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Lewis
County Economic Development
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LEWIS COUNTY
ZONE DEVELOPMENT POLICY
Adopted 12/3/2004
Section I. Zone Goals
and Objectives
The Zone
Administrative Board (ZAB) recognizes that the Zone’s resources are
limited and an effective strategic development plan aids in
maximizing the potential of those scarce resources. The following is
a guide that the Lewis County Empire Zone will utilize to the best
of its ability in making decisions related to Zone boundary changes,
certification of businesses, allocation of Zone Capital Credits, and
all other activities carried out by the Zone.
Section II.
Economic Development Planning/Strategy
The Comprehensive
Economic Development Strategy (attached), adopted by the Lewis
County CEDS Committee and updated every five years, heavily
influenced the provisions of this policy. The strategy, along with
the CEDS Project Priority List, (updated semi-annually – current
attached), will be considered when the ZAB is evaluating potential
boundary revisions, certifications, Zone Capital Credits projects,
and other Zone activities.
The ZAB will use
appropriate Zone activities to help achieve the objectives and
strategies of the Comprehensive Economic Development Strategy (CEDS).
These objectives and some Zone-appropriate strategies include:
Reduce
local operating and development costs
Ř
Strategy: pursue programs to reduce energy costs
Ř
Strategy: reduce local tax burdens (in the CEDS,
described as investigating cost saving measures for
the county and local governments)
Improve
infrastructure and pursue facility development
Ř
Strategy: pursue and increase the supply of
decent, safe and affordable housing available to all
low and moderate income households
Ř
Strategy: develop a Lewis County Industrial Park
serviced with water, sewer, power, gas and
pre-approved zoning permits; build access roads and
buildings
Ř
Strategy: pursue implementation of advanced
telecommunications systems throughout the county
Ř
Strategy: develop commercial storage facilities
with truck and rail access
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Strategy: increase availability of child care
through new and expanded day care facilities and
more certified home care providers
Ř
Strategy: improve building facades, sidewalks
and streetscapes to improve overall quality of
community
Create and
implement area promotion and marketing programs, including
marketing programs that are sector-specific
Ř
Strategy: target industry from the U.S. and
Canada that can maximize use of the county’s
available resources
Ř
Strategy: design and produce forest products
industry and resources directory
Ř
Strategy: implement a plan promoting and
advertising the agricultural resources of the county
to attract producers, agricultural input suppliers,
manufacturers and food processors into the county
Ř
Strategy: develop and market specialty products
(maple, organics, etc.)
Ř
Strategy: encourage development of support for
recreational vehicle (snowmobiles, ATVs, etc.)
industry including lodging, food, services, etc. to
address expanding industry and capture revenues
Pursue job
training, labor development, technical assistance and
education programs
Ř
Strategy: improve employability of unemployed
and under-employed residents through training in
areas such as basic skills (problem solving,
reasoning, literacy, etc.) and information
technology, as well as specialized skills to fulfill
the needs of local employers
Ř
Strategy: expand entrepreneurial assistance
programs, including business planning and other
technical assistance such as education in
information technology, wood lot management and
agricultural business/marketing
Maximize
value-added opportunities and pursue industry, business and
organizations that will maximize utilization of local
resources
Ř
Strategy: promote expansion of milk processing
facilities
Ř
Strategy: encourage the development of
additional businesses that support the agricultural
industry
Ř
Strategy: promote the development of
specialty/niche retail, service business and
business development related to recreation
Ř
Strategy: pursue utilization of vacant
industrial buildings
Ř
Strategy: pursue waterway and trail access
projects for mountain biking, skiing, hiking,
canoeing, boating, horse trails and railroad tourist
utilization
Section III.
Industry Clusters – Targeted "Priority" Businesses
In keeping with the
Lewis County Comprehensive Development Strategy (CEDS), the ZAB
wants to promote job creation through stable industries that bring
prosperity to the county, especially focusing on the following:
Value-added
industries enhancing Lewis County’s vast natural resources
and existing products, such as agriculture, forestry, and
mining;
Industries
with high "export value," i.e. those where a majority (51%
or more) of their products/services are sold outside of the
county or to non-county residents, bringing wealth from
other regions.
