County of Chautauqua Industrial Development Agency (“CCIDA”)
Chautauqua Region Economic Development Corporation (“CREDC”)
Chautauqua County Capital Resources Corporation (“CRC”)
Real Property Disposition Policy
Section 2824(1)(e) of the Public Authorities Law requires local authorities to adopt a written policy governing the disposition of real property. The following policy (“Policy”) is hereby adopted upon approval by the respective Boards of Directors of each corporation pursuant to such requirements and shall be applicable with respect to the disposition of real property and any interests therein (“Real Property”) by the County of Chautauqua Industrial Development Agency (“CCIDA”) and Chautauqua Region Economic Development Corporation (‘CREDC”) and the Chautauqua County Capital Resources Corporation (“CRC”) and such other affiliates as may hereafter be established and which are determined to be subject to the requirements of Section 2824(1)(e) of the Public Authorities Law (an “Affiliate” and with the CCIDA and the CCCRC, hereinafter collectively referred to as the “Agency”).
SECTION 1. INTRODUCTION.
(A) Scope. This property disposition policy applies to all dispositions of property covered by the Public Authorities Accountability Act of 2005 (the “PAAA”).
(B) Definitions. The following terms shall have the following meanings in this Property Disposition Policy.
(1) “Contracting officer” shall mean the officer or employee of the County of Chautauqua Industrial Development Agency (hereinafter, the “Agency”) who shall be appointed by resolution to be responsible for the disposition of property.
(2) “Dispose” or “disposal” shall mean transfer of title or any other beneficial interest in personal or real property in accordance with section 2897 of the Public Authorities Law.
(3) “Property” shall mean the following:
(a) personal property in excess of five thousand dollars ($5,000) in value;
(b) real property; and
(c) any inchoate or other interest in such property, to the extent that such interest may be conveyed to another person for any purpose, excluding an interest securing a loan or other financial obligation of another party.
SECTION 2. DUTIES.
(A) Inventory; List of Surplus Property; Disposal of Same. The Agency shall:
(1) maintain adequate inventory controls and accountability systems for all property owned by the Agency and under its control;
(2) periodically inventory such property to determine which property shall be disposed of;
(3) produce a written report of such property in accordance with subsection B herewith; and
(4) transfer or dispose of such property as promptly and practicably as possible in accordance with Section 2 below.
(B) Real Property List; Publication of Same. The Agency shall
(1) publish, not less frequently than annually, a report listing all real property owned in fee by the Agency. Such report shall consist of a list and full description of all real and personal property disposed of during such period. The report shall contain the price received by the Agency and the name of the purchaser for all such property sold by the Agency during such period; and
(2) shall deliver copies of such report to the Comptroller of the State of New York, the Director of the Budget of State of New York, the Commissioner of the New York State Office of General Services, and the New York State Legislature (via distribution to the majority leader of the senate and the speaker of the assembly).
SECTION 3. TRANSFER OR DISPOSITION OF PROPERTY.
(A) Supervision and Direction. Except as otherwise provided herein, the duly appointed contracting officer (the “Contracting Officer”) shall have supervision and direction over the disposition and sale of property of the Agency. The Agency shall have the right to dispose of its property for any valid corporate purpose.
(B) Custody and Control. The custody and control of Agency property, pending its disposition, and the disposal of such property, shall be performed by the Agency or by the Commissioner of General Services when so authorized under this section.
(C) Method of Disposition. Unless otherwise permitted, the Agency shall dispose of property for not less than its fair market value by sale, exchange, or transfer, for cash, credit, or other property, with or without warranty, and upon such other terms and conditions as the Agency and/or contracting officer deems proper. The Agency may execute such documents for the transfer of title or other interest in property and take such other action as it deems necessary or proper to dispose of such property under the provisions of this section. Provided, however, except in compliance with all applicable law, no disposition of real property, any interest in real property, or any other property which because of its unique nature is not subject to fair market pricing shall be made unless an appraisal of the value of such property has been made by an independent appraiser and included in the record of the transaction.
