IDA PRESENT:

___SUE COLLINS, CHAIRMAN
___DR. GREG TRUCKENMILLER, VICE CHAIRMAN
___MIKE FITZGERALD, TREASURER
___JOE GILLIS, SECRETARY
___JOSEPH SEMIONE, MEMBER
___DAVID D’AMORE, MEMBER
___DAN ROUNDS, MEMBER
___KARA LAIS, FITZGERALD, MORRIS, BAKER, FIRTH PC
___SCOTT HENZE, EXECUTIVE DIRECTOR

OTHERS PRESENT:
___ TOM ROEHL, LIASON ECONOMIC DEVELOPMENT&ENVIRONMENT COMMITTEE
___RON PETERS, PRESIDENT & CEO FCCRG
___KEN ADAMCZYK, ECONOMIC DEVELOPMENT SPECIALIST, FCCRG
___GEOFF PECK, MEMBER, FCCRG
___MARYBETH SHULTS, EXECUTIVE DIRECTOR, FMRCC

IDA’S MISSION:

The IDA’s mission is to create and promote economic growth and prosperity for both residents and entrepreneurs in Fulton County. The IDA’s role in Fulton County’s Economic Development Program is to develop and maintain an inventory of shovel-ready sites for new and expanding businesses, offer financial incentives, as may be required, to encourage the creation of new and retention of existing jobs and expand the County’s tax base. In doing so, the IDA strives to make Fulton County a desirable place to live and do business.

MOTION: To approve the minutes to the October 14, 2025 meeting.
MADE BY      :
SECONDED   :
DISCUSSION:
VOTE              :

MOTION :   To approve the budget report as presented.
MADE BY :
SECONDED :
DISCUSSION:
VOTE               :

A. Nominating Committee

No report

B. Audit Committee:

• Monthly Bank Reconciliation Report: Mike FItzgerald
• IDA DISCUSSION:

C. Governance Committee:

• The Governance Committee met at 7:30 a.m. on October 14, 2025 to discuss establishing the salaries for the Executive Director and Chief Financial Officer.
• A report was provided to the full Board at the regular meeting on October 14, 2025.
• Attached are the meeting minutes.

MOTION:       To accept the minutes to the Governance Committee meeting on October 14, 2025.

MADE BY:
SECONDED:
DISCUSSION:
VOTE:

D. Finance Committee:

•  No report.

1. County Report: Tom Roehl

IDA DISCUSSION:

2. FCCRG Report: (See attached.) Geoff Peck

IDA DISCUSSION:

3. FMRCC Report: MaryBeth Shults

IDA DISCUSSION:

• Nexus continues to wait until the Town of Johnstown Moratorium on Solar and Battery Storage Energy Facilities expires so it can file an application for a new Special Use Permit.
• The Town of Johnstown held their last committee meeting on the new Solar and Battery Storage regulations on February 6, 2025 and have forwarded the draft to their counsel for a legal review.
• The Town of Johnstown issued a second 6-month extension to their moratorium that ended on August 26, 2025.
• The Town of Johnstown’s Solar Moratorium has expired.
• Nexus has been informed of this.

• Does the IDA wish to solicit other Solar companies to see if there is an interest in developing that portion of the Tryon Technology Park?

• Current T-Bill status:

• T-Bill# 1 is due to expire on November 28, 2025.
• IDA Board will discuss this T-Bill at the November meeting.

IDA DISCUSSION:

• Emery Designs completed the audit of the CRG, IDA Visitor Bureau and Workforce Development websites.
• Emery Designs submitted a draft report “Unifying Economic Development & Tourism Web Experience Fulton County, NY”.
• Updated CDI Interview list sent to Betsy Emory.
• Betsy Emery making contact to those on the list to see who is willing to participate in the interviews.
• Betsy Emery developed the CDI Interview Questionnaire per category (Economic Development, Tourism, Workforce, and Housing).
• CDI Interview Questionnaire circulated to Executive Team for feedback.
• During the September 9, 2025 meeting, the IDA Board reviewed the questionnaires.
• Betsy Emery completed ix (6)  CDI interviews.
• Once the CDI interviews have been completed, Betsy Emery will finalize project report.
• A meeting of the Joint Executive Committee will be scheduled for November 2025 to discuss next steps.