Businesses targeted
for development are as follows:
Manufacturing
Manufacturing is
targeted because the ZAB wants to promote an increase in jobs to
replace jobs lost in recent plant closures in and around Lewis
County. The ZAB also supports investment in existing facilities to
promote the stability and long-term viability of Lewis County’s
manufacturers. Finally, in response to a specific need identified in
the CEDS, the ZAB supports the establishment of more industrial
warehouse space in the county.
Example
Businesses:
o
Manufacturers and processors
o
Industrial warehousing
Wood
Products
In keeping with the
CEDS, the wood products industry is targeted because of the
potential to add value to this export item. Over half a million
acres (nearly 70%) of Lewis County is commercial forest land.
Efforts to add value to this raw material before it is sent out can
greatly affect the county economy. More specifically, the ZAB wants
to promote the establishment of more facilities that add value to
wood and the modernization of existing facilities.
Example
Businesses:
o
Sawmills
o
Drying
facilities
o
Small
production facilities
o
Large
producers of interim or finished products, including
low-grade products (such as pressboard), planks,
pallets, specialty papers and paper coating
o
Larger
producers of niche products such as toys, housewares,
furniture and cabinets
Agricultural Industry
In keeping with the
CEDS, the agricultural industry is also targeted because of the
potential to add value to the export items being grown and raised in
Lewis County. Most agricultural sales from Lewis County are of
animal products such as milk and meat. The county also produces
significant amounts of maple products, commercial horticulture
items, hay, and other crops. The ZAB supports investment in
processing facilities that add value to products and services and
suppliers that allow quality products to be produced efficiently and
inexpensively.
Example
Businesses:
o
Dairy
manufacturing and processing
o
Diversified agricultural enterprises
o
Agricultural services
o
Suppliers of inputs such as feed and fertilizers
Tourism,
Recreation and Related Services
The tourism
industry is targeted because the ZAB wants to promote the spending
of more outside dollars within Lewis County. While visitors from
throughout the Northeast may enjoy the county’s many recreational
opportunities, our supporting infrastructure (especially in lodging
places) is still underdeveloped. In order to develop this industry
and bring more recreational revenue by encouraging visitors to stay
longer and spend more, the ZAB supports the establishment and growth
of tourism-related destination projects and major improvements to
services and amenities in the Empire Zone.
Example
Businesses:
o
Recreational/entertainment venues
o
Resorts, spas and conference centers
o
Large
hotels/motels (minimum $500,000 investment for new;
$250,000 for expansion)
Retail
Trades and Offices/Services
In addition to
specific retail niches mentioned earlier, the ZAB supports retailers
locating and investing in downtown areas of the county’s villages
and hamlets as a means to support these historic,
pedestrian-friendly areas.
Example
Businesses:
o
Stores
o
Bars
and restaurants
o
Offices
o
Service establishments
Alternative
Energy
Alternative energy
is targeted because the ZAB wants to promote the capture and sale of
naturally-occurring energy in the county, creating an export item.
Although this industry is not associated with a large amount of
direct job creation, it does often lead to a great amount of
investment in facilities in the county, which can lead to job growth
in other sectors (such as construction).
Example
Businesses:
o
Wind
power projects
o
Cogeneration facilities
o
Hydroelectric power projects
Section IIIA.
Community Development and Quality of Life
The ZAB wants to
promote ventures that improve community development and quality of
life in Empire Zone areas, especially where major employers and/or
population centers exist, including (but not limited to) Beaver
Falls, Castorland, Copenhagen, Croghan, Glenfield, Harrisville,
Lowville, Lyons Falls, and Port Leyden. Community development
activities support business stability and growth and remove barriers
to employment. According to the CEDS, the county specifically needs
development and investment in recreation facilities,
library/community buildings, child-care centers, and health and
human services. The ZAB supports the Empire Zone certification
and/or Zone Capital Credit designation of ventures such as these
that promote community development and quality of life in Lewis
County.
Section IV.