(D) Sales by the Commissioner of General Services (the “Commissioner”). When the Agency shall have deemed that transfer of property by the Commissioner will be advantageous to the State of New York, the Agency may enter into an agreement with the Commissioner of pursuant to which Commissioner may dispose of property of the Agency under terms and conditions agreed to by the Agency and the Commissioner. In disposing of any such property, the Commissioner shall be bound by the terms hereof and references to the contracting officer shall be deemed to refer to such Commissioner.
(E) Validity of Deed, Bill of Sale, Lease, or Other Instrument. A deed, bill of sale, lease, or other instrument executed by or on behalf of the Agency, purporting to transfer title or any other interest in property of the Agency in accordance herewith shall be conclusive evidence of compliance with the provisions of these guidelines and all applicable law insofar as concerns title or other interest of any bona fide grantee or transferee who has given valuable consideration for such title or other interest and has not received actual or constructive notice of lack of such compliance prior to the closing.
(F) Bids for Disposal; Advertising; Procedure; Disposal by Negotiation; Explanatory Statement.
(1) Except as permitted by all applicable law, all disposals or contracts for disposal of property made or authorized by the Agency shall be made after publicly advertising for bids except as provided in subsection (3) of this Subsection (F).
(2) Whenever public advertising for bids is required under paragraph (1) of this Subsection (F):
(a) the advertisement for bids shall be made at such time prior to the disposal or contract, through such methods, and on such terms and conditions as shall permit full and free competition consistent with the value and nature of the property proposed for disposition;
(b) all bids shall be publicly disclosed at the time and place stated in the advertisement; and
(c) the award shall be made with reasonable promptness by notice to the responsible bidder whose bid, conforming to the invitation for bids, will be most advantageous to the Agency, price and other factors considered; provided, that all bids may be rejected at the Agency’s discretion.
(3) Disposals and contracts for disposal of property may be negotiated or made by public auction without regard to paragraphs (1) and (2) of this subsection (F) but subject to obtaining such competition as is feasible under the circumstances, if:
(a) the personal property involved is of a nature and quantity which, if disposed of under paragraphs (1) and (2) of this subsection (F), would adversely affect the state or local market for such property, and the estimated fair market value of such property and other satisfactory terms of disposal can be obtained by negotiation;
(b) the fair market value of the property does not exceed fifteen thousand dollars;
(c) bid prices after advertising therefore are not reasonable, either as to all or some part of the property, or have not been independently arrived at in open competition;
(d) the disposal will be to the state or any political subdivision, and the estimated fair market value of the property and other satisfactory terms of disposal are obtained by negotiation;
(e) the disposal is for an amount less than the estimated fair market value of the property, the terms of such disposal are obtained by public auction or negotiation, the disposal of the property is intended to further the public health, safety or welfare or an economic development interest of the Agency, the state or a political subdivision (to include but not limited to, the prevention or remediation of a substantial threat to public health or safety, the creation or retention of a substantial number of job opportunities, or the creation or retention of a substantial source of revenues, or where the authority’s enabling legislation permits or other economic development initiatives), the purpose and the terms of such disposal are documented in writing and approved by resolution of the board of the Agency; or
(f) such action is otherwise authorized by law.
(4) An explanatory statement shall be prepared of the circumstances of each disposal by negotiation of:
(a) any personal property which has an estimated fair market value in excess of fifteen thousand dollars;
(b) any real property that has an estimated fair market value in excess of one hundred thousand dollars, except that any real property disposed of by lease or exchange shall only be subject to clauses (c) through (e) of this paragraph (4);
(c) any real property disposed of by lease for a term of five years or less, if the estimated fair annual rent is in excess of one hundred thousand dollars for any of such years;
(d) any real property disposed of by lease for a term of more than five years, if the total estimated rent over the term of the lease is in excess of one hundred thousand dollars; or
(e) any real property or real and related personal property disposed of by exchange, regardless of value, or any property any part of the consideration for which is real property.
Each such statement shall be transmitted to the persons entitled to receive copies of the report required under all applicable law not less than ninety (90) days in advance of such disposal, and a copy thereof shall be preserved in the files of the Agency making such disposal.
These Guidelines are subject to modification and amendment at the discretion of the Agency board and shall be filed annually with all local and state agencies as required under all applicable law.
Reviewed and restated this 26th day of September, 2023 by the respective Boards of each corporation referenced above.