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.

Um she's spearheading a lot of this for our company with the community down there.

So yeah, I just want to add that.

Thanks.

Okay, we're all set.

Thank you.

Okay, thank you.

So we know we don't have this often.

Um, but so we already did seeker, we already decided on the project overall.

This is just this governing body recognizing the ask for hours of operation adjustment.

Somebody can make a motion to uh adopt those as presented, and you can vote.

If that's how you change.

Great, good.

Is there such a motion?

In consideration of the application and staff analysis and the discussion during this hearing.

I make a motion to approve application MESRP 2026-13 as presented with the change of hours.

Uh and uh there are six conditions of uh attached to the approval, and those six conditions are to the same conditions that existed last time.

One is the applicant shall comply with the general conditions for approval for all site plan applications, two, the parking lot and lighting systems shall be fixed and maintained, including parking lot striping before the grocery store uh commences operation.

Three, snow storage shall be maintained on site in the designated area and it shall not accroach into the public right away or adjacent properties for all on-site tobacco uh alcohol, tobacco, and lottery services shall be properly licensed prior to being sold.

Five, the proposed business business shall strictly follow the operation hours, which has been deemed appropriate by the uh planning commission, and those are the the new hours from 7 a.m.

to 10 p.m.

Monday through Sunday.

And uh six, all loading or unloading activities shall take place between the hours of 7 a.m.

and 10 p.m.

Thank you.

Is there a second?

Seven discussion on the motion before us.

Okay, if not, it's been all second.

You need a second idea.

Oh, you got a second.

That's okay.

Uh a simple update uh as it was.

Uh all those in favor of the motion, please indicate by saying aye.

Aye.

Aye.

Those opposed, please say nay.

Any abstentions?

Major site plan review for MASPR 2026 13 is approved.

It takes care of our old business onward to the new business.

Yes.

First up is a resubdivision R-2026-34 at 500-02 Tallman Street, owned by the Greater Syracuse Property Development Corporation in the R5 zone district.

Thank you very much.

I'm Caitlin Wright, representing the Greater Syracuse Property Development Corporation.

We're located at 1941 South Salina Street.

As you can see from the diagram here, this existing parcel is kind of unusual.

It's L-shaped, and what we're proposing to do is to separate it out into two pieces, one facing Tallman at the corner, 500 Tallman will be 110 feet deep and 52 feet wide, and the other immediately north facing Midland will be 132 feet deep and 50 feet wide.

And our plan is to put a single family house on each of those parcels with those dimensions.

We'll be able to put the house, a driveway, and a detached one-car garage, and won't require any area variances.

Um, these will all be sold to owner occupants between 60 and um 120 percent of area median income.

Thank you.

Questions for the applicant?

Yeah, I just have one question.

The map that's up there.

Uh uh, just out of curiosity, I'm not sure I understand what the exception means for that dotted block right in the middle.

Do you have any idea?

It's not part of our parcel, and it's accepted out of the legal description.

It seems like multiple parcels were merged many many years ago and then separated again.

It belongs to the person immediately west of us.

Okay, right.

Okay.

Not sure why they're showing it on there.

Okay, thank you.

I do also have um renderings and floor plans of the homes that are going to be built there if you're curious.

Great.

We're curious.

Thank you very much.

Thank you.

I should note that the land bank also owns two more parcels immediately north of this, so we will be building a total of four at this corner.

Thank you.

Yeah, thank you.

Are there individuals who would like to speak in favor of this application?

So please come forward, provide your name, address, and comments.

You need my address too.

You did something addressed?

Oh, one 119 South Af Syracuse, New York.

So Jubilee Homes and Land Bank has a long history tradition of working together, collaborative.

As you know, this is an area that we've been building homes, not particularly net block, Egggy Lane's block, we call it.

But is it a positive addition?

Is we're working with the land bank to build 40 additional homes on top of the 50 she's building.

So I'm sure the city likes that tax increase.

Are we gonna help get the tax increase increased in the city of Syracuse?

Just thank you for all the support you give her, what she's doing.

Thank you.

Thank you.

Other individuals who wish to speak.

Excuse me, who wish to speak in favor of this application, please come forward.

Anyone wishing to speak in opposition to the application, please come forward, provide your name, address, and comments.

We appear to have no additional speakers, so we'll close public comment on this and turn our attention to our seeker review.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and containing your packet?

Yes, yes.

Has everyone had an opportunity to review the EAF part two prepared by staff and contained in your packet?

Yes.

Yes.

Does anyone believe that the proposed action will have a moderate large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Okay, thank you.

Is there a motion to that effect?

Make a motion to issue a negative seeker declaration.

Second.

Thank you both.

Discussion on this motion.

If there is no discussion, all in favor of the seeker motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

Seeker motion carries, and we turn our attention now to the resubdivision itself for R 2026 34.

Is there a motion for action on this item?

In due consideration of the application, staff analysis and a discussion during this hearing, I make a motion to approve application R-2026-34 as presented with one condition.

That condition being that the applicant must file uh the map in the Onadoga County Clerk's office within 62 days of the resubdivision approval.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on this motion for the resubdivision.

If there is no discussion, all those in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

The resubdivision for R 2026-34 is approved.

Our next resubdivision, please.

Next up, very similar.

R-2026-35 at 225 and 229 Crawley Street.

Also the land bank R this is in the R1 zone district.

Thank you.

Again, Caitlin Wright representing Creator Syracuse Property Development Corporation.

What we're proposing to do here, it's actually already two parcels, and we're just moving the lot line eight feet to the south.

Um can't tell from this map, but the southern end of uh the parcel is really steeply sloped.

So this will leave us with two approximately equal size 72-foot sections that are level.

And then the southern one has a slope in addition.

And these will be two again, two single-family homes.

Uh the same model that's before you.

Thank you.

Questions for the applicant?

Yeah, so just to be clear, the dotted line is the old property line or the current property line, and the Sava line will be the resub line.

Correct.

Thank you.

Thank you.

Thank you.

Are there individuals who would like to speak in favor of this application?

If so, please come forward, provide your name, address, and comments.

Well, Dickie, uh Jubilee Homes Directive 119 South Abb again.

I'll do shorter.

We we stand behind Caitlin.

Hope you support this project.

Thank you.

Other individuals wishing to speak in favor of this application, please come forward.

Is there anyone wishing to speak in opposition to the application?

We apparently have no further speakers, so we'll close public comment.

Turn our attention to our secret review for this application.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and contained in your packet?

Yes.

Has everyone had an opportunity to review the EAF part two prepared by staff and contained in your packet?

Yes.

Yes.

Does anyone believe that the proposed action will have a moderates large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there a motion to that effect?

Make a motion to issue a negative declaration.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on the seeker motion.

Seeing no discussion, all those in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

The seeker motion carries.

And we turn our attention to the resubdivision itself, R 2026 35.

Is there a motion for action here?

In consideration of the application, staff analysis and the discussion during this meeting, I make a motion to approve application R-2026-35 as presented with one condition.

That condition being that the applicant shall successfully file the resubdivision map with the county clerk's office within 62 days of approval of the resubdivision.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on this motion for the resubdivision.

If not, all in favor of the motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions.

R 2026 35 is approved.

We move to our next application.

Next is a resubdivision with a proposed zoning map amendment to avoid a split lot.

Uh split zone parcel.

So R-2026-38 is the resubdivision with companion zoning map amendment Z-2921 at 205-07 Hudson and 209-15 Hudson.

Uh on property, the Hudson 205 is owned by the land bank and the R5, and John Rodriguez owner applicant of 29209-15.

Um the first parcels in R5.

Uh the second one is R2 currently.

Thank you.

Um Caitlin Wright, Greater Syracuse Property Development Corporation.

Uh the property we're selling at 205 Hudson Street is only 33 feet by 90 feet.

So it's rather small, and it is also located in the 100-year floodplain.

And so for that reason, we don't believe it's likely that it will ever be built on.

In those cases, we offer the property to both neighbors typically.

Um in this case, the other neighboring property to the north is uh boarded up vacant abandoned house.

Um the neighbor to the south who's buying the lot from us um is an owner occupant.

He lives at um 209-15 Hudson and really are already kind of treats this like it's part of his yard, so I don't think the neighbors will notice any visible difference.

Thank you.

Questions for the applicant.

Are there individuals who would like to speak in favor of this application?

