Syracuse Planning Commission Meeting – May 18, 2026
Syracuse Planning Commission Meeting – May 18, 2026
The Syracuse Planning Commission met on May 18, 2026, to consider a range of land use applications, including site plan reviews, resubdivisions, a special use permit, and a sign permit. The meeting began with the approval of the minutes from the April 27, 2026 meeting. Key actions included approval of a grocery store hours change, several resubdivisions for affordable housing, and a major conversion of a historic office building into apartments. One special use permit for a commissary kitchen was held over pending further neighborhood engagement.
Consent Calendar
- Minutes of the April 27, 2026 meeting were approved as presented.
Public Comments & Testimony
- On the grocery store hours change (MASPR-2026-13), the applicant reported community feedback supported the earlier opening time of 7 a.m. No public comment was offered.
- On the Tallman Street resubdivision (R-2026-34), a representative from Jubilee Homes spoke in favor, noting the land bank's partnership to build 40 additional homes. No opposition.
- On the Crawley Street resubdivision (R-2026-35), the same speaker voiced support. No opposition.
- On the Hudson Street resubdivision and zoning map amendment (R-2026-38, Z-2921), a Jubilee Homes representative spoke in favor and commended the neighbor for preserving the land. No opposition.
- On the Housing Visions Headquarters project (multiple applications), no public comment was offered.
- On the special use permit at 307 Regal Street (SP-2026), no public comment was offered.
- On the special use permit for the commissary kitchen at 623-25 Wolf Street (SP-2026-18):
- In favor: Geralda Borger Joseph (Tropical Palm catering) spoke in support, describing the commissary as a clean, reliable home base for her mobile food business.
- Opposed: Catherine Cullivan (Washington Square Neighborhood Association) read a statement opposing the proposal, citing the property's history of violations, criminal activity, and failed oversight. She argued the use would be a major intensification and dangerous for the neighborhood. Bridget Moore and April Moore, adjacent residents, described past noise, trespassing, and disruptive behavior from the property's previous bar operations. Pete Leahy also opposed, noting the applicant had already started operating the commissary without a permit.
- On the Salt Springs Road and Phillips Road major site plan reviews (MASPR-2026-8 and MASPR-2026-9), John Neme and Jeffrey Chen spoke in favor, noting improved management by Lemoyne College. No opposition.
- On the Monroe Building conversion (MASPR-2026-17), no public comment was offered.
- On the sign permit (AS-2026-2), no public comment was offered.
Discussion Items
- Old Business – Grocery Store Hours (MASPR-2026-13): The applicant requested a change from 9 a.m.–10 p.m. to 7 a.m.–10 p.m. daily based on community feedback. The commission approved the change with the same six conditions as before.
- Resubdivision at 500-02 Tallman Street (R-2026-34): The land bank proposed splitting an L-shaped parcel into two lots for single-family homes sold to owner-occupants at 60–120% AMI. Approved with condition to file the map within 62 days.
- Resubdivision at 225 & 229 Crawley Street (R-2026-35): A lot line adjustment to create two level, buildable lots for single-family homes. Approved with condition to file map within 62 days.
- Resubdivision and Zoning Map Amendment at 205-07 Hudson Street (R-2026-38, Z-2921): The land bank’s 33-foot-wide lot in the floodplain will be sold to an adjacent owner-occupant. The resubdivision was approved; the zoning map amendment (changing the southern parcel from R2 to R5 to avoid a split-zone) was recommended to the Common Council for approval.
- Housing Visions Headquarters Project (MASPR-2026-14, 2026-16, R-2026-27): The applicant plans to demolish an existing building and construct two new buildings: a two-story office headquarters (with a variance for minimum building stories) and a mixed-use building with 144 workforce housing units, commercial space, and geothermal systems. The project is expected to break ground in 2028 after financing through NYS HCR. The commission issued a negative declaration under SEQR after a detailed review of 18 impact categories. The substantive site plan review and resubdivision were deferred until after the Board of Zoning Appeals acts on the variance.
- Special Use Permit at 307 Regal Street (SP-2026): The applicant, Rob Bidwell, seeks a permit for a takeout/delivery restaurant (Birdland sauces) in an existing building. The commission approved with eight conditions, including requiring a resubdivision to combine the business parcel with the parking lot at 206 Greenway Avenue.
- Special Use Permit for Commissary Kitchen at 623-25 Wolf Street (SP-2026-18): The applicant, Greg Nice (East Coast Housing), proposed converting the existing restaurant use to a commissary kitchen for multiple food vendors. After significant neighborhood opposition citing past problems, the commission decided to hold the item and direct the applicant to meet with the Washington Square Neighborhood Association at their June 4th meeting. The applicant agreed to serve as the single point of contact and to provide minutes of the meeting to the zoning office. The item will be reconsidered at the June 8th commission meeting.