Geographic Territory
The Lewis County
Empire Zone is designated by the State of New York as a countywide
zone. The economies of the towns, villages, and unincorporated
hamlets within Lewis County are closely related to each other such
that employers, support services, retail establishments, etc., serve
areas far outside of the municipalities where they are located, and
poverty and unemployment rates tend to be similarly high throughout
the county. Therefore, the Empire Zone is widely distributed
throughout the county to serve distressed communities, capitalize on
infrastructure opportunities, and cater to a variety of business
types.
Towns and Villages
with Empire Zone Land (at the time of adoption of this policy)
Village of
Castorland – some properties on Main Street (Route 410) and
industrial sites
Village of
Copenhagen – properties along the Deer River and Route 12
Town of
Croghan – some commercial sites on Route 126 in Naumburg,
many commercial/industrial properties on Main Street in
Beaver Falls, hydroelectric facilities on the Beaver River
Village of
Croghan – many commercial sites on Main Street (Route 812)
and industrial sites
Town of
Denmark – some commercial sites on Route 26 and around
Copenhagen
Town of
Greig – one property near the hamlet of Greig, another
commercial site on corner of Brantingham Road and Van Arnam
Road
Town of
Harrisburg – some commercial sites on Route 12 and Route 177
and turbine sites
Village of
Harrisville and Town of Diana – some parts of downtown
Harrisville, industrial sites in and around the Harrisville,
some commercial sites on Route 3
Town of
Leyden – some commercial/industrial sites on Kelpytown Road
and Route 12 near the Village of Port Leyden and on Route 12
near the county line
Town of
Lowville – many properties near the village of Lowville on
Route 12, Route 26, East Road, Number Four Road, and Ross
Road, and turbine sites
Village of
Lowville – many commercial sites in the downtown area (on
State Street and adjacent streets), Utica Boulevard, and
Route 26
Town of
Lyonsdale – hydroelectric facilities on Moose River,
industrial sites
Village of
Lyons Falls – commercial sites on Route 12 and in downtown,
industrial sites
Town of
Martinsburg – some commercial sites along Route 12 and in or
near Glenfield, one property on West Road and one near
Gardner Road, and turbine sites
Town of
Montague – a commercial property on Sears Pond Road
Town of New
Bremen – some industrial sites on Route 812 and Route 126,
commercial sites on Artz Road, Soft Maple Road, and Snell
Road
Town of
Osceola – commercial site on Osceola Road and many
commercial sites in downtown Osceola
Village of
Port Leyden – some commercial sites on West Main Street
Town of
Turin – some commercial sites on West Road, Route 26, and
Carpenter Road
Town of
Watson – hydroelectric facilities on the Beaver River, a
power transmission line
Town of
West Turin – commercial property on corner of Routes 26 and
12D
Targeted Business
Types
Manufacturers and processors of all types, including large
producers of wood products and agricultural manufacturers
and processors, are encouraged to develop in the Empire
Zone, especially in present industrial areas such as
Lowville, Lyons Falls, Castorland, Beaver Falls, and
Harrisville. These areas boast infrastructure and
transportation systems that can support industrial growth.
Within these areas, vacant industrial sites, some
undeveloped space, and the Mill Creek Commerce Park
(Lowville) are currently in the Empire Zone and available
for location and/or expansion.
BOUNDARY
REVISION POTENTIAL:
The boundaries
of the Empire Zone may be revised to include new or
expanding manufacturers and processors located/ing in the
aforementioned areas, as long as each business fulfills the
requirements set forth in Section V ("Boundary Revisions").
Additional vacant properties in these areas may be included
in the Empire Zone to accommodate and/or entice industrial
growth.
Sawmills,
drying facilities and small wood production facilities are
encouraged to locate or expand anywhere in the Empire Zone.
BOUNDARY
REVISION POTENTIAL:
The boundaries
of the Empire Zone may be revised to include new or
expanding sawmills, drying facilities and small wood
production facilities located/ing in the aforementioned
areas, as long as each business fulfills the requirements
set forth in Section V ("Boundary Revisions").
Dairy
manufacturers and processors are encouraged to invest in
their facilities to promote the stability and long-term
viability of their operations.
