions said in a news release.
Housing Visions is a Syracuse–based nonprofit developer of affordable housing.
“There’s a tremendous need for high-quality, affordable housing in these communities as well as a tremendous need for investment to remove blight and stabilize these neighborhoods,” Kenyon Craig, president and CEO of Housing Visions, said.
These three funding awards will increase Housing Visions’ total community investments to nearly $340 million in 26 years, the organization said.
Syracuse projects
The projects include the Ethel T. Chamberlain House, an $8 million “supportive”-housing development which will “completely rehabilitate” a vacant, four-story property on Onondaga Boulevard in Syracuse.
The 26,000-square-foot structure is a former Greater Syracuse Land Bank property, Housing Visions said.
Housing Visions is partnering with the Salvation Army on the project that will have a 15-bed women’s shelter on the first floor.
The upper three floors will house 16 permanent rental units for homeless women and their families, with resident referrals from The Salvation Army.
The Ethel T. Chamberlain House will have onsite case managers and a resident manager to help coordinate services for its residents.
HCR awarded the project $2.19 million with additional funds from New York’s Homeless Housing and Assistance Project (HHAP), state and federal history credits, and Housing Trust Fund Corp.
HHAP is part of New York’s Office of Temporary and Disability Assistance (OTDA), according to the OTDA website. The Housing Trust Fund Corp. is part of Homes and Community Renewal.
The other Syracuse project is Butternut Crossing, a $15.5 million mixed-income, mixed-use revitalization project on Syracuse’s Northside.
This development is part of a larger neighborhood-revitalization project, according to Housing Visions.
It resulted from collaboration between the Greater Syracuse Land Bank, the Northeast Hawley Development Association (NEHDA), the Syracuse Northeast Community Center, Home Headquarters, and Housing Visions.
Butternut Crossing will offer 53 rental units for low- and moderate-income households.
The project will also feature more than 3,800 square feet of commercial space.
HCR awarded Butternut Crossing $5.4 million in funding, including $1.03 million in annual, low-income housing tax credits with additional funds from the federal Housing Trust Fund (HTF), HOME Investment Partnerships Program (HOME), and community investment funds.
The HTF and HOME funds are part of the U.S. Department of Housing & Urban Development, according to its website.
Elmira project
Chemung Crossing is a $15 million mixed-use revitalization project in downtown Elmira.
This project targets 10 vacant and abandoned properties, according to Housing Visions.
Crews will develop a total of 45 rental units and more than 1,800 square feet of commercial space.
HCR awarded the project $3.8 million, including $989,000 in annual low-income housing tax credits with additional money from HOME funds and community investment funds, Housing Visions said.
Contact Reinhardt at ereinhardt@cnybj.com
Johnson Brothers Lumber completes construction of lumber-production facility in Canastota
CANASTOTA — Johnson Brothers Lumber Company has finished work on a 20,000-square-foot lumber-production facility in Canastota. The company invested more than $1.7 million and exceeded its commitment to create at least 10 new jobs, Empire State Development said in a June 3 news release announcing completion of the company expansion. Johnson Brothers Lumber is a
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CANASTOTA — Johnson Brothers Lumber Company has finished work on a 20,000-square-foot lumber-production facility in Canastota.
The company invested more than $1.7 million and exceeded its commitment to create at least 10 new jobs, Empire State Development said in a June 3 news release announcing completion of the company expansion.
Johnson Brothers Lumber is a Cazenovia–based supplier of hardwood for the furniture industry.
The company’s expansion is a “priority” project that the Central New York Regional Economic Development Council (CNYREDC) endorsed, according to ESD. As a result, ESD awarded Johnson Brothers Lumber a capital grant of $150,000 for the nearly $2 million project.
Besides construction of a 20,000-square-foot lumber production facility in Canastota, the project also included the installation of about 3,700 square feet of drying kilns.
Johnson Brothers Lumber has access to more than 500,000 acres of timber within a 25-mile radius of its facility. The plant processes wood and ships more than 750 truckloads of lumber to customers around the world, according to its website.
The firm services customers in the furniture, flooring, and cabinetry industries.
The recently completed expansion of its lumber-production facilities and drying kilns will result in “increased” production and has already generated new jobs.
Johnson Brothers Lumber will use excess methane gas from the Madison County landfill in the town of Lincoln to fuel the drying kilns, according to ESD.
The new drying kilns allow the company to “maximize” its production and have “helped grow” its overall output by more than 50 percent, Michael Johnson, VP of Johnson Brothers Lumber, said in the ESD release.
“We have created new jobs to help process the extra production. The Central New York regional economic-development council’s endorsement and Empire State Development’s $150,000 grant toward this project helped give us the confidence to move forward with the expansion and shows New York State cares about Upstate small businesses,” said Johnson.