- Major Site Plan Reviews for Lemoyne College Properties (MASPR-2026-8 at 1474 Salt Springs Road and MASPR-2026-9 at 109 Phillips Road): The college sought approval to add bedrooms within existing single-family homes (no additions) to house students, with conditions to address illegal driveway expansions and ensure parking is behind the front setback. Both were approved with conditions.
- Major Site Plan Review for Monroe Building Conversion (MASPR-2026-17): The applicant, High Tide Capital, will convert the six-story office building at 333 East Onondaga Street into 46 apartments (12 one-bedroom, 34 studios) with ground-floor commercial space. Exterior changes are minimal: adding nine windows on the rear, a new sign, a tree pit, bike racks, and a fence. The project includes a 10% affordable housing requirement with a 30-year affordability period. Approved with seven conditions.
- Off-Premise Sign Permit (AS-2026-2): Lamar Advertising requested to replace the digital face of an existing sign at 2810 Berna Ave Rear, citing improved technology and energy efficiency. No structural changes. Approved with a 10-year renewal condition.
- Three-Mile Limit Review (3S-2026-6): A routine review at 4680 Tucker Road in the Town of Onondaga, with the city engineer’s approval. Approved.
- Annual Election of Officers: Steve Kulik was nominated and elected as Chair, and Walter Baller as Vice Chair, for the coming year.
Key Outcomes
- Grocery store hours changed to 7 a.m.–10 p.m. daily (MASPR-2026-13) – approved unanimously.
- Three resubdivisions (R-2026-34, R-2026-35, R-2026-38) approved, each with condition to file map within 62 days.
- Zoning map amendment Z-2921 recommended to Common Council for approval.
- Housing Visions Headquarters project received a negative declaration under SEQR; substantive review deferred pending BZA action.
- Special use permit SP-2026 (Birdland takeout) approved with eight conditions.
- Special use permit SP-2026-18 (commissary kitchen) held over; applicant to meet with neighbors and report back.
- Two Lemoyne College site plans approved with conditions addressing driveway and parking.
- Monroe Building conversion approved with seven conditions, including 30-year affordability requirement.
- Sign permit AS-2026-2 approved with 10-year renewal condition.
- Three-mile limit review approved.
- Commission officers elected: Chair Steve Kulik, Vice Chair Walter Baller.
- The meeting adjourned; the next regular meeting is scheduled for June 8, 2026.
Meeting Transcript
And welcome to this meeting of the Syracuse Planning Commission. We'll begin our public hearings in just a moment after we dispose of the minutes from our previous meeting. Minutes uh from the April 27th meeting have been distributed to the commission members in advance of this meeting. And I will ask now if there's a motion for action on those minutes. I'll make a motion to approve the minutes as presented. Thank you. Thank you. Discussion on the motion for the minutes. If not, all in favor of the motion, please indicate by saying aye. Aye. Those opposed, please say nay. Any abstentions? Minutes of the April 27th meeting are approved as distributed. As we move into the public hearing schedule, just a word to those who might be unfamiliar with our process. As each application is announced by a member of the staff, we ask that the rep the applicant or the representative come to the podium in the front of the room, provide your name and address for the record, and then a brief summary of the application involved. Following any questions from the commission members, we will invite members of the public who wish to speak in favor of the application to do that. Again, coming to the podium, providing their name, address, and comments. And likewise, we will offer the public an opportunity to speak in opposition to the application. Uh where comments are offered in opposition, the applicant will be encouraged to return to address the comments made in opposition to address the comments to the commission, not to the general audience. And we ask that all speakers other than the applicant keep their remarks to three minutes so that everyone has an opportunity to speak and share their views. So with that as a starting point, um Jake, are we ready with our first and no changes to the agenda, correct? No changes. Uh one old business item to start. Uh it's with the major site plan review. Uh MASPR-2026-13 for the new grocery store at 4141 South Salina Street uh in the CM Zone District. They are here to present a change in proposed times. Or hours of operations. Somebody here for that. Hi, I'm uh Jack Dana. I were I live at uh 3187 Belleville Ave, and uh I'm here to speak on behalf of 2468 group. Might be able to lift that up so you don't have to member acting okay. Um so we just want to uh we're looking to change the operating hours of the grocery store um from originally it was gonna be 9 a.m. to 10 p.m. Um and after some commu community feedback, uh we'd like to change it from 7 a.m. to 10 p.m. Um seven days a week. And there was general consensus on that time frame. Yeah, yep. Well, I know we had discussed it last time the prospect of possibly changing them as a community outreach went forward and you found out that they were as desirability for different hours. Uh and it certainly makes sense to have the earlier hours so that people could go before work. I'm just wondering in terms of how the community outreach is going and what might be a bigger concern if they wanted to extend them later in the evening because of the parking lot issues. So I just wondering how that conversation is going. Uh so that that was my home office is doing the reaching out to the the community and I believe the grocer as well. Um I'm just their representative that's based out of Syracuse. I see so okay. Um yeah. Other questions for the applicant? No questions, thank you. Thank you. I do know uh Rhonda for with uh Fawn.
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