IDA DISCUSSION:

1. CITY OF JOHNSTOWN SENIOR HOUSING INITIATIVE:
   a.Background:

• The City of Johnstown owns several parcels of land at the end of Prindle Avenue totaling 4.732+/- acres that include:

• The City of Johnstown recently amended the Zoning District for several of these properties from Public Use to Multi Family 1.
• The City of Johnstown Planning Board recently approved a 2-lot minor subdivision of lands of parcel 174.8-3-9 so that the Johnstown Community Center would be on its own lot.
• The City of Johnstown desires to have these properties developed into Senior Housing and is requesting that the IDA consider taking ownership of the properties in order to do so.
• In 2024, the City of Johnstown became the first municipality within Fulton County to be designated as a “Pro Housing” community under the State’s Pro Housing Communities Program.
• 5 Corners Development Corp. located in Saratoga Springs has expressed an interest in developing Senior Housing on the site.
• During the April 8, 2025 meeting, the IDA Board entertained a presentation by 5 Corners Development Corp. on developing Senior Housing on the Site.
• The IDA obtained an appraisal of the properties by Newmark Valuation & Advisory that included a Market Value in “As Is” condition at $50,000.
• During that meeting, the IDA Board discussed the transaction that would take place transferring the property from the City of Johnstown to the IDA and entering into an Option Agreement with 5 Corners Development to develop the property for Senior Housing.
  b.Property Transfer from City of Johnstown to IDA:

• On April 21, 2025, the City of Johnstown adopted Resolution No. 42 of 2025 Authorizing to execute a contract with to convey city-owned property to the IDA for the purpose of affordable Senior Housing.
• A Bargain and Sale Deed has been provided to the IDA.
• Property Transfer Agreement has been signed by the City of Johnstown and by the IDA.

1. Option Agreement between 5 Corners Development and IDA:

• Option Agreement has been executed.

1. 5CD City of Johnstown Site Plan Review:

• 5CD received approval of the 64 unit Senior Housing Initiative on Tuesday August 5, 2025.

1. 5CD Application to Homes and Community Renewal:

• 5CD reported that there have been significant changes to the application pertaining to income levels that they are working though.
• Submitted a PILOT Support letter to HCR in support of application.

1. Proposed PILOT Structure:

• 5CD proposed a PILOT structure that is based upon a 30 year term and a $500 price per unit with a built in escalator.
• Sumeet Gupta from 5CD has requested that he attend this morning’s IDA meeting to continue that discussion.

IDA DISCUSSION:

1. General Background:

• Niagara Bottling, LLC (NB) is proposing to construct a 362,440+/-S.F (Phase I) manufacturing and warehousing facility on 50+/- acres in the Tryon Technology Park.
• Niagara Bottling, LLC has also proposed a Phase II that will add an additional 149,560+/- S.F. at a later date.
• The project will utilize Reverse Osmosis technology to produce purified drinking water.
• NB produces their own bottles utilizing a blow molding technique.
• The overall project will include the construction of three (3) 66’ high water solos and three (3) 61’ high resign pellet silos.
• The facility is proposed to be constructed in two (2) phases and consist of:

2. Utilities:

Water

• • Water to the project will be provided by the City of Gloversville Water Department.
  • Phase 2 will require upgrades to the water pump station and a water main.

Sewer

• • Sewer Capacity will be via Fulton County Sewer District No. 4: Hales Mills and the Gloversville-Johnstown Joint Wastewater Treatment Facility.
  • Phase 2 will require upgrades to the wastewater pump station and 5,000+/- feet of force main (6” to 8”).

Electric

• • Electric will be provided via existing infrastructure for Phase 1.
  • National Grid will provide power for Phase 2 without additional infrastructure costs until a permanent power solution is online.
  • A FastNY Track C application has been submitted to NYS ESD to assist in funding the additional power.

Natural Gas

• • Natural Gas will be provided via the existing 99psi gas line located at Tryon.
  • ABW produces their own bottles utilizing a blow molding technique.
  • The project will include the construction of three (3) 66’ high water solos and three (3) 61’ high resign pellet silos.

3. Hours of Operation:

•  The facility will operate 24 hours a day, 7 days a week year round.
• 4 rotating shifts (2 per day).