This is all Dixie do behind the safety 119 South Av.

Uh in the across the on the 70 block of South Fair, there's a we're building a nine percent tax credit project.

Just that you guys have been supportive of this, you know.

Last year, this summer we was unfortunately did not receive it.

We came in four the top three got it, but they felt very strong for first applicant.

We did well.

So any would so we're gonna reapply this summer, but anything being beheld behind this building is a positive particular block, needs a lot of work, so I commend Mr.

Rodriguez wanna he's preserving the land anyway, so it's a good that he's taking the ownership to want to not own the land.

So we we're fully supporting it.

Thank you.

Okay.

Other individuals who wish to speak in favor of this application, please come forward.

Anyone wishing to speak in opposition to the application?

Please come forward, provide your name, address, and comments.

I see no one rising to speak on this, so we'll close public comment.

Um turn our attention to the seeker review and uh those well we'll do that first.

The secret review.

Yeah, we'll do seeker for both and then each item individually.

Just a reminder the zoning map amendment is on to the council.

Yep.

And then uh just special attention to the proposed recommended conditions of approval upon adoption by the council is the um start date or the trigger date for that.

Uh has everyone had an opportunity to review the EIF part one prepared by the applicant and containing your packet?

Yes.

Has everyone had an opportunity to review the EAF part two prepared by staff and containing your packet?

Yes.

Does anyone believe that the proposed action will have a moderate large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there a motion to that effect?

Make a motion to issue a negative seeker declaration.

Second.

Thank you both.

Discussion on this motion.

If not, all in favor of the seeker motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions.

The seeker motion carries.

And we now turn our attention to the resubdivision that we can act upon, and then the zone does the map change will take the form of a recommendation going to the common council for final disposition.

Is there a motion for uh the resubdivision?

In consideration of the case and staff analysis and the decision during a discussion during this hearing, I make a motion to approve application R-2026-38 as presented with two conditions.

One applicant shall successfully file maps at the on county clerk's office of the companion resubdivision application R-2026-38 within 62 days of approval of the comm of the common council approval of the companion application Z-2921, which we are going to consider next.

And two, the applicant shall apply for a fence permit before installing a new fence.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on this motion for the resubdivision.

If not, all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

The resubdivision R 2026 38 is approved.

And we now turn our attention to the zoning map amendment.

Is there a motion for action on this?

In consideration of the application staff analysis and discussion during this this hearing, I make a motion to approve application Z-2921 as presented with a recommendation to the common council for affirmative action and one condition.

That condition being that the applicant shall successfully file the map.

Uh there's zoning map Z-2921 and the accompanying resubdivision R-2026-36 at the Under County Clerk's office within 62 days of approval of the Z-2921 zoning map amendment.

Thank you.

Is there a second?

Second.

Thank you.

Oh second seconds, two seconds.

Uh discussion on this motion now before us.

This is for the zoning map amendment.

If there is no discussion, then all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions.

So this action we just took will now be transmitted to the council for a final as a in the form of a recommendation for final disposition by the council.

Our next application, please.

All right.

Next up is a large project with three companion pieces.

It's uh we're calling it the housing visions headquarters project.

Uh I'll tee it up, but the applicant will present three companion applications, uh, two major site plan reviews and a resubdivision.

Um at this meeting, the planning commission will only review the major uh site plan reviews and resubdivision applications and deliberate uh on the declaration for seeker review.

Um then following BZA will hold a public hearing uh to decide on companion area variance application as the applicant seeks to obtain uh the variance uh for the site plan review and resub.

Um so we're only gonna do seeker um, and then we'll go through uh we'll have them present the three.

So there's a major site plan review for the office building, a major site plan review for uh mixed use building and a resubdivision.

Um so this is at 1201 East Fiat Street in Walnut and Two Ton Pine Street in East Fiat Street in the MX4 zone district.

It's MASPR 2026-14, 2026-16, and R-2026-27.

Easy for easy for you to say.

Yes, the applicant here.

Good evening.

Hi, good evening.

Um, I'm my name is Annie Kimuscam.

I presenting East Side Business Center at 1201 East Fayette Street, Syracuse, New York.

I'm Tim Geyer with Passware Associates, an architect architectural engineering firm representing the owner.

So we're here in front of you guys as we are planning to redevelop our parcel of land that we own on the east side of town.

We've been over there for many years now, so we it's time we believe it's time for redevelopment.

Our building has deteriorated over time.

We need new HVAC system in that um this in the complex itself, and without doing all the capital improvements, we decided this would probably be better course of action for the site itself.

So we're looking to demo the current building that we have on site and build two new buildings on two separate parcels, which we just subdivide.

One of it will be our office headquarters for housing visions.

We'll house all our corporate offices in there, and the other part of building will be a new 144 unit uh complex with one and two bedroom units, all will be uh for a workforce housing.

So we are in the beginning stage of all our financing for this.

This will go in front of New York State Homes and Community Renewal for allocation of four percent tax credits along with taxes and bonds.

Uh and I can mean I can go more into details of the project, not sure how ones, twos and so on and so forth.

That's good so far.

Do you want to add something uh as well?

Um the residential building is uh actually a mixed-use.

Mixed use, sorry building as commercial space in there as well.

So the commercial space will actually house us um our connect arm of our um operations, but we'll provide services to the community.

Okay, and the project entails the entire block behind and so on at Washington and see if we have some questions.

I saw some movement on both sides here.

Yeah, well, I'm just gonna this is obviously very complicated project.

I'm just wondering the timing of uh the various components of this.

How do you see that playing now?

I mean, assuming if you're gonna go to the BGA at the next meeting, and then you come back to us three weeks from tonight.

That's that's good if at all works.

Moving forward from there, what's what's the timing look like for the so from there?

Once we get approvals from you from the boards, we will start with our schematic designs of the complex.

So the way the process works with the on this side of the house with HCR on the four percent, you have to have all your approvals on hand before you submit to them in application.

So you submit preliminary um project information with preliminary plans, and then if they like the project, will they continue working with you as we finish developing in uh into the point that we get to the 50% construction drawings, and that's when you submit the full bone application.

We work with assessment um on the uh taxes and the shelter rental agreement for the property as well.

So, in reality, we're probably not looking to break run on this until like 2028.

Once we get through all the processes and approvals and the state's process as well.

Yeah, unfortunately, that's what I was expecting.

Okay.

I mean, we're if we could do it faster, we will because uh I mean we have some individuals in the office who you know want AC and heat.

Well, I have AC and heat, others don't, but you know further questions for the applicants.

So on the four percent, are you planning a December application?

What round are you thinking about?

So the four percent is run a little bit differently, so they're not like the nine percent.

So nine percent have their set tire targeted, which was probably the fall again this year on September.

Right.

This is kind of like a rolling deadline.

Okay.

So if we submit, yeah, so we probably submit an application next year, sometimes in 20 in probably first quarter of 27 soon to the agency.

And your total um mixed use space in that building will be occupied by an affiliation of yours.

Correct.

Yes, and we also will have property management offices in the building for the tenants with community space as well.

Yep.

And we're also planning right now.

The way you look if you look at the site plans, we are planning a playground in there, but we are talking with the city because I know we have the park, so we just have to align the two projects together because the state does require us to have a playground for the kids.

So if we can't get the other if the other projects move forward the same timeline as our project, we would have to we would have to add in the playground for and you're going to the BZA because you're you're proposing only two floors rather than three.

And you couldn't get you couldn't get anyone interested in the third floor office.

It is a pretty big office on the way it's actually kind of laid out right now.

We just felt the two-story given all our other properties across the street.

We we we are aware that we can go up three stories, but looking at construction costs on the three-story building and other um factors, we are looking to do geothermal on the site as well.

So it would be we would have dual thermal.

So we're trying to be very energy efficient and cost conscious when we're building this, and we all know the state only has so many resources available as well, so we're just trying to balance all aspects of the projects together.

I was half joking, but good for you for being a good one.

Bye.

It's gonna be geothermal for both buildings.

Yes, yeah.

And you've got to do the full job.

Yeah.

Thank you.

Are there individuals who would like to speak in favor of this application?

If so, please come forward.

There are three applications, I should say.

And provide your name, address, and comments.

Anyone wishing to speak in opposition to the application, please come forward.

I don't see anyone rising to speak.

We will pause but not close our public comments here because we will return to these items later.

