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Record of Proceedings

Syracuse Board of Zoning Appeals Meeting – May 14, 2026

Public Meetings — Thursday, May 14, 2026

BodySyracuse, New York

SessionPublic Meetings

DateThursday, May 14, 2026

StatusFILED

Video Record

0:00 / 20:21

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

5:15

I'm going to call to order the Board of Zoning Appeals meeting of Thursday, May 14th.

5:22

I don't know what to do with that thing.

5:24

All right.

5:25

First action item is to adopt the minutes of the April 23rd, 2026 meeting.

5:32

Is there a motion to approve the minutes?

5:34

So moved.

5:36

Second.

5:36

All right, thanks.

5:37

Any modifications?

5:40

Discussion?

5:41

Okay.

5:42

All those in favor?

5:43

Aye.

5:43

Aye.

5:46

Abstentions.

5:47

All right.

5:48

Minutes are officially adopted.

5:51

The board will now conduct the public hearing on today's agenda.

5:54

First, the applicant or the 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.

6:03

Next, persons wishing to speak in favor of the proposal will be given the opportunity to address the board.

6:08

Then persons who wish to speak in opposition will be allowed to address the board.

6:13

Finally, the applicant or representative will be given the option to make any closing arguments or comments to the board.

6:20

Following the public hearings this afternoon, the board may make a decision on each application heard.

6:25

The board may also decide to hold its decision until the next public hearing.

6:28

If the hearing is closed, no additional information will be allowed into the record except for information that the board may request.

6:35

That information will be available for public review at the zoning office at one park place 300 South State Street.

6:41

Will staff introduced V 2612?

6:44

Yes, as the only uh item on the agenda, new business.

6:48

Uh V twenty six twelve is an area variance to construct a single dwelling unit house with a forty-two percent structural coverage on the law at twelve thirty-eight Comstock Ave Rear.

7:00

Owner applicant as Goodfellow Holdings.

7:03

This is in the R1 zone district.

7:07

Is there anybody here to speak on half of the project?

7:11

Please give your name and your address.

7:19

So I am the owner of the lot currently and wish to build a house for my client.

7:24

He um because of certain conditions and things like that requires first floor living space, the size of the lot in the neighborhood and the use of space is what is precipitating the 42% lot coverage, and that's why we are seeking the variance.

7:44

Anything else you wish to uh share?

7:48

Sure.

7:48

We we do not believe that this is gonna create any adverse of effects of the neighborhood.

7:54

Uh the style and design and of the proposed house is very similar to what already exists there.

8:00

We've had discussions with VHOA and the people in the neighborhood to make sure that they're aware of what's going on.

8:07

And um, there are no other lots currently for sale in the neighborhood.

8:11

This is the last lot that is available.

8:14

My client who's a longtime resident of Syracuse and wishes to remain in the city and live in this neighborhood, so that's another area of consideration for us with this space.

8:24

All the other lots are built out already?

8:25

They are, yeah.

8:26

I'm almost done with the second to the last one right now, actually.

8:30

So there questions from the board.

8:34

Uh my only question was the easement to the north of the lot.

8:38

What is that for?

8:39

The easement that you could go back down to the other thing.

8:44

Is there any access through there or anything?

8:45

Or just no access.

8:47

Um that is uh I believe there's a water line that comes from uh what street that goes into the neighbor and feeds into the neighborhood there.

8:55

So you can see it on the next page.

9:00

Yep.

9:01

Okay.

9:08

No, right.

9:08

Nope.

9:16

Any questions?

9:17

No, I do not have any.

Discussion Breakdown — Share of Meeting

Zoning Regulation█████████████████████████████████████████████82%

Procedural███████13%

Engineering And Infrastructure███5%

Summary of Proceedings

Syracuse Board of Zoning Appeals Meeting – May 14, 2026

A public hearing and decision on a single area variance request dominated the Board of Zoning Appeals meeting on Thursday, May 14, 2026. The board unanimously approved the variance after hearing testimony from the applicant, a prospective buyer, and a supportive neighbor.

Consent Calendar

The board unanimously adopted the minutes of the April 23, 2026 meeting without modification.