Agricultural services and suppliers of inputs such as feed
and fertilizers are encouraged to locate, modernize and
expand, especially in the Black River Valley (eastern
portions of the Towns of Denmark, Lowville, Martinsburg,
Turin, West Turin, and Leyden, and western portions of Towns
of Croghan, New Bremen, Watson, Greig, and Lyonsdale), where
most of the farming takes place.
BOUNDARY
REVISION POTENTIAL:
The boundaries of the Empire Zone may be revised to include
new or expanding agricultural services and suppliers
located/ing in the aforementioned areas, as long as each
business fulfills the requirements set forth in Section V
("Boundary Revisions").
The
following areas are targeted for venues/services related to
the tourism industries named:
o
Snowmobiling/Cross-Country Skiing/Downhill Skiing:
Tug Hill Region
o
Boating/Canoeing/Kayaking/Fishing: Black,
Beaver, Moose, Oswegatchie Rivers, Lake Bonaparte
o
Horse Trails: Otter Creek area of Watson
o
ATV
(Four-wheeling): Tug Hill Region and northern
Lewis County
o
Other Family Entertainment: Adirondack
International Speedway (in the Empire Zone in New
Bremen), bicycling (throughout the county)
BOUNDARY
REVISION POTENTIAL:
The boundaries of the Empire Zone may be revised to include
new or expanding tourism-related venues and services
located/ing in the aforementioned areas, as long as each
business fulfills the requirements set forth in Section V
("Boundary Revisions").
Retailers/offices/service providers are encouraged to
locate, as local zoning allows, in the Mill Creek Commerce
Park, Number Four Road, Lowville, and in the following
downtown areas of villages and hamlets:
-Village of Harrisville: Main Street
-Village of Copenhagen: State Street (Route 12) from the
Deer River to the village line
-Village of Croghan: Main Street from the village line
to Bridge Street
-Village of Lowville: State Street from Trinity Avenue
to River Street; Dayan Street from Easton Street to
State Street; Shady Avenue from State Street to Forest
Avenue; Water Street from State Street to Park Avenue
-Hamlet
of Glenfield: Glenfield Road, Main Street, and Blue
Street
-Village of Lyons Falls: Center Street from McAlpine
Road to Laura Street
-Hamlet
of Osceola: the "four corners" of Osceola Road and
Florence Road/North Osceola Road
-Village of Port Leyden: Route 12 a quarter-mile north
and south from Main Street; Main Street from Quarry
Street to the Black River
-Village of Castorland: Main Street from Elm Street to
Merz Road
-PLEASE
NOTE: there are other downtown areas in Lewis County not
currently in the Empire Zone
BOUNDARY
REVISION POTENTIAL:
The boundaries of the Empire Zone may be revised to include
more properties within downtown areas in order to promote
investment and expansion.
Wind power
development is encouraged at the Empire Zone tower sites on
the Tug Hill Plateau. Cogeneration facilities are encouraged
to locate, expand, and invest in facilities in the Empire
Zone (in keeping with land use regulations). Hydroelectric
firms are encouraged to invest in their Empire Zone
facilities along Lewis County’s rivers.
BOUNDARY
REVISION POTENTIAL:
The boundaries of the Empire Zone may be revised to include
more wind turbine sites and/or cogeneration facilities.
Section IVA.
Designation of "Three Non-Contiguous Areas"
Once the Empire
Zone’s "25% acreage" is exhausted (or sooner if necessary), the ZAB
will designate three non-contiguous areas to receive "75% acreage."
The ranking criteria that will be used in decision-making in
designation of the three non-contiguous areas include:
Socio-economic distress indicators (higher unemployment,
higher poverty rate, public assistance, etc.) in relation to
the county as a whole
Existing
and planned infrastructure (water and sewer capacity,
availability of advanced telecommunications services,
proximity to major roads and rail)
Existing
businesses in a position to expand (may consider amount of
investment and/or wage levels)
Land/buildings available for new businesses (size, quality,
etc.)
Coordination with local zoning and countywide planning
efforts
Major
economic events (plant closure or loss of major employer
(50+ FTE) in or adjacent to community)
Section V. Boundary
Revisions
The ZAB will
periodically amend the Empire Zone boundaries in Lewis County in
keeping with the aforementioned guidelines in order to maximize the
potential positive effects of the Empire Zone on Lewis County’s
economy.