But we will consider our um environmental review.

All right, so I'm going to try to walk you through this as efficiently as possible.

So included in the packet is the full environmental assessment form part one, part two, and form part three.

And we've gone through the 18 impacts indicated in the part two, 17.

Uh staff is suggesting that the board recommend that you check no.

So I'm going to go through those 17 first and then ask you if you uh agree with that determination, and then we'll go through the one recommendation that's yes at the end, and then a conclusion uh after that.

So if there if you're really uh want to say yes instead of no to any of the 17, stop me, but I'm not gonna ask you each time if you agree 17 times.

I'm gonna wait till the end.

Um there's also um a summary of proposed actions or reasons supporting the determinations of significance for the 18 questions.

All right, so the full environmental assessment form part two has been pre-filled with suggestions from staff.

Um as I said, I'm gonna walk you through uh and see if you agree with those suggestions.

Umong the 18 impacts indicated in part two.

Staff recommend that you check uh under A, no to impact on geological features as there are no unique geological features and no designated national natural landmarks on the project site.

B that you check no to impact on surface water as there is no wetlands or other surface water bodies that exist on or adjacent to the property.

Stormwater management systems and areas will be designated on the project site to prevent stormwater generated by the action flowing into nearby properties.

Per the SWIP, the on-site stormwater runoffs will be significantly decreased.

The action will be served by existing water infrastructure instead of withdrawing water from surface water.

On to C that you check no to impact on groundwater, as the action will not result in any new or additional use of groundwater.

To D, that you select no to impact on flooding as the action will not result in development on land subject to flooding.

E, that you select no to impact on air, as the action will not include a state regulated air emission source and will not require federal or state air emission permits.

F that you check no to impacts on plants and animals.

The site does not contain any threatened or endangered species, or I identify any habitat and there is no national natural landmark on this site.

G, that you check no to impact on agricultural resources as there are no agricultural resources on the project site.

H, that you select no to impact on aesthetic resources as the action is not located near any scenic or aesthetic resources.

I that you select no to impact on historic and archaeological resources.

The action will not be substantially contiguous to the NR eligible property nor designated as sensitive for archaeological sites or any features.

J, no to impact on open space and recreation as no designated open spaces or recreational resources will be displaced by the action.

K that you select no to impact on critical environmental areas as the project site does not contain a critical environmental area.

L, that you select no to impact on transportation per the traffic impact assessment or TIA.

The fully built project is expected to generate 43 additional AM peak hour trips and 46 PM peak hour trips.

Parking lot access from East Washington Street will minimize impacts on the nearby East Fatch Street and Pine Street intersection.

The project will not significantly affect transit, pedestrian or bicycle access, nor create new traffic patterns based on the projected traffic volumes.

It is not meeting the threshold of requirement of a full traffic impact study or TIS.

Therefore, the action is highly unlikely to have any potential significant adverse impact on transportation.

On to M that you select no to impact on energy, as the action will not require a new or an update to an existing substation, the action will not uh uh place in an already urbanized area with existing electricity infrastructure.

To N, that you select no to impact on noise, odor, and light as the action will comply with the City of Syracuse Noise Ordinance to mitigate noise impact.

We'll add new outdoor lighting, but we'll comply with the Syracuse zoning ordinance, which prohibits light shining onto adjoining uh or adjacent properties and will not result in having lighting creating sky globe brighter than existing area conditions.

The action will not result in generating odors or fumes during operations.

On to O.

That you select no to impact on human health as no blasting is proposed.

The project site does not have a history of contamination or spills and solid waste generated will be managed by following all state, federal, and local laws and regulations.

P that you select no to consistency with community plans as the action is consistent with most development standards of MX of the MX4 zone district.

The proposed structure is in violation of zoning requirements for the minimum building story for the office building.

The applicant has submitted a variance application to the Office of Zoning Administration to seek relief from this zoning requirement.

If the variance application is denied, the proposed structure will be required to fully comply with the zoning ordinance.

Surrounding properties are occupied by medium to high density residential housing, commercial buildings, health institutions, and municipal parks.

The proposed land use is not in sharp contrast to surrounding land use patterns.

And for the 17th one, Q that you select no to consistency with community character as the action will not replace or eliminate existing facilities, structures, or areas of historic importance to the community.

It will not create a demand for additional community services, will not interfere with the use or enjoyment of official public resources.

Is designed to be consistent with the predominant arc architectural scale and character of the surrounding properties, and the action will reuse the lands to create massive affordable housing.

So, therefore, staff has determined that the action is highly unlikely to have a significant adverse impact on the above 17 aspects I just mentioned.

Does the board agree?

Yes.

One more to go.

We recommend the board answer this question yes.

Does the board agree?

Yes.

The sub questions A through G are asking about the depth to water table, slope of the site, exposed bedrock, uh excavation and removal of natural materials, potential erosions, duration of the construction, and if the action is in a coastal erosion hazard area.

Based on the information provided in the part one FEAF and the response letter and the supplementary supplementary materials, the action will not involve construction on land with shallow water table, steep slopes, shallow bedrocks, or within a coastal erosion hazard area.

Also, no excavation, mining, or dredging is proposed in this action, and a stormwater management system has been designed and will be installed.

Therefore, I recommend you check no or small impact to sub questions A, B, C, D, F, and G.

Does the board agree?

Yes.

And lastly, for subsection E, it indicates that the project is anticipated to be completed within 24 months.

The long-term construction triggers concerns on noise impact on nearby properties.

Per the response, the action will comply with the City of Syracuse Noise Ordinance to mitigate noise impact during construction.

Therefore, I recommend you check no or small impact for the sub questions C and E.

Does the board agree?

Yes.

In conclusion, the commission, as lead agency in this coordinated review under the State Environmental Quality Review Act, has thoroughly reviewed all relevant materials, has taken a hard look and analyze all aspects of the action.

For all the reasons set forth above, the commission determines that the action will not have any significant adverse impacts on the environment, and therefore an environmental impact statement need not be prepared.

Accordingly, the commission is issues a negative declaration to be filed, and notice of this negative declaration will be provided pursuant to all applicable laws and regulations.

And we're done.

Thank you.

Okay, since we went through that item by item, it does not require a uh motion, I believe.

Bypass questions kind of walked you through it and if you all agreed.

So for clarification.

So that's the uh seeker review for these three items.

The substantive part will come back to this body following action by the Board of Zoning Appeals on the uh variants.

And just so that everyone knows when those come back, whether it's our next meeting or some subsequent meeting, there'll be public notification again, correct on those items.

Yeah, we'll we'll notice it again.

Okay.

Just for the uh folks in the audience, the next BZA meeting if you're interested, is should be June the 4th, and the next CPC meeting should be June the 8th if it proceeds on that schedule.

Great.

Well, thank you very much for that.

Our next application, please.

Next up is a special use permit, SP 2026 at 307 Regal Street.

Owner 307 Regal Street LLC applicant Rob Bidwell.

This is in the MX2 zone district.

Hello.

Thank you.

My name's Rob Bidwell.

I live at 404 Darrow F, and I'm the applicant for the special permit.

You want to walk us through just one version.

Sure, yeah.

So we bought the building a year and a half ago.

We currently use part of the building as our um landing space for our sauce.

Sales Birdland has been around for 51 years.

Uh we're bringing it back into Syracuse with its standalone store, and we're gonna take half of that building and make it a takeout delivery unit restaurant.

Thank you.

Questions for the applicant?

So I assume Birdland is a reference to chickens and not the jazz club in New York City.

Say that again.

I assume Birdland is a reference to the chickens that you serve and not the jazz club in New York City?

Correct.

Uh I have a question about the 206 Greenway Avenue uh extension property that's going to be used for for parking.

Uh, do you own that property or so?

Is that the east of the building or west of the building?

It's west.

West.

So I yes.

Yes.

Yes.

There's three lots actually.

Uh-huh.

When we bought.

So we own 40 uh feet of the grass area going east, and then we own the whole parking lot going to the corner.

Right to the west.

Okay, good.

So you uh there is a recommendation or condition that you at some point you need to do a resubdivision for the parking area on Greenway so that all the parking will be on the same parcel that the business is on.

Uh were you aware of it?

Is that does that matter when you own uh yes?

It still matters.

Why does that matter?

Uh because the uh properties are a different designation.

No, they're not.

So um country.

Typically, we require that they be resubdivided, so you you can't split off and lose any required parking.