Public Comments & Testimony

Applicant (Goodfellow Holdings representative): Explained the need for a 42% structural coverage variance to build a single-family home at 1238 Comstock Ave Rear. The owner’s client requires first‑floor living space due to medical conditions. The lot is the last undeveloped parcel in the neighborhood, and the proposed design matches existing home styles. The applicant stated they had discussed the project with the Xavier Woods Homeowners Association (VHOA) and neighbors, who voiced no objections.
Fred Zolna (potential buyer, 101 Enfield Place, Syracuse): Expressed support, noting he and his wife Elizabeth Nolan wish to buy the lot and build a house with a first‑floor master bedroom and two‑car garage, which are scarce in the Syracuse market. He has lived in the city since 1972 and wants to remain there. He confirmed that immediate neighbors and the HOA were supportive of the variance.
David Michael (94 Xavier Circle): Spoke in favor, highlighting that the original plan for Xavier Woods called for 33 houses but, due to re‑subdivision and lot consolidation, only 29 will be built – leaving considerable open space owned by the HOA. He saw no negative impact from the proposed development.

No public opposition was voiced.

Discussion Items

Board members asked about an easement to the north of the lot; the applicant explained it contains a water line serving the neighborhood.
Vice President Otis asked whether granting the variance would violate any existing construction laws. Zoning Administrator clarified that staff can only allow a 5% flexibility (i.e., a 35% lot coverage instead of the code’s 30% maximum), so the applicant needs 7% additional relief – precisely what the board can authorize.
Staff elaborated on the history of the Xavier Woods subdivision, noting that under a prior zoning code total lot coverage was tracked cumulatively across the development. With the new code, each lot must individually meet R1 district requirements. Although the proposed lot coverage (42%) exceeds the maximum for the lot, the cumulative coverage for the entire development remains within the originally approved total.
A board member asked about stormwater; staff confirmed a Stormwater Pollution Prevention Plan (SWPPP) was done for the entire subdivision and that the engineering office will review building construction for compliance.

Key Outcomes

Motion to approve V‑26‑12 (area variance) was made and seconded. The variance allows construction of a single dwelling unit with 42% structural coverage on the lot at 1238 Comstock Ave Rear.
The motion carried unanimously (all ayes, no abstentions) with the following conditions:
1. The applicant shall comply with the general conditions for approval of the area variance.
2. Any increase in the building footprint beyond the approved plans shall require further approval from the Board of Zoning Appeals.
The board adjourned at 1:15 PM.

Meeting Transcript

I'm going to call to order the Board of Zoning Appeals meeting of Thursday, May 14th. I don't know what to do with that thing. All right. First action item is to adopt the minutes of the April 23rd, 2026 meeting. Is there a motion to approve the minutes? So moved. Second. All right, thanks. Any modifications? Discussion? Okay. All those in favor? Aye. Aye. Abstentions. All right. Minutes are officially adopted. The board will now conduct the public hearing on today's agenda. First, the applicant or the 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 its 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 at one park place 300 South State Street. Will staff introduced V 2612? Yes, as the only uh item on the agenda, new business. Uh V twenty six twelve is an area variance to construct a single dwelling unit house with a forty-two percent structural coverage on the law at twelve thirty-eight Comstock Ave Rear. Owner applicant as Goodfellow Holdings. This is in the R1 zone district. Is there anybody here to speak on half of the project? Please give your name and your address. So I am the owner of the lot currently and wish to build a house for my client. He um because of certain conditions and things like that requires first floor living space, the size of the lot in the neighborhood and the use of space is what is precipitating the 42% lot coverage, and that's why we are seeking the variance. Anything else you wish to uh share? Sure. We we do not believe that this is gonna create any adverse of effects of the neighborhood. Uh the style and design and of the proposed house is very similar to what already exists there. We've had discussions with VHOA and the people in the neighborhood to make sure that they're aware of what's going on. And um, there are no other lots currently for sale in the neighborhood. This is the last lot that is available. My client who's a longtime resident of Syracuse and wishes to remain in the city and live in this neighborhood, so that's another area of consideration for us with this space. All the other lots are built out already? They are, yeah. I'm almost done with the second to the last one right now, actually. So there questions from the board. Uh my only question was the easement to the north of the lot. What is that for? The easement that you could go back down to the other thing.

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