Contact The Business Journal News Network at news@cnybj.com
Seneca Knolls shopping center near Baldwinsville is sold for more than $1 million
VAN BUREN — The Seneca Knolls shopping center, located at 7250-7252 State Fair Blvd. in the town of Van Buren, recently sold for $1,025,000. The 55,022-square-foot neighborhood shopping plaza is home to the Big M Market, Dollar General, Sardo’s Pizza, and Lock One Wine & Spirts. Joyce Mawhinney MacKnight and Stephen Scuderi of Cushman Wakefield/Pyramid
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VAN BUREN — The Seneca Knolls shopping center, located at 7250-7252 State Fair Blvd. in the town of Van Buren, recently sold for $1,025,000.
The 55,022-square-foot neighborhood shopping plaza is home to the Big M Market, Dollar General, Sardo’s Pizza, and Lock One Wine & Spirts.
Joyce Mawhinney MacKnight and Stephen Scuderi of Cushman Wakefield/Pyramid Brokerage Company exclusively represented the seller in the transaction, the real-estate firm said in a news release.
The names of the seller and buyer were not disclosed in the release. But Onondaga County online property records list the seller as E F Thresh Inc. The buyer is listed under the same name as the shopping center and is based at 39 Church St. in Cortland.
The transaction closed on April 21, the county records show.
Contact The Business Journal News Network at news@cnybj.com
Project Resources Group leases 3,000 square feet in Galson Building
DeWITT — Project Resources Group — a provider of construction management, plant damage investigation and recovery, business outsourcing, and consulting services — recently leased 3,000 square feet of office space in the Galson Building at 6601 Kirkville Road East in DeWitt. George Lee and Cory LaDuke of Cushman Wakefield/Pyramid Brokerage Company exclusively marketed the property
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DeWITT — Project Resources Group — a provider of construction management, plant damage investigation and recovery, business outsourcing, and consulting services — recently leased 3,000 square feet of office space in the Galson Building at 6601 Kirkville Road East in DeWitt.
George Lee and Cory LaDuke of Cushman Wakefield/Pyramid Brokerage Company exclusively marketed the property and represented the landlord in this lease transaction, the real-estate firm said in a news release.
Financial terms were not provided.
Project Resources Group (www.prgus.com) is headquartered near Denver, Colorado and has 26 other offices across the country. That includes New York state locations in Buffalo, Syracuse, Albany, and New York City.
Contact The Business Journal News Network at news@cnybj.com
NYS Real-Estate Transfer Tax on Conveyances of Real Property
In New York state, sellers who convey an interest in real property are required to pay a state real-estate transfer tax. In the usual sale of real property, the real-estate transfer tax is computed at a rate of $2 for each $500 of consideration or fractional part thereof. For example, in a transaction in which
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In New York state, sellers who convey an interest in real property are required to pay a state real-estate transfer tax. In the usual sale of real property, the real-estate transfer tax is computed at a rate of $2 for each $500 of consideration or fractional part thereof. For example, in a transaction in which the consideration paid is $100,000, the real-estate transfer tax will be $400. The transfer tax is due when the instrument effecting the conveyance, which is a deed in the case of an interest in real property, is delivered from the grantor/seller to the grantee/buyer in the transaction. The transfer tax is paid to the county clerk of the county where the real property being sold is located when the deed conveying the real property is recorded in the county clerk’s office. In addition, the transfer tax must be paid no later than the 15th day after the delivery of the deed from the grantor/seller to the grantee/buyer irrespective of whether the deed has been recorded by said date.
In certain situations, a deed conveying real property does not necessarily need to be recorded in order for New York State real-estate transfer tax to be due. Real-estate transfer tax must be paid on the sale of a cooperative unit, the conveyance of a controlling interest in an entity if such entity owns real property, an option to purchase real property, and a lease in which the sum of the term and any renewal options exceeds 49 years.
A controlling interest in an entity means 50 percent or more of the total interest in an entity, and the transfer tax due is based on the fair market value of the real property apportioned based on the percentage ownership interest of the entity being transferred. In the case of an option, the real-estate transfer tax due is based on the consideration paid for the option. In the event the grantee/buyer exercises such option in the future and purchases the real property then the grantor/seller will be entitled to a credit for the transfer tax paid for the option when the deed conveying the real property is recorded in the county clerk’s office. For a lease, transfer tax in the amount of the value of all lease payments is due. Real-estate transfer tax must be paid directly to the New York State Tax Department in Albany when an instrument effecting the conveyance is not to be recorded in the county clerk’s office.