Um that makes sense.

Like I said, it just didn't make it.

So all you would have to do is just agree that you would get a uh survey or to file a new map and then go through the process to resubdivide into one property.

You could also choose to split it up differently, I suppose, because of the 206 greenway is quite a big part.

That's totally up to you, but that's the reason why I would love it if we used all that parking, but I don't see that happening.

It's mostly there's no sit down, so it's really pick up take out to go right in and out and and move along.

But when you're the resubdivision, that allows up the free land on the other part of that for whatever purpose you might want to do in the future.

So I was just about curious.

I mean, I I guess you in terms of your business plan, you don't really anticipate any walk-in business because that that road is kind of uh yeah, it's an unusual location.

No.

When when I bought the property, I had this great vision that it would be a billboard, uh you know, for for the for the business, but since the 81 now they're putting noise barriers up.

Uh huh.

So I'm a little bit more.

So you won't even miss out in the six nine.

Yeah, so my my signage might have to go up higher.

Further questions.

I just have one quick question.

There's some indication in the application for seating outside.

I assumed in rating that that's not served meals, that's waiting for my pickup.

Is my correct?

You're gonna put a so we put our um grease trap in the ground outside.

Okay, so we can't park a car on there.

That's why we didn't use the two parkings up front.

So we have to put rock around it, and to me, I was like, I'll put a couple picnic tables for people to wait, you know, for their order if it's not prepared.

Okay.

Thank you.

Other questions?

Thank you.

Okay, thank you.

Are there individuals who would like to speak in favor of this application?

If so, please come forward.

Provide your name address and comments.

Anyone wishing to speak in opposition to the application, please come forward?

I don't see any additional speakers, so we'll close public comment on this.

Turn our attention to the seeker review.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and contained in your packet?

Yes.

Has everyone had an opportunity to review the EAF part two prepared by staff and contained in your packet?

Yes.

Does anyone believe that the proposed action will have a moderate large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there a motion to that effect?

Make a motion to issue a negative secret declaration.

Thank you.

Is there a second?

Second.

Discussion on the seeker motion.

If not, all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions.

Seeker motion carries.

We turn our attention now to the special use permit, SP 2026.

And as with all special use permits, our action on this item becomes a recommendation to the common council for a final determination.

So is there a motion for action on this special use permit application?

In consideration of the application staff analysis and the discussion during this hearing, I make a motion finding the application sp2026 in compliance with the special use permit criteria in section five dot four dash B 7A through H and recommend approval by the Common Council with the following eight conditions.

One, the applicant shall comply with the general conditions for approval of all special use uh permit applications.

Two, the applicant shall always possess a valid certificate of use issued by the city of Syracuse.

Three, the business owner shall abide by the hours of operation that the planning commission commission decides upon.

That is right now Monday through Sunday from 11 a.m.

to 9 p.m.

Uh four, no neon signage or decorative lighting shall be permitted on the windows or building facade.

Five, all outside storage, junk bottles, cartons, boxes, debris, and the like shall be restricted to uh appropriate appropriately screened enclosures not visible to the general public.

Six, the proposed outside seating shall be only situated within a property boundary without encroaching on a city's right of way.

Seven, curbs shall be provided along the edge of all access of all areas accessible to vehicles to prevent the encroachment of vehicles on any portion thereof upon adjacent property or the street right away.

And eight, the applicant shall obtain approval for a resubdivision to combine 206 Greenway Avenue and 307 Rero Street into a single parcel to ensure that all proposed accessory parking spaces are located on the same parcel.

Thank you.

Is there a second second discussion on the motion now before us?

If there's no discussion, all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

So this recommendation for SP 2026 9 will move on to the common council for a final determination.

We have another special use permit application.

Yes, next up is uh SP 2026-18 special use permit at 623-25 Wolf Street, owned by East Coast Housing LLC in the MX2 uh zone district.

I do just want to briefly make some comments before I turn it over to Greg.

Um this was before this board uh before for a restaurant special use permit.

Um the business model is is changing, so the owner is back before uh this governing body to change it to a commercial prep uh commercial food preparation establishment or commissary kitchen.

Um I'll let him explain more.

But if this should get adopted by counsel uh by the common council and by this board, he is agreeing to relinquishing the restaurant special use permit and have this kind of subsume or replace uh it.

So if there's any questions on that, um let me know.

If not, I'll turn it over to Greg to walk through uh this plan.

Hello, how's everyone doing today?

Evening, my name's uh Greg Nice with East Coast Housing, um 104 George Street, North Syracuse, New York.

Um here to talk about 623, 625 Wolf Street, changing the special use permit over to a commissary kitchen.

Um I have a business plan.

I got three copies of it.

If anyone's interested, I could share.

Yeah, we're good.

Okay, we can share thank you.

And that's the same thing that's in it's in here.

I think it's yeah, it's in here.

Okay, it's the same.

Um, so anyways, I want to change it over to more of a commissary kitchen, um, allowing multiple users to use the kitchen versus just one.

Um so far I did make a mistake and I started a little too early, um, which I own.

Um, we've already had some users using it to high success.

And uh, these are people that are using the kitchen that are not wanted to own a whole restaurant, but need days or maybe a day once a week, or maybe even once a month.

Um, and so far it's also a good start.

Everything's been on pause, obviously, upon your guys' approval, and we can continue once successful.

So, one thing I want to note that I I actually wasn't aware of.

Um our licensing coordinator for the city of Syracuse and the permit office, uh, works closely with a lot of different types of business licensing, but um, you know, a lot of these these vendors, they need an actual home base or kitchen uh to get health uh department approval.

So um it makes sense that this is being established, and uh you know, these types of businesses, they they need this uh sort of um kitchen or home base um to to provide their you know, whatever it is they're making and selling at you know a different space, whether they're selling to stores or at events or whatever it may be.

So I just wanted to explain that.

Um and it's usually a small local business owners, too.

Thank you.

So questions for the applicant?

So what happened to the Tommy diner?

Um proposal um would do good.

There was uh staffing issues, trying to keep the cook uh one day the cook would call and say, or then a waitress is calling it who's having a difficult time maintaining a solid base.

Um didn't really spend a lot of advertising on it, so it just opened the doors and tried to get it going, and um he just didn't have a good solid base to it as far as um employees, and it was a difficult thing to overcome to be established.

And um, I came up with the idea because there were so many kitchen hours, and I said, Yeah, I want to see this place be of use.

Right, and uh the commissary, you know, now it's allowing multiple people to give them a chance to actually start their business and maybe move on to their own restaurant or move on to whatever they do.

Um so as Jake was saying, um, each entity, real entity that's um a real entity, LLC or DBA, um, need what's called the commissary kitchen to run a legal business.

So we've already worked with on a dog county health department, New York State Health Department, and um we've passed them.

I just sort of made a mistake and Jake corrected me on that.

So I'm here to finalize it and get some people back to you, Jake.

Craig, can you also just for the record?

Yeah, I think it'd be helpful for you to explain how Tom how Tommy's diner is gonna fit into this use and the contract that you they have.

So, yes.

So, what's what's gonna happen is um I I represent East Coast housing.

Um, the name of the commissary kitchen is going to be, which is a DBA on the last page there, um, is gonna call it East Coast Commissary Kitchen.

That's gonna be the head health permit.

From that, they'll be the branched off of the other people using their permit, including Tommy's.

Tommy's doing some catering work, so he's not out of business, he's just wasn't using enough kitchen hours to make enough money to pay the rent.

Right logistically.

So um, and I came up with the concept.

I said, well, you know, there's a lot of kitchen hours that are just wide open here.

Um don't give up.

We just gotta shift gears, and he's um doing some catering.

It's just not catering, it's not always all the time.

He we got a gig with um the military actually.

We're doing um some catering.

It's an early thing, it's um from like eight in the morning to 10 deliveries by like 10, 1030, and it's Monday through Friday.

So it's been solid for him, but once again, there's so many kitchen hours open.

It just doesn't make sense to not use that kitchen.

Right, right, great.

So you found a new niche.

Found a new niche, and um there was a Salt City uh commissary kitchen, right?

Um, I believe I know why they went under because they weren't managing their kitchen right.

So each, and I've already worked with the health department with some of the stuff.

Um, Amy Darcy.

Um, what was going on is like people would sign up for the service to get their license and then go ghost.