Boundary revisions
to include specific businesses will be considered if the business
conforms to the requirements stated above under "Targeted Business
Types" and "Certification" and if there is potential for job
creation/retention and/or investment, as defined by NYS and eligible
for credits under this program and the inclusion of the
property conforms with state requirements for boundary revisions. In
addition, the following priorities will be considered in
decision-making related to boundary revisions to include specific
businesses:
Businesses
that impact a larger portion of the county economy than
others will have preference.
The quality
of jobs to be created (including wage level, stability,
availability of local labor resources, and total number)
shall be considered during decision-making.
In order to
be included in a boundary revision, specific businesses or
business ventures should, to the extent possible, receive
prior approval of their project from appropriate local,
state, and federal regulating agencies such as (but not
limited to) U.S. Fish and Wildlife, Army Corps of Engineers,
DEC, SHPO, Department of Health, the Adirondack Park Agency,
and county and town/village planning boards.
Requests for
boundary revisions should be submitted to the ZAB throughout the
year. The ZAB will determine the timing of submission of a boundary
revision.
As proscribed by
state law, each municipality retains the right to approve or deny
the addition and removal of Empire Zone acreage from within the
municipality’s boundaries. A resolution approving the boundary
revision will be obtained from each municipality where movement of
Empire Zone acreage is planned within its boundaries.
The ZAB encourages
development of industrial parks in Lewis County and will consider
boundary revisions to include industrial parks.
Section VI.
Certification Requirements
Empire Zone
Certification applications will be approved locally if the business
conforms to the requirements stated above and with the
following provisions:
Applicants
which are new businesses must project the creation of one
new job and $10,000 in investments, as defined by NYS and
eligible for credits under this program
Applicant
which are existing non-manufacturing businesses must project
the creation of one new employee or increase employment
levels by 10 percent (whichever is higher) and $10,000 in
investments, as defined by NYS and eligible for credits
under this program
Applicants
which are existing manufacturing businesses must project at
least the retention of existing employment levels and
$10,000 in investments, as defined by NYS and eligible for
credits under this program
Applicant
businesses must demonstrate that, by being certified, they
will be eligible to claim Empire Zone benefits and how the
benefits will 1) assist the company in its proposed
establishment/expansion, and 2) improve the overall health
of the business.
Applicants
that display projected costs to the state (in tax
credits/exemptions) that exceed projected benefits to the
community (in wages and investment) will be denied
certification.
Applicants
for establishment/expansion projects involving new
construction must obtain the proper local and state
permitting (see "Boundary Revisions"), or at least
reasonable assurance that the permits will be approved,
prior to certification.
Businesses
that are in arrears with the local taxing jurisdiction may
not be certified until back-taxes or other public debts are
paid.
In order to
be eligible for certification, developers and holding
companies must display plans for legitimate investment in
the Zone property in order to support certified or targeted
businesses or, in the case of new development, must have a
plan in place to attract new targeted business tenants to
the area. This rule does not apply to an entity applying for
certification for the place where it operates its business.
In order to
be eligible for certification, new non-tourism,
non-agricultural retail businesses should make available
goods and services which otherwise would not be reasonably
accessible to residents of the town or village where it is
located because of a lack of facilities offering such goods
or services.
Section VII.
Decertification
As part of the
application for certification, businesses make two-year projections
of job creation and investment. After two years of certification,
each business will be evaluated by the ZAB to determine whether or
not it has met its projections. If it is determined that a business
has not met its job and investment projections, the ZAB will move to
decertify the business and notify the contact person of
decertification and the availability of a hearing. If, after a
hearing, it is determined that the business has established plans
that will meet the job and investment projections within three years
of the date of the hearing, the ZAB may cancel decertification.
Section VIII. "Take
Back Provisions"
As a part of the
boundary revision process, the ZAB will evaluate the job and/or
investment activities of businesses included in previous boundary
revisions. Inaction and/or no plans for future job
creation/retention or investment could lead to the removal of Zone
designation from a property so that the acreage can be used more
efficiently at another location. Decertified businesses will be
targeted first for removal of zone acreage.
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