Finally, an additional tax, or “mansion tax,” is imposed on the conveyances of one-to-three family houses, individual condominium units, and residential cooperative apartments when the value is $1 million or more. Unlike the real-estate transfer tax, the mansion tax is paid for by the buyer. The rate of the mansion tax is 1 percent of the price paid. For example, in a transaction in which a house is sold for $1.2 million, the buyer will be required to pay a mansion tax of $12,000.
Frederick W. Marty is a partner in the business department of the Syracuse–based law firm Mackenzie Hughes LLP. This viewpoint article is drawn from the firm’s Plain Talk blog. Marty’s law practice concentrates in commercial lending, commercial real-estate transactions, residential real-estate transactions, and development. Contact him at fmarty@mackenziehughes.com
Four Companies and More Than 1,500 Jobs are Latest in Downtown Syracuse’s Transformation
Over the last [few] weeks, we have witnessed a remarkable series of announcements relating to downtown Syracuse that many would have thought unimaginable just a few short years ago. Arcadis, Aspen Dental, Terakeet, and TCGPlayer.com have collectively announced plans to locate more than 1,500 employees in our central business district. These companies represent some of
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Over the last [few] weeks, we have witnessed a remarkable series of announcements relating to downtown Syracuse that many would have thought unimaginable just a few short years ago.
Arcadis, Aspen Dental, Terakeet, and TCGPlayer.com have collectively announced plans to locate more than 1,500 employees in our central business district. These companies represent some of our region’s strongest sectors (engineering, professional services, and IT) and fastest- growing businesses.
Arcadis plans to move its offices and more than 250 employees to downtown’s One Lincoln Center building.
Aspen Dental plans to bring 600 employees, and create 400 more jobs, when it moves to downtown’s planned City Center project at the former Sibley’s Department Store.
Terakeet has plans to add 200 jobs to its current workforce of 150 people.
TCGPlayer.com has grown its workforce from 69 to 115 in the past six months.
These companies are committing to staying and growing in Central New York, and will bring their diverse workforce of engineers, sales professionals, marketers, customer-service representatives, and executives into our rapidly evolving downtown.
These announcements compliment what has been nearly a decade of unprecedented residential development in our center city, recently highlighted at the 10th annual Downtown Living Tour. Residential occupancy downtown remains over 99 percent and the downtown census tract is the fastest growing of any in the five-county CNY region.
And, they come just weeks before we celebrate the long-anticipated re-opening of the Hotel Syracuse as the Marriott Syracuse Downtown — a project itself nearly 10 years in the making.
In talking with each of these expanding companies, downtown’s rebirth and vitality were central to their decision to stay and grow in Central New York. Now, they too will be contributing to and enhancing that growing vitality — bringing new spending into the city, creating new demand for restaurants and retailers, and offering our arts and cultural institutions like the Everson Museum and Landmark Theatre new patrons as well.
Success has many parents, as they say. And nowhere is that more true than with the remarkable story of the resurgence of downtown Syracuse. While our civic discourse may be fragmented, at times, the importance of our center city to our entire regional economy is something that has steadfastly brought stakeholders together for years — city and county leaders, the business community, institutional leadership, arts organizations, and the state.
Vision. Passion. Collaboration. And a long-term commitment. These have been the hallmarks of downtown’s remarkable 10-year transformation. They offer a telling insight in to how we might approach other major issues facing our community as well.
Robert M. (Rob) Simpson is president and CEO of CenterState CEO, the primary economic-development organization for Central New York. This editorial is drawn and edited from the “CEO Focus” email newsletter that the organization sent to members on June 3.
Do you feel you are well-informed about what is going on in the country? If you answered yes, you probably read a newspaper. And you probably watch network news. Or maybe you check out the news on a network’s website. Suppose you do no more than that. If so, my guess is that you miss
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Do you feel you are well-informed about what is going on in the country? If you answered yes, you probably read a newspaper. And you probably watch network news. Or maybe you check out the news on a network’s website.
Suppose you do no more than that. If so, my guess is that you miss a lot of news.
That guess is based on a small trip I made recently. A trip around the media. You might like to try it. It might surprise you.
First, I read the leading story on a network news website. Big headlines regarding a big political scandal.
I switched to another network’s site. No sign of the story. Tried another network site. No story. And two more sites. No luck.
This happens all the time, for any number of reasons. The liberal networks will simply ignore stories that make conservatives drool. The conservative network (Fox) will ignore items that excite liberals.
Newspapers often do the same. Big papers like the New York Timesand Washington Post. They frequently ignore big stories. Or they shrink them and bury them on back pages. They do this when the story will embarrass their favorite political figures. Or when the story goes against a line the paper has taken on an issue.