So they had have their license, and there was no counteraction.

The way I'm going to do it is there will be like a small monthly fee, and when someone stops paying, I will contact someone like Amy Darcy to say, hey, this person's not here no more.

Update your records or contact them, and there'll be more of a checks and balance to the system versus going rogue and there's a thousand food trucks out there that are probably aren't zoned proper at a real commissary kitchen.

Yep.

Intent.

Okay.

Additional questions.

Yeah, so I have two two questions.

The uh the house that's on the west, is there a common wall?

Is there communication between those two?

How so you're talking about um uh six it's 623, 625 Wool Street.

It's it's the building's actually attached.

It is attached, okay.

It's gonna get sided probably very soon, so it looks like all one building, but as um separate uh residence there.

Right, right.

So there's no communication between the two buildings, it's just an attached wall or it's not gonna it's attached.

Okay.

I don't know about communication, I'm not sure.

There's like separate power, separate water builds on the things, you know.

The other question I'm just wondering, and I can't recall because it's been two years since we last visited this, but there's no sidewalks on the property.

There's no sidewalks, and then you know, I know that the plans have uh uh demarcation between the parking and the right of way, so that there's should be no opportunity to back out.

But I I was just curious, and maybe this is much a question for uh zoning administrator, uh just with respect to sidewalks in this particular property, because we often when we do review a new application, if there's no sidewalks, we try to see if we can do something about sidewalks.

Um is that a question for me?

Yeah, well, I guess it's a question I'm just wondering about Jake.

I I think there's been any discussion about the sidewalks for that property.

If I could add a little something to it, um not so much.

The image with 202 is is the image, yeah.

Thanks.

If you look from the street, um there's actually was a sidewalk.

I think it just over the years of layers of tarvey and new street.

I think it got buried sort of.

Um so I think that sort of answers that there used to be a sidewalk, I believe, that's like real low now versus I think just new tar beat over the course of the years that just you know, on the street side, that is that be an appropriate condition or we don't have anything like that from public works.

Uh what I can say is uh Greg has complied with the septuag where he's got the uh bollards um limiting the access, the ingress and egress to the I guess that would be the furthest west kind of pull-in.

Um left on your screen is where where it would kind of be, right where the cursor is in and out down there.

Um but we do not have anything recommending that from public works.

So it's uh 203 has the picture of the ballads that are that are there.

So I I guess I just wanted to check if that's adequate from the zoning perspective.

Yeah, that again, that was from uh Syracuse Police Crime Prevention through environmental design comment, not uh from public works transportation.

But yes, it's compliant with that portion of it.

Thanks.

Also, I just want to confirm that you're very confident that you have a program established if there are abusers, you're not gonna be on top of that.

Absolutely.

I'm gonna say I'm a spreadsheet guy.

I don't I don't miss a beat.

So um, yes, I I have a system that's already set in place actually that um the way the um business is gonna run as far as um billing and all that stuff goes.

Um and um when I've already talked like Amy Darcy, so we're already in conjunction.

If you know someone sort of just disappears, my job is gonna be to tell her, hey, just so you know, I'm not there to say cancel their permit, but they're just not at my location anymore.

And that's up to her to do.

It's not my job to do that, you know.

Okay.

Thank you.

Thank you.

Any other questions?

Or yeah, how many cooks do you think you would anticipate and will it fluctuate over time, or do you expect it to be sort of constant?

I think it's gonna be a fluctuation because you know there's gonna be some businesses that try to get a business going potentially, and um their success is up to them.

I'm just offering the space to use it.

Um, so that's sort of to be determined.

So there might be some coming, there might be some going, there might be a steady influx, but um the people that are using it today, not currently, but were um some of them were just once a month, some of them are once every two weeks.

Um some of the food truck guys were in and out a little bit more, but they were like in and out.

You know, they were doing what they got to do, they're cooking on their truck, but they gotta fill their water up.

There's like certain rules that Underdog County um requires um for them to do.

And um, I think I found a nice niche for the building.

And uh it's making a lot of people that are using it very happy.

I was supposed to have a couple people come today, but uh um some of them weren't able to show up.

Oh yeah, there she is.

Um so um I would like to introduce if when when she's ready, um, Tropical Palm.

Um they're one of my favorites over here.

So uh they have come to me there maybe like once every two weeks, once every so often, and um they use the kitchen for their operation.

So it has the potential for a lot of variability over the months and maybe even seasonal changes as well.

Sure.

And um, you know, this and so far our users that have used the kitchen are you know really liking it and keeping their calls down versus say they decide to start getting busier, maybe they'll fly off on their own and get their own restaurant.

If it may not make sense for them, but the food truck people they need us for licensing.

We we can hope.

I was gonna make a comment about too many cooks in the kitchen, but I'll refrain.

So so far, you know, so they don't know everything.

You were gonna call for those who want to speak in favor of the application to come forward and do that, and that might be the category in which I'll let her take it.

Thank you.

Thanks, thank you, guys.

Just give us your name and address and your comments.

Hi, hello everyone.

My name is Geralda Borger Joseph.

I go by G.

Um, I'm one of the corners of Chapold Palm.

We are Haitian American catering service established here since 2021.

Um, we've taken a pause because of the issues of finding a reliable and up-to-date and clean commissary kitchen to use on a regular basis.

And this year, when we we launched our business, we found Greg online, as all of us are trying to do research and establish.

And since they won, um the process has been seamless because we've been established and gone through the process with the health department for different jobs before.

Um I have to say since I started working with different commissary kitchen in the area.

We tend Syracuse and outside of Syracuse.

It's one of the one seamless system that I've seen established.

It's very straightforward because we already established.

So we know what the paperwork looks like.

We know we have to walk in and do a walkthrough, and he's there in person.

Um, and the team is there to, it's not just words going around and throwing a ton of lists at me, so he helps us establish with the police.

We've used it.

Um since we are mobile, so we take different types of jobs.

We have used it to prepare food and do deliveries, and also to do our pop-ups to promote the business.

And that's where my push for the full established commissary kitchen comes into play because having not having a place of our own and being mobile, it's so difficult to do those pop-ups so that we can lunch in the community.

And as a small business, we need that home base.

Um, we are not able to do it every week, and having somewhere where we can have it schedule, and our followers know where we are twice a month from two to eight.

This is where Tropical Palm is.

He has been very helpful.

We test drive it three times, it was very successful.

Um, and we are hoping to continue to do so.

The locale is um amazing.

We've done downtown as much as we love downtown and we love the crowd downtown.

Majority of our followers on a busy Saturday night, we are not getting the majority crowd for ethnic food because of parking situation.

And where Greg is located is perfect.

The parking, street parking is just convenient.

Um, and the few other colleagues that I've worked with.

Um one of the benefits I want to throw out there is the fact that although it is a commissary kitchen, when we schedule to use it, we get to use it and we alone, and we feel safe in there, and we do like that.

There is that that quality control aspect of it that we thrive to keep within our business that the police favors that as well, and we appreciate that.

Thank you.

Thanks.

Are there other individuals who would like to speak in favor of this application?

If so, come forward, please, provide your name, address, and comments.

Anyone wishing to speak in opposition to the application, please come forward.

Provide your name, address, and comments.

Good evening.

My name is Catherine Cullivan.

I'm here on behalf of the Washington Square Neighborhood Association.

I have a statement I'd like to read.

We oppose this a proposal.

It's an unsafe, unmanageable, unenforceable, incompatible with the neighborhood and historically problematic property.

What's being presented here is not a restaurant, it's a rotating commercial food hub and shared commissary kitchen in the middle of a residential neighborhood at a property with long documented history of violations, criminal activity, and failed oversight.

It's a rotating commercial food hub and shared commissary kitchen in the middle of a residential neighborhood at a property with long documented history of violations, criminal activity, and failed oversight.

This site was Tommy's Bar and Grill.

Shut down after years of drug activity, violence, noise, and police calls.

The city knew all of this.

Then it became Tommy's Diner.

And even with a second chance, the property still violated violated its permit.

In 2026, it was cited for operating outside a special use permit.

That is in your own records.

Now the city's approval narrative is trying to frame this as a low impact continuation of a restaurant.

It's not.

This is a multi-tenant commercial kitchen operating from 5 a.m.

to midnight.

That's what's in the application.

Seven days a week with multiple food businesses rotating through the site.

This is a major intensification of its use.