4. Truck Traffic:

• Phase 1 will consist of 3-4 truck trips per hour (6-8 vehicle trips) throughout a 24 hour cycle
• Phase 2 will consist of 6-8 truck trips per hour (12-16 vehicle trips) throughout a 24 hour cycle.
• Signage will be installed directing trucks onto CR 107, CR 158 and NYS Route 29 as the preferred truck route.
• A 4-way stop will be incorporated at the intersection of CR 107 and Sacandaga Road.

5. Town of Perth Review:

• Tryon is located within the Town of Perth Business Technology Zone (BTZ).
• July 28, 2025 – Planning Board commenced the review of the Site Plan.
  • Commenced SEQR
  • Scheduled Public Hearing
• August 14, 2025 – ZBA considered area variance for the six (6) silos and façade that exceeded 40 foot height regulation.
• August 20, 2025 – Planning Board continued the review of the Site Plan.
  • Opened Public Hearing (left open).

• September 15, 2025 – Planning Board:
  • Closed the public hearing.
  • Completed SEQR
  • Approved the site plan.
• • Niagara Bottling will is in the process of seeking a Site Plan Amendment with the Town of Perth Planning Board for the following:
    • Cooling Tower
    • Water Storage Tank
    • Relocation of Soils
    • Location of onsite customer-owned substation.
  • A revised SEQR EAF has been circulated to Involved and Interested Agencies on the amendments.
  • The Town of Perth Planning Board is scheduled to meet on December 1, 2025 to review the proposed amendment.

  The Town of Perth ZBA will meet in December 2025 to review an area variance for the coolin

6. 239-m Review:

• Since the project is located within 500 feet of a County Highway, the project was sent to the County Planning Board for a 239-m review.
• The County Planning Board met on August 19, 2025 and recommended approval with modifications to include wayfinding signage and the addition of a 4-way stop at CR 107 and Sacandaga Road.

7. Tryon Technology Park Design Standards:

• During the September 9, 2025 meeting of the IDA, the IDA Board gave a conditional approval of the Site Plan per the Tryon Technology Park Design Standards.
  • Condition: Issuance of a Negative Declaration under SEQR by Perth Planning Board.

8. Project Application:

• Niagara Bottling has submitted an application to the IDA.
• The Application Fee has been provided.
• The Project Application requests the following IDA benefits:
  • Real Property Tax Exemptions :           $3,430,005
  • Sales Tax Exemptions :                         $6,440,000
  • TOTAL :                                                    $9,870,005

• Since the total benefits exceed $100,000, a Public Hearing will be required to be held within the Town of Perth.

9. Project Structure:

• Niagara Bottling, LLC will lease the property to the IDA.
• The IDA will lease the property back to Niagara Bottling, LLC.

10. Project Number:

• The project has been assigned Project Number 1701-25-01-A.

11. Project Review Criteria:

• Section 8 of the Project Application states that the IDA Board shall review the Project Application and utilize the following specific criteria for evaluating and determining whether to provide financial incentives to a proposed project:a. Will the Project Create or Retain Jobs?
  a) The project will create fifty (50) new full-time jobs within two (2) years.
  b) The project will also create construction jobs.b. What are the wages to be paid for the new jobs being created and the existing jobs being retained?

*Includes OT time

c. What is the Total Private Sector Investment?

• $165+/- Million

d. How Much Local Labor will be Utilized During Construction:

• Fulton County : 20-25+/-
• Montgomery County : 20-25+/-
• Outside of Fulton/Montgomery Counties : 110-150+/-

e. How much will property values and property tax revenues increase for local taxing jurisdictions?

• The property within the Tryon Technology Park is owned by the IDA and is tax exempt.
• Prior to the IDA’s ownership in 2014, the property was owned by the NYS Department of Social Welfare beginning in 1965.
• The property has been tax exempt since 1965.
• A new parcel will be created for the 50 acre lot that Niagara will own creating new property tax revenues for Fulton County, Town of Perth and Broadalbin-Perth School District.

1. October 14, 2025 Meeting of the IDA:

• During the October 14, 2025 meeting, the IDA Board reviewed the above information and determined that NYK was in keeping with the IDA’s Mission.
• The IDA Board adopted a resolution scheduling a Public Hearing for November 5, 2025 at 10:00 a.m. at the Town of Perth Municipal Complex.
• The Public Hearing was held. There were no speakers.

