Syracuse Zoning Board of Appeals Meeting - April 23, 2026: Use Variances Approved for Monroe Building and Auto Repair Shop
Syracuse Zoning Board of Appeals Meeting - April 23, 2026
On April 23, 2026, the Syracuse Zoning Board of Appeals held a public hearing to consider two use variance applications. The board approved both applications with conditions, each with one abstention. The meeting began with the approval of minutes from the December 18, 2025 meeting.
Meeting Opening and Minutes Approval
- The board approved the minutes from the December 18, 2025 meeting by unanimous vote.
Application V-2026-3: Use Variance for 333 East Onondaga Street (Monroe Building)
- Applicant: Joe Perrino of InArchitects, representing High Tide Capital and current owners. Christine Stevens of VIP Structures also spoke in support.
- Proposal: A use variance to establish six apartment units on the first floor of an existing office building (the Monroe Building) beyond the front 31 feet, which would remain commercial. The building is a contributing resource in the Montgomery Street-Columbus Circle Historic District. The overall project would convert the building into 46 units (12 one-bedroom, 34 studio) and qualifies for historic tax credits.
- Key Points: The applicant argued that the project cannot generate a reasonable return without the variance (negative 5% return without, 15% with). Unique circumstances include the building's irregular shape and limited site depth. Environmental remediation costs are $630,000. The variance would not alter neighborhood character as the facade remains unchanged. The hardship is not self-created.
- Board Discussion: Questions addressed a proposed fence along the property line to secure egress and prevent encampments. The board recommended an open-wrought-iron fence for visibility. Staff noted coordination with the fire department during site plan review.
- SEQR: The board issued a negative declaration, finding no moderate to large environmental impact.
- Vote: The motion to approve was amended to include seven staff conditions. The vote was in favor with one abstention (a board member recused themselves).
Application V-2026-7: Use Variance for 2156 Erie Boulevard East (Auto Repair Heavy)
- Applicant: Christian Freeman of Keplinger Freeman Associates, representing owner Marla Cohen and applicant/manager Ryan Cohen.
- Proposal: A use variance to establish an automobile repair heavy land use type in an existing building that has housed auto repair since 1964. The building is in the MX2 zone district. Ryan Cohen stated he tried to lease to MX2-compliant tenants but it was not financially feasible. The tenant, AR Customs, is a local business.
- Key Points: The building's design (garage doors, high ceilings, concrete floors) is specialized for auto use. The hardship is not self-created as the use predates the 2023 zoning code. The variance would keep the building fully occupied, improving neighborhood character compared to vacant or derelict properties.
- Board Discussion: Staff noted that the Onondaga County Planning Board suggested rezoning as an alternative, but staff recommended against rezoning due to potential spot zoning issues. The variance allows specific conditions. The board clarified that the previous non-conforming use was for auto sales, not repair, so a variance is needed.
- SEQR: The board issued a negative declaration.
- Vote: The motion to approve was amended to include six staff conditions (including limiting outdoor activities to accessory parking, no parking in front setback, and restricting the variance to the east tenant space). The vote was in favor with one abstention (the same board member recused).
Key Outcomes
- Both use variances were approved with staff conditions.
- Each application received one abstention from the board.
- The board directed that site plans and floor plans be revised to be consistent with the approved major site plan review prior to permit issuance.
- The board adjourned following the votes.
Meeting Transcript
We have April 23rd to session. Great. First order of business is to approve the minutes from the December 18th, 2025 meeting. I was in Tokyo. Is there a motion to approve the minutes? Motion. Second. All those in favor? Great. Okay. Minutes are adopted. The board will now conduct the public hearing on today's agenda. First, the applicant or applicant's representative will state the reasons for the requested variants and present any material or documentation which is to be considered regarding the proposal. Next, persons wishing to speak in favor of the proposal will be given the opportunity to address the board. Then persons who wish to speak in opposition will be allowed to address the board. Finally, the applicant or representative will be given the option to make any closing arguments or comments to the board. Following the public hearings this afternoon, the board may make a decision on each application heard. The board may also decide to hold this decision until the next public hearing. If the hearing is closed, no additional information will be allowed into the record except for information that the board may request. That information will be available for public review at the zoning office in one park place, 300 South State Street. Will staff introduce the first application, please. First up is a use variance V-2026-3 to establish six apartment units on the first floor of an existing story structure at 338 East Onadoga Street in the MX5 Zone District, uh represented by Joe Perano of N Architects. Hi there. Good afternoon. How are you doing? My name is Joe Perrino. I'm with InArchitects. We're at 239 Eastwater Street. And I'm here representing the current owners of the property as well as a client, our client and future owner who's uh High Tide Capital. Uh with me today is Christine Stevens and um from VIP structures, and I'd like to introduce Christine. She just wants to say a few words uh about the relationship. Okay, great. Hello to everybody. Um just really quickly the clients your name and your addressine. Christine Stevens, VIP structures 101 North Salina Street. Um VIP structures is currently the construction manager for these clients on their other project, which we're imminently completing, which is at 250 Harrison Street where Alan Angus pub is opposite the Tech Garden Inspire. Um the clients wine removed from the record, she called it the tech garden. No, I know formerly known as a symbol. Like Prince. Sophisticated developers, they specialize in mixed-use historic tax credit projects. They've got projects in Maine, New York, Connecticut, and North Carolina. This is their second project in New York State and their second project in the city of Syracuse, like I said, because we're wrapping up 250 Harrison Street. They are based in California, Florida, and Brooklyn, and the clients were unable to be here personally. But we wanted to keep the schedule going and get the meeting. Okay. Have done a marvelous job on 250 Harrison Street, have spent time with the former mayor, the current mayor when she was the mayoral candidate, the county executive. They're really committed to this marketplace. They're very sophisticated developers, they're very good at what they do, they understand market, they understand finance, they have investors, and they really are very excited about this next potential project in our in our town. Um VAP structures will be the construction manager again for the second project. Last time the architecture and engineering firms were from out of town.
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