If the city decides to approve this anyway, residents need real enforcement, real oversight, and a single accountable point person because for years residents have been the ones documenting violations while the city's complaint driven system has failed to protect the neighborhood.

Before you expand commercial activity here again, we need answers to bake basic land use, safety, and enforcement questions.

Who is legally responsible when multiple owners use the same kitchen?

Who is accountable for health code violations, fire hazards, sanitation failures, or safety issues?

Why is the city recommending approval before the parking issue is even legal?

What is code enforcement's plan?

What is the fire department's plan?

What is the health department's plan?

Who shuts down equipment at night?

Where did the trucks go?

Who handles waste, grease, rodents, and trash?

Why should homeowners absorb the risk again?

And the core question why is the city expanding commercial activity at a property with documented history of violations and criminal incidents?

And what guarantees will ensure enforcement is real, proactive, and tied to a single independent named point person, so residents are not forced to police this property themselves.

May I approach please and we'll add it to the record.

I will also get that to you in an email by tomorrow morning.

Thank you.

Thank you.

Are there other individuals who would like to speak in opposition to the application?

If so, please come forward.

Thank you.

My name is Bridget Moore.

Um, I live next door.

There's one house between us and this property.

Um, and thank you, Catherine, for that.

I really appreciate you said it a lot more nicely than I would.

It I can't even begin to tell you how many nights that in front of our property, there would be people that would well, there were some people that would come over and pee in our yard, like we have a uh a view camera that and they'd go up the driveway.

Um beyond that, they'd park.

It wouldn't matter, it's odd even, but all down the street, and then the party would continue outside of their car.

So in just regards to to like five in the morning till midnight, okay.

That's one hour past noise ordinance, two hours before noise ordinance, and just a little ticky little thing.

There's a car that belongs to Tommy's bar and grill, and those um disabled ramps that they use.

That's great.

It provides them a pad that they can drive up on the sidewalk and park like feet from the door.

Another thing I have to ask, and I'm not really real clear on what a ballard is.

What is a ballard?

Can you can anybody tell me?

It's a vertical piece of cement steel or whatever that prevents uh cars from encroaching onto sidewalks and so forth.

So it's buried in the ground?

No, no, it sticks up above the ground.

It's anchored in the ground, but it sticks up above.

Oh, it is anchored in the ground?

Yeah.

Well, those ballards are in buckets.

Yeah, they're in bucket.

Why would you have them in a bucket if you weren't gonna move?

Yeah.

I I just don't think that they're people of their word.

That's it.

Thank you so much.

You're on second north?

Yes, ma'am.

711 2nd North.

Thank you.

Are there other individuals who would like to speak in opposition to the application?

Please come forward.

Provide your name, your address, and then your comments.

Hi.

I'm April Moore.

I live at 7 Eleven 2nd North.

And our street is a very quiet, tranquil street.

I've lived there at that house since 1982.

I've lived in the neighborhood since 1953.

I've been around.

I know the neighborhood.

And that corner lot, which is now Tommy's, very disappointed in having no respect for the neighborhood.

They the patrons were he had business before at 10 o'clock.

You think it was the end of the world.

The patrons would be walking up the street, and the music, whatever music would be so loud, it would shake the house.

And whatever patrons show up.

Why?

Why?

No respect.

I feel like riding Dangerfield.

I get no respect.

Thank you.

Other individuals who wish to speak in opposition.

Pete Leahy, 1607 Spring Street.

I'd like to ditto what Catherine had read earlier.

I'd also like to mention under his own admission, he has a special use permit, and he's already started a commissary kitchen.

It only came to an end when we brought it to our councilman Martin, and he put a stop to it.

Otherwise, it would still be operating, even though he doesn't have the special use permit already.

There's trailers there nightly.

There's already under the Tommy's barred grill.

That went beyond his scope of operating hours.

There's supposed to be breakfast and lunch.

There would be activity there evening, eight, nine o'clock at night.

So he already goes beyond his use permit.

What's going to make him follow this use permit?

So I'm against it 100%.

Thank you.

Thank you.

Are there other individuals who wish to speak in opposition to the application?

Please come forward.

I see no additional speakers on this.

So as I indicated at the outset, uh when comments are offered in opposition, the applicant has an opportunity to address the comments made in opposition.

You have the opportunity to do that now if you'd like.

So to allow anything foolish to happen is not going to happen.

Everyone that is going to be using the kitchen is a legal entity.

So I mean, there's going to be, you know, there's security cameras.

I increased the lighting.

Um I did the parking bowls, um, so on so forth.

Um, I have too much at risk to let anything foolish happen on that property going forward.

Things did happen a couple years ago.

Um, but every since I'm chucked the police records, there's been nothing.

It's been very quiet.

Um, and I just feel that this is beyond just um a bar.

I'm not trying to open a bar.

I'm opening a commissary kitchen to allow people with legal entities to pursue their dreams, basically.

Um you've uh guys just heard from G.

Um, you know, she loves the place.

She I went in there, one of her you know, little gatherings she had, and uh it was great.

And um that's the users we have.

We have a couple people that are cooking cupcakes, they're not having no one come in even.

They serve their at weddings and so on and so forth, and they're using it as their commissary kitchen.

They come in by themselves, not their customers even, and um, you know, they're using it for permiting uh usage.

So I mean, everyone that is using the kitchen has a reason to be there.

Um they're trying to start a business.

So they're not there to I'm not allowing any foul play.

Uh the stuff that happened a couple years ago, guys.

You know, I'm here to say sorry, yeah.

Okay, because the stuff did happen.

But um, I'm gonna be the point person, not Tommy's diner, not you know, nothing of that sort.

I'm the building owner, I'm not gonna allow any foul play.

And if I can go back in time, that would have ended a lot sooner, but it happened.

And you know, it's two and a half years ago, and you know, it's time for it to move on and um make it a successful place.

That's pretty much all I gotta say.

Okay, thank you.

So just for clarification, uh it may be helpful for the folks who have made comments about the problems that existed before.

The interior seating area exists only for purposes of uh the partners in a commissary.

There's no public uh access to the scene area, no public traffic into the seating area.

So you shouldn't have had the kind of traffic problems you know in the past.

Once again, guys, there's no bars, no DJs coming in, none of that kind of stuff is happening.

So um my Haitian friend over here, she you know, she um does weddings and she does a she's a caterer, so she might have people coming for a tastings to try their food and stuff, but you know, these are people that are all good people that are coming in, and you know, this isn't you know, I'm not asking to open a wild bar and stuff like that.

That's not what this is about.

Thank you.

You're welcome.

Can you tell us why you need to have such long hours?

Why 5 a.m.

to midnight?

Okay, um, good question.

Um well, a lot of these um food trucks, you know, they're they need to get on the road and get to where they gotta go.

Um some of the caters are they're starting at five in the morning to you know, prep their food, and you know, these guys get segments of time.

I'm giving them six hour, six-hour windows.

Um, and as far as like as far as food trucks go, um, some of these events don't end taste of Syracuse probably ends at around, I don't know, 10, 11 at night, maybe give and take.

I don't know exact time, but by the time they pack up and go, they gotta go empty their water and stuff and they're in and out.

Um, it's just the recommended time that I think would work best for the users.

You know, and these guys are cooking, they're prepping.

You know, it's they don't need it for an hour, they might need it for five, six hours at a time to you know, cook their food, prep their food, and package up and do what they gotta do with it.

Yeah, I guess I understand it for the 5 a.m., but what about the uh 12 a.m.?

Up to 12, okay.

Let's take uh taste of Syracuse.

Um does anyone know what time that roughly ends at night?

By the time they get out, though, they move their trucks, you know, 10 o'clock, but by the time they move their trucks and all that, they gotta empty their water and so on and so forth and get rid of their grease or whatever.

So they have to come back after the event.

Yeah, they that's why you needed 12.

Yes, of course, yes, and that's mainly for them, mainly for them guys.

And you know, but once again, that's not all the time either.

Um it's not all the time.

But some of these guys work different hours, you know, they have their food trucks to X amount of time, and it's just they must store their food or so on so forth.

That's just I thought personally the hours that would work the best.

You fine.

So um I think so.

I'm hearing that we're gonna do you're gonna try to do two things here.

The food truck catering piece of business, which is what I would describe more as like a solo operation.

I'm gonna go there and prepare my food that I'm taking to Steve's party.