1. Project Updates:

• Scott Henze met with Stephen Tomlinson, Superintendent of the Broadalbin Perth School District in regards to the proposed PILOT on October 30, 2025. He was in support of the project.
• A revised application has been submitted for FastNY Track C funding that will include the following upgrades to the Tryon Technology Park:
  1. Upgraded Water Pump Station pumps and waterline.
  2. Upgraded Sewer Pump Station pumps and sewerline.
  3. Site soil relocation to the 115acre lot.
• A new application to NY’s PowerUp! Grant funding will be made to bring in new power transmission to support the buildout of the Tryon Technology Park.

F. DECKER DRIVE, LLC EXPANSION PROJECT APPLICATION (PROJECT # 1701-25-02A):

1. General Background:

The Company currently occupies offices within the City of Johnstown at 55 East Main Street Suite 210.

• The Company was established in 2013.
• The Company specializes in the renewable energy field.

The Company currently employs 21 people

1. Proposed Expansion Project:

• The Company has indicated that they have experienced strong growth and cannot expand at its current location and therefore would like to purchase an existing 12,000+/- SF building on 2.6 acres in the Crossroads Park.
• The company will renovate the existing building to suit its needs and construct a 5,000+/- SF addition to the existing facility.
• The total project cost would be approximately $4,700,000.

1. City of Gloversville Review:

• Application materials have been submitted to the Code Enforcement Office.
• The Code Enforcement Office has determined that the Company will need to go through the Site Plan Review process with the City Planning Board.
• This process is expected to commence in November 2025.

1. SEQR:

• SEQR will be conducted by the City of Gloversville Planning Board.
• The IDA will be named as an Involved Agency via the coordinated SEQR review since the IDA has an approval authority issuing benefits.
• The IDA will accept the Planning Boards determination of significance.
• The IDA’s final approval of Decker Drive, LLC’s application will be conditioned on a Negative Declaration determination by the City Planning Board.
• The City of Gloversville Planning Board commenced the review of the application during their November 4, 2025 meeting commencing SEQR coordination and set a Public Hearing for their December 2, 2025 meeting.

1. Project Application:

• Decker Drive, LLC has submitted an application to the IDA requesting financial benefits.
• The Application Fee has been provided.
• The Project Application requests the following IDA benefits:
• Real Property Tax Exemptions :           $306,660.00
• Sales Tax Exemptions :           $120,000.00
• Mortgage Recording Tax :           $  31,500.00

TOTAL                                               :           $458,160.00

• Since the total benefits exceed $100,000, a Public Hearing will be required to be held within the City of Gloversville.

1. Project Structure:

• Decker Drive, LLC will lease the property to the IDA.
• The IDA will lease the property back to Decker Drive, LLC.

1. Project Number:

• The project has been assigned Project Number 1701-25-02-A.

1. Project Review Criteria:

• Section 8 of the Project Application states that the IDA Board shall review the Project Application and utilize the following specific criteria for evaluating and determining whether to provide financial incentives to a proposed project:

1. Will the Project Create or Retain Jobs?

• The project will create four (4) new full-time jobs within two (2) years.
• The project will also create construction jobs.

1. What are the wages to be paid for the new jobs being created and the existing jobs being retained?

1. What is the Total Private Sector Investment?

• $3,800,000

1. How Much Local Labor will be Utilized During Construction:

• Fulton County :                       5+/-
• Montgomery County :                       5+/-
• Outside of Fulton/Montgomery Counties:       15+/-

1. How much will property values and property tax revenues increase for local taxing jurisdictions?

• The property is currently exempt from property tax.
• The property will now be placed onto the tax rolls generating property tax revenues for Fulton County, City of Gloversville and Greater Johnstown School District.

1. October 14, 2025 Meeting of the IDA:

• During the October 14, 2025 meeting, the IDA Board reviewed the above information and determined that the Decker Drive Expansion Project was in keeping with the IDA’s Mission.
• The IDA Board adopted a resolution scheduling a Public Hearing for November 5, 2025 at 11:30 a.m. at the Fulton County Center for Regional Growth Offices in the City of Gloversville.
• The Public Hearing was held. There were no speakers.

1. Project Updates:

• Scott Henze met with Alicia Koster, Superintendent of the Greater Johnstown School District on October 20, 2025 in regards to the proposed PILOT. She was in support of the project.
• The City of Gloversville Planning Board identified that the project may require an additional fifteen (15) parking spaces to be provided per the City’s Zoning Regulations.
• The Wesson Group is considering the purchase of additional adjacent acreage from the IDA in order to comply with the parking requirements.
• The IDA is unable to take a final action on the application until SEQR has been completed by the City of Gloversville Planning Board.

