Syracuse Zoning Board of Appeals Meeting – September 4, 2025

The Syracuse Zoning Board of Appeals met on September 4, 2025, at 4:55 PM to consider two area variance applications. The first involved an enclosed porch addition at a single-family home, and the second concerned a new multi-unit dwelling building length. Both variances were approved with conditions.

Consent Calendar

• The board unanimously approved the minutes from the July 24, 2025 meeting.

Discussion Items & Public Hearings

V2506 – Area variance for enclosed porch at an R2 zone property

• Applicant: Mr. Thomas (homeowner) explained that the enclosed porch would provide accessible storage space, reducing the need to go down to the basement. He noted his age (86) and difficulty using stairs. The porch exceeded the maximum allowed width by six inches.
• Public Comments in Favor:
  • Phil Prayne, organizer for Syracuse United Neighbors (address: 1540 South Line), spoke in favor, noting the six-inch issue was minor and the project improved accessibility. He also highlighted Mr. Thomas's long community involvement.
  • Walter Dicksey (address: 119 South Air) expressed support, praising the family and the project's benefit to the neighborhood.
• Board Discussion: Members noted the variance was modest (six inches) and the design, while unusual, did not harm neighborhood character. Staff recommended conditions: applicant must obtain a building permit and consult a design professional to comply with fire separation and energy codes.
• Motion: Approved with conditions (fire separation compliance and professional assistance). Board member Otis recited the balancing test: no undesirable change, no feasible alternatives, variance was substantial but not adverse, and self-created difficulty did not outweigh other factors.
• Vote: Unanimous.

V2507 – Area variance to exceed 180-foot maximum building length for a multi-unit dwelling at 680-682 South Ave (MX2 zone)

• Applicant/Representatives: Christian Freeman (Kaplinger Freeman), Kennan Bigby (Build Properties), and a Jubilee Homes representative. The project is part of Jubilee Homes' Connecting the Corridors Initiative, providing mixed-income housing with passive house certification and floodplain mitigation. The building length variance is needed due to floodplain constraints (zone AE) and the need to elevate habitable spaces above the flood level.
• Public Comments in Favor:
  • A Jubilee Homes representative (address: 119 Software) spoke in favor, noting the area's revitalization (new supermarket, gas station, seafood restaurant) and the project's mixed-income, three-bedroom units.
• Board Discussion: Members acknowledged the floodplain restrictions made compliance with the 180-foot limit infeasible; the variance was necessary to achieve the desired unit count. Staff recommended three specific conditions (from page 31 of the packet). Board member Liam led the balancing test, concluding the project benefits the neighborhood, alternatives are limited, the variance is substantial but justified, no adverse effects, and the self-created nature does not outweigh other factors.
• Motion: Approved with the three conditions. Board members (two recused due to land bank ties) voted in favor.

Key Outcomes

• V2506: Area variance granted for an enclosed porch that exceeds the maximum width by six inches, subject to obtaining a building permit and hiring a design professional to ensure code compliance.
• V2507: Area variance granted to allow a 680-682 South Ave multi-unit building to exceed the 180-foot maximum length, subject to three staff-recommended conditions (details in packet).
• The meeting was adjourned at approximately 1:29 PM (13:29).