Sure.

And it's me and a couple of other people, and then there's G's operation, which is she runs a pop-up where she goes and prepares the food, but I go there to eat it.

Is that right?

S um what, yeah.

Somewhat yes.

Um yeah, but the ones, yes.

Okay.

So and you know, I think we have to look at the records, but um clearly we all are well aware of the difficulty that the neighborhood endured and your property endured while it was Tommy's bar and grill.

Agreed.

Um by your admission tonight, Tommy's diner didn't have the capacity for lack of a better word to run the business effectively.

I mean, it's bottom line, you know.

Yeah.

But I also hear the neighbors speaking to as people are leaving the building for whatever reason they are in there for legally, hopefully.

Um there are there are issues that are occurring with parking with noise on the street.

Two and a half years ago, ma'am.

But that's my question.

Is it two and a half years ago?

Yeah that all of that occurred.

So PTSD is two and a half years ago, and I agree.

I I get the same feeling because that's never gonna happen.

Nope.

Yeah, I can I can weigh in on that.

So after um Tommy's diner opened up until pretty recently, like we get regular police checks on it, and I get updates from the area captain on their patrols.

Um, Greg has stated um we've I've had zero reports from SPD since Tommy's bar shut down.

Um, and that was some time ago now.

And it's a result, I'm you know, building owner, I'm not just leases.

I'm in the I'm in there now.

But I'm it's not gonna take the chance of craziness happening on the property, it's an investment for me.

So I took a special interest.

I want to see success out of it, but I want to see I want to see the place used by good people, and that's what I'm developing.

And I think that's one piece of it, Greg.

The second piece of it is I hear the neighborhood saying, please be a good neighbor to us as well.

I agree, I want to be.

So we need to have a communication system, a response system that immediately hears and answers the challenges that occur.

That would be me.

Okay.

That's me.

Um, I will I am the point person now.

Um the uh proposal is gonna be uh East Coast East Coast Commissary Kitchen, East Coast Housing is a property owner myself.

East Coast Commissary Kitchen is just a sub DBA of the overall um LLC.

Um I'm in there now.

You know, I just want to see success, and I don't want problems with any neighbors, and my apologies to anyone that that stuff happens over that was a little bit out of my control.

Um it's under my control now, and it's been very quiet for two and a half years, and you know it's if we were to not act on this tonight, would you be willing to meet with a group of the neighbors who feel differently?

Sure, 100% who have concerns going forward with how the operation will present to the neighborhood, sure, so that they at least have an opportunity to tell you what they've experienced.

We could even do it there if you want.

You guys are more than welcome to, you know, more than welcome, you know.

Could even do it there if they want.

Come on up, Kat.

Sure.

Okay.

Okay.

If I could answer that, um, the food trucks aren't going there to run their operation.

Those generators turn on when they get on site.

Right.

They're not running, they're uh filling up some water here, dumping some water, they're not there setting up the food truck and let her run all day.

That's not what's gonna happen.

Not even close, just for the record.

So I uh I don't know how the rest of the commission feels.

I mean, I'd be willing to suggest that we hold action on this tonight, and I heard you say you're willing to attend the neighborhood, the Washington Square neighborhood meeting Thursday.

Sure.

Um, and then I think that would give me an opportunity again.

I don't want to speak for the rest of the commission to double check some of the concerns that the neighborhoods have brought to us.

Right.

Sounds like the neighborhood like the point of contact.

That's me to express their concern.

Maybe to express their concern for someone who is an authority over the building.

That's me.

Yeah.

And you know, we have had uh from time to time cases like this where there's concern with the neighbors about the operation, and we have held it and had meetings between the applicant and the neighbors that were able to resolve the concerns.

So if that works well in this situation, that would be a good path forward.

Sure.

I mean, you know, you have a long history that's not your fault, but it's a long history that needs to be addressed.

You need to build up the confidence and the I was hoping it'll be the neighbors agreed.

I understand.

And I was hoping over the course of two and a half years, which is a pretty darn long time to have zero issues.

You know, there's zero issues there.

There's no police records, there's no problems.

I think because I worked with you guys on this and Jake and I've worked with you guys directly on this, and I turned the place around very much so, and you know, there should be a little credit for two and a half years of no problems too when there was, and I would be the first one to say that there was issues.

Um those were corrected and you know, and satisfied and fixed.

So I think what I'm hearing is consensus we hold this item this evening.

Um you and neighbors will have some conversation at the meeting scheduled for Thursday and uh exchange issues, concerns, um, suggestions, perhaps.

Um, and this will be on our agenda for our next meeting uh that'll be in June.

And we would hope to hear back in advance of that meeting.

Um some report on what happened in the course of the conversations.

Okay.

Okay, thanks to everyone who spoke on this.

You have to come out.

Please come to the microphone.

One more question.

Who is going to be the person to follow up with you about our meeting on Thursday?

Who's gonna follow up with us?

Yeah.

After after the meeting, right, about the discussion, answers to our questions, which you have in there.

Yeah.

Who's going to shall I follow up with you?

I think if someone could convey some kind of summary of that conversation or that meeting to the zoning office.

I always write minutes to our meeting.

They're very comprehensive.

If you ever watched, if you've ever seen any of my meeting minutes, they're very comprehensive.

I'd be glad to get a copy to you.

That would be great.

And and if it can be done in advance of our next meeting, then it gives us time to read them and digest them and so forth.

And if you do a really good job at that, we've got um minutes here that uh from time to time need a little help.

But just kidding, I'm really good at it.

In between now and the next meeting, communication would be with the staff.

All right, right.

Okay, so thank you for the follow-up.

June 8th, I believe.

Okay.

Thank you.

That's right, yeah.

No, later than that.

Later than that.

Okay, wait.

They're correcting me.

I have to go look.

That's not enough time, I don't think.

Those thank you.

Um they're correcting me, so let me check.

It is.

Oh, okay.

I missed my mistake.

June eighth.

June eighth.

So we should have a few weeks.

Uh before we move to our next two items.

I'm going to call upon our very able vice chair uh to preside over the next two items on our agenda.

Uh I will not be excited.

I will not be uh voting on those items, nor will I be participating in any discussion because of my affiliation with the applicant.

So I give you our esteemed vice chair.

It's always nice to be one seat over.

All right.

When uh we'll let JT this off and we'll go from there.

Thank you for the introduction.

All right.

Next up, we have two major site plan reviews.

We'll start with MASPR 2026-8 at 1474 Salt Springs Road, owned by Finn's Management in the R1 zone district.

So just to kind of cue this up a little bit.

Um, this is a uh applicant is seeking to establish uh additional bedrooms in an existing uh single unit uh dwelling unit.

So it's not uh it's not an addition, it's within the same footprint of the existing structure.

And um as of our last uh zoning code amendment, this now triggers uh site plan review to ensure that we're um evaluating the density and intensity of use in a residential zone district um rather than dealing with uh the the old definition of family that we used to have in the old zoning code um and so on.

So that's what will be presented um this evening at two properties, but we'll start with Salt Springs Road and I'll turn it over to uh representative from Finn's Management.

Good evening.

Evening Gary Peedon with Lemoine Facilities, Jack Brouwer with Lemoyne College, I'm the manager for community engagement and properties.

So we just wanted to start by giving you a little context of our efforts with these properties.

Um you may or may not know some of this.

Uh in 2022, the owner there was an individual landlord that owned 20 properties in and around the college.

He approached the college and wanted to sell the 20 properties, all or nothing.

So we could buy one, but we couldn't buy one, we had to buy everything or nothing.

Um he was also entertaining offers from other landlords, which we knew were absentee landlords, and the college administration did not want to see those homes and uh go into the his hands, and what that effect would be on the community.

So with that, um we did decide to move forward.

Uh leadership really wanted to improve the integrity and to support the integrity of the community.

Um the college did not has not added any bed capacity to any of these houses since we purchased them.

Um at the time of the sale from the individual we bought it from, there were 94 bedrooms in the 20 homes.

Um the college taking them over, we immediately eliminated many bedrooms, 14 in total, because of either egress issues or the quality of space.

Um we also immediately started to install egress windows in any unit that had a uh sleeping unit that was below grade where we could do it.

Some places it just wasn't feasible or would it was very you know cost prohibitive, so we eliminated the bedroom.

Um so with that we then also had a lease that was under his ownership.