• National Grid will be reconstructing their 115kV transmission line from their existing Inghams Substation in Manheim, NY to the existing substation in Rotterdam, NY.
• National Grid has contracted with Canacre to assist them in securing land easements as part of the upgrade project.
• Canacre has identified a 20-acre lot (Lot A) located in the Johnstown Industrial Park as an ideal location to serve as a temporary marshaling (laydown) yard.
• Canacre would also like to include two (2) additional adjacent lots identified as Lot B and Lot C.
• The 20-acre lot is owned by the IDA.
• The Lease Term would include 40+/- months (November 1, 2026-February 28, 2030).
• Canacre has had a market study performed in order to provide a Lease Price for the lease of the entire 20-acre lot to include Lots B and C.
• The Market Study identifies a Lease Price of $293,232.
• The IDA and the City of Johnstown entered into an Intermunicipal Agreement for properties sold or leased within the Johnstown Industrial Park.
• 93% of all proceeds go to the City. The remaining 3% are retained by the IDA.
• In order for the IDA to consider leasing the property to Canacre, the IDA is required to have a commercial appraisal performed.
• A proposal has been requested and provided by CBRE to perform a commercial appraisal based upon a monthly lease for a term of approximately 40 months.
• The cost of the appraisal is $3,500.

IDA DISCUSSION:

MOTION:       To authorize an agreement with CBRE at a cost not to exceed $3,500 for a commercial appraisal to be performed on Lots A, B and C in the Johnstown Industrial Park.

MADE BY:
SECONDED:
DISCUSSION:
VOTE:

• During the September 9, 2025 meeting, the IDA discussed modifying the mission statement in order to avoid “mission creep” (moving away from an organizations mission).
• During that meeting, IDA members identified the following:
  1. Condense and focus the mission statement.
  2. Include workforce development
  3. Include tourism
  4. Include housing
• The current IDA mission statement is:

The IDA’s mission is to create and promote economic growth and prosperity for both residents and entrepreneurs in Fulton County. The IDA’s role in Fulton County’s Economic Development Program is to develop and maintain an inventory of shovel-ready sites for new and expanding businesses, offer financial incentives, as may be required, to encourage the creation of new and retention of existing jobs and expand the County’s tax base. In doing so, the IDA strives to make Fulton County a desirable place to live and do business.

• The below mission statements have been developed for consideration:

 1. The IDA’s mission is to create and promote economic growth and prosperity for residents and entrepreneurs through the development of shovel-ready sites, providing support for workforce development, fostering a variety of housing options, and leveraging the county’s natural and recreational assets to grow the tourism industry.

• Based upon the discussion during the October 14, 2025 meeting, the following revised Mission Statement has been developed:

2. The IDA’s mission is to drive economic growth and prosperity by preparing shovel-ready sites for development, encouraging diverse housing options, supporting workforce development and boost the tourism industry by leveraging the county’s natural and recreational assets.

 IDA DISCUSSION:

1. Upon a majority vote of its total membership, taken in an open meeting pursuant to a motion identifying the general area or areas of the subject or subjects to be considered, a public body may conduct an executive session for the below enumerated purposes only, provided, however, that no action by formal vote shall be taken to appropriate public moneys:

i. matters which will imperil the public safety if disclosed;
ii. any matter which may disclose the identity of a law enforcement agent or informer;
iii. information relating to current or future investigation or prosecution of a criminal offense which would imperil effective law enforcement if disclosed;
iv. discussions regarding proposed, pending or current litigation;
v. collective negotiations pursuant to article fourteen of the civil service law;
vi. the medical, financial, credit or employment history of a particular person or corporation, or matters leading to the appointment, employment, promotion, demotion, discipline, suspension, dismissal or removal of a particular person or corporation;
vii. the preparation, grading or administration of examinations;
viii. the proposed acquisition, sale or lease of real property or the proposed acquisition of securities, or sale or exchange of securities held by such public body, but only when publicity would substantially affect the value thereof.

MOTION: To go into Executive Session for __________.

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VOTE              :
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MOTION        :           To go out of Executive Session.

MADE BY      :
SECOND        :
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TIME              :

• Next regularly scheduled meeting is December 9, 2025.

MOTION        :    To close the meeting at _____a.m.

MADE BY      :
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