Beyond this, the media use tricks. They skew news left or right. Let’s say a liberal candidate has a dust-up with a protester. The story in liberal media is that the candidate put the protester in his place. The story in conservative media is that the protester embarrassed the candidate.
Media people also commit fraud. Katie Couric was caught at it recently. Her people deceptively edited a video for her documentary, “Under the Gun,” to add an 8-second pause to make anti-gun-control activists look dumbstruck at her question about background checks. But in fact, they answered her question immediately. Fraud. She is hardly the first.
Lately the White House and State Department have been caught manipulating news in similar fashion.
In short, there is a whole lotta manipulation out there in media land. Many in the media try to mislead you, keep news from you, and try to distort the news before it reaches you. Many will commit outright fraud in order to push their point of view.
Now, you may not care. But maybe you do. Maybe you want to be well-informed. Especially during election campaigns. If you do, you had better check out Fox News as well as another network. (The others are mostly more liberal.)
Maybe you read newspapers and you want a more comprehensive view. Then check out the Washington Times as well as the Washington Post. Try the New York Post in addition to the New York Times.
Online, check out the Huffington Post as well as the Drudge Report. Toss in Breitbart as well. Try RealClearPolitics. It offers stories on both sides of every political issue.
With magazines, try The Week. It delivers opinions on opposite sides of issues.
Most of us have scratched our heads over this. Talking with a friend, we mention something that has been very much in the news. The friend has never heard of the item. How can this be, we wonder? After all, this has been in the news for months. The reason is that you have been watching only Fox News and he has been watching only CNN or MSNBC.
If you want to be well-informed, you will have to work at it. Watching one network’s news won’t do it. Reading one newspaper or website won’t either.
Meanwhile, if you are interested in only half of the big picture … that is pretty easy to do. Any network, any big newspaper or website will be happy to accommodate you.
From Tom…as in Morgan.
Tom Morgan writes about political, financial and other subjects from his home near Oneonta. Several upstate radio stations carry his daily commentary, Tom Morgan’s Money Talk. Contact him at tomasinmorgan.com
The Case for Limited Government
It has been 35 years since Ronald Reagan’s first inaugural speech as president — he one in which he said, “In this present crisis, government is not the solution to our problem; government is the problem.” Over that time, hostility toward government seems only to have grown, led by politicians and embraced by millions of
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It has been 35 years since Ronald Reagan’s first inaugural speech as president — he one in which he said, “In this present crisis, government is not the solution to our problem; government is the problem.” Over that time, hostility toward government seems only to have grown, led by politicians and embraced by millions of Americans.
I find this troubling. Not because those agencies — or the government as a whole — are faultless, but because I don’t see how a democratic society and market economy can function without an effective government.
In fact, I’d argue that limited government is more often part of the solution than it is a problem. It funds core functions — such as infrastructure, the court system, and national security — that allow the private sector to flourish. It sustains national parks, interstate highways, the air-traffic control system, and other services that make this a vibrant society. It strives to protect Americans from hazardous food and drugs, unsafe workplaces, and toxic polluters. It has played a key role in asserting fairness for minorities, women, and the most vulnerable people in our society.
This is not to say that government does not overreach, or that it always performs as it should. On occasion, its leaders make poor and misguided decisions; its legislators, however well-intentioned, create wasteful and unneeded programs.
But we’re not going to do away with government. Instead, we have to make the sometimes comfortable, sometimes uneasy co-existence of the market and the government work.
So it’s crucial for our political leaders to find the right balance. To establish in clear terms where government should and should not be active. To test what works and what does not and then pursue the former and shut down the latter. To wring duplication out of the bureaucracy and rigorously pursue efficient, effective, and accountable government. To ensure tough, fair enforcement of the law. And to recognize that their focus on policy needs to be balanced by a focus on effective management and implementation of programs.
As a politician, you can always get applause for quoting the old line, “That government is best which governs least.” But list what government does that affects people’s everyday lives, and you’ll see members of that same audience nod their heads in agreement. It’s the balance between limited government and the private sector that it’s our job constantly to assess, debate, and get right.
Lee Hamilton is a senior advisor for the Indiana University (IU) Center on Representative Government, distinguished scholar at the IU School of Global and International Studies, and professor of practice at the IU School of Public and Environmental Affairs. Hamilton, a Democrat, was a member of the U.S. House of Representatives for 34 years, representing a district in south central Indiana.

Southern Tier wildlife-control business fined, forced to change business practices
The owner of a Southern Tier wildlife removal and control business will have to change his business practices after consumers complained about “incomplete work and
Cuomo announces $10 million in funding for regional airports
Airports in Cortland, Tompkins, Chemung, and Oneida counties are among 20 locations receiving funding that New York Governor Andrew Cuomo announced Wednesday. A total of
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