So our students had no that lease had no tie to our students or to the college, right?

So their behavior uh if somebody was behaving bad, it was very hard for us to enforce that.

We had to live with that for that first year.

Once we got through that first year, um we decided to hire a property manager.

That's when Jack Brouwer came on, and we really worked out a solid lease uh that holds the students academically uh uh you know accountable for their behavior in these houses, and I'll let Jack speak a little bit about his efforts.

Yeah, so thanks for having us tonight.

Um, as Gary said, I'm the manager for community engagement and properties, which is definitely an unusual job title a little bit.

People don't usually think of community engagement and property managers in the same section, but as we gather tonight to kind of consider these applications and their impact on quality of life, I do feel like community engagement and housing kind of live at that intersection of quality of life, especially in a residential one neighborhood.

Um, I do want to harp back to what Gary said about we're not adding bedrooms per se here.

We've actually reduced the number of bedrooms in this portfolio of 20 properties, um, and I oversee all those properties for the college.

Um in purchasing these Le Moyne's been able to open some new avenues for communication with the neighborhood.

So now if we do get to a point where there's unwanted behavior at one of these homes, security, campus safety is on call 24-7, 365 days a year, and can respond to those properties because they're college property.

Um we've also been able to create an application process for students that are interested in living in the neighborhood.

Um, so we can kind of take a pool of applicants and say, let's think about who might be ready to live next door to neighbors in in Salt Springs and kind of blend well with residential life.

Um I think my job brings me a lot of joy.

It's fun to try to bridge connections between the college campus and the Salt Springs neighborhood.

And I've been able to meet some really incredible neighbors, some of which are here tonight.

They've been here for 10, 20, 30, even 40, sometimes even 50 years in this neighborhood, and I'm sure they'll have a lot of thoughts to add to this conversation.

And us also I'll mention that since we've taken over the properties now.

Uh areas, not you know, so much for law enforcement, but there's a presence, right?

And we the college has purposely gone out and put a lot of commitment into the landscaping, uh improving security around the houses, improving lighting around the houses, which all helps the neighborhood, right?

Uh so it's a really a strong commitment by the college to the neighborhood.

Um and it it's a nice connection.

Uh we meet a lot a lot of nice people.

Um and I think since Jack has come on board, the behavior of the students has really uh really changed a hundred percent.

Um and uh something.

Sorry, I lost it.

It's all right.

Well we'll we'll start.

Um that sounds like something you should package yourself, changing the behavior of students.

I mean, seriously.

Take it on the road, yeah.

I haven't heard anybody else say anything remotely like that.

I like living on the east side.

The um in the in the cases in front of us tonight, so where you did keep the added bedrooms, then you also increase the common space, correct?

Um in some cases we didn't have to because the larger the common space was larger, but through this process, we will need to increase some of the common space uh as we go through the process, yes.

Sure.

And and as you said, you added egress windows where possible.

Correct.

And if we couldn't add it, then we eliminated the bedroom.

Do you have any sense of how many of our properties might be coming forward before us for approval of the case?

I think in total there's eight, aren't there?

Eight.

Yeah, but I believe uh we thought there were 11, but it turns out there's gonna be eight, so this is two out of eight tonight.

Okay, right.

And I would say our our opening statement, what we said, will be the same for both properties this evening.

So I just want to confirm.

So we you will match the common space requirement as you solidify the floor plan for the additional sleeping.

Right.

And you're doing the same with additional parking spots off-site where neat necessary for the additional sleeping.

That is our that is our proposal.

Right, right.

Just want to be sure I read everything right.

Um a question about the uh the this first property.

The driveway right now has been illegally extended beyond the original approval, and so the uh recommendation or the condition is it that the existing driveway area shall be returned to its original condition prior to the illegal expansion cited in 2018.

But I don't see anything, I can't really tell what that is.

Is there is that when it okay?

I don't think the curves there, I think it's pretty much straight out from the house.

Yeah.

So yeah, the the one before with the plan, yeah, it had a curve to it.

This one, I think at some point somebody again, we didn't add any of this paving.

It was here.

I know it's before before you acquired property, but the the condition is there, right?

Uh so I just wasn't quite sure what so I think it's see uh where the cursor is.

I think that was it was curved in the past, but I think that one of the owners straightened it out, which would now goes right out to the road.

That's why it's actually you kind of kind of I think you can kind of see it there.

So which portion needs to be restored?

That's what I can't I would think we'd have to take out that portion that's curved, wouldn't we, Jake?

Um if you go, there's kind of a it's like the cover page, it's got two little pictures from them.

They'll go down maybe.

Uh it shows like old parking from prior to your ownership, I believe.

Right.

226 that one or two clear yeah.

So I believe it's expanded too far to the left of the garage, but also too far right of the garage.

Um we so when this got reviewed by engineering and DPW, it was one of their comments.

Um actually they put in a denial, but um we're suggesting a condition that they just commit to getting correcting it and getting a permit for uh what is allowed, right?

They'll be able to act obtain parking not far away.

Yeah, so it's it's basically uh asking that they tear up portions of it to comply with so some of the comments were about water sheeting off, you know.

Right.

So but it's not just the left side, it's also the right side which extends out too far.

Right.

Okay.

So it's narrowing the entrance, the the entire length of the driveway.

Yeah, bringing it back to that, right?

Yeah, that because that's what you have on file, I believe.

Is that right?

No, right.

Okay.

Great, thanks.

All right, thank you.

Steve, thank you.

How many of those neighbors showed up, right?

And may we ask who would like to speak in favor of the proposal.

I'm John Namey, 1234 Salt Springs Road.

And uh we just uh are generally in favor of it.

Lemoyne's since Lemoine has taken over management, things are greatly improved with the with the rental properties.

Um we're we're happy with our management.

Thank you.

Uh Jeffrey Chen, 1440 Salt Springs Road.

I've been there 25 years.

Um I've been in Syracuse for 42 years.

During that time I was a faculty member at Le Moine College.

Um I'm in support of I'm actually agnostic about the proposal.

It's fine, seems fine to me.

This house that we're talking about is actually three or four uh doors down from my house, but what they're proposing sounds fine.

I I just want to make a comment first of all, thanking you for the opportunity to come and speak with you and for the work that you do to make this process possible.

Um the work that the college has initiated by hiring Jack and putting him in this position of helping to improve town gown relationships has been wonderful.

There still are pieces that are falling between the cracks.

You may recall that I was here a couple years ago when Lemoyne wanted a variance to put in a parking lot across the street from my house.

Um appreciate the opportunity to be able to come in here and voice our concerns.

Um I was also happy that the outcome came in our favor.

So that line of communication, I think could be better.

Um Jack, of course, manages the student housing and the way that the students behave in the neighborhood, and that's as I said, been a major improvement.

Um I still think that when it comes to capital changes in the campus and the landscape of the way the campus is laid out, um, that there could be things could be done a little bit better.

And it really what we're looking for is just better communication.

So we're taking a step forward, and we'd like to continue to see those steps continue.

Thanks.

All right, we're not seeing anyone who wants to speak in opposition.

I'll turn to Jake and ask if you'd give us lead us in secret.

Thank you.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and containing your packet?

Yes, has everyone had an opportunity to review the EAF part two prepared by staff and containing your packet?

Yes, yes.

Yes.

Does anyone believe that the proposed action will have a moderate large impact under CECRA?

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Do we have a motion?

Make a motion to issue a negative secret declaration.

Any discussion.

All right, all those in favor?

Aye.

Aye.

And now we'll turn to the uh actual motion for the major site plan.

Oh, in consideration of the application staff analysis and discussion during this this hearing.

I make a motion to approve application MESPR-2026 eight, uh, as presented with seven conditions.

Those conditions are as follows.

The applicant shall comply with the general conditions for approval on the site plan application.

Two, all-site parking, all on-site parking must be contained with the attend within the attached garage.

Additional parking is not permitted on a driveway between the front setback and the city right of way.

Three, all proposed work shall apply for and obtain permits uh from the central permanent office to prior to the commencing of any work.

Four, any unpermitted work will require retroactive permits to be obtained from the central permit office.

Five, the property owner shall ensure that the designated three parking spaces remain continuously available for residents of the property.

Uh and six uh the applicant shall comply with the uh I'm sorry, six is uh unnecessary.

Uh there are only uh six uh conditions.

Uh so after five, number six should be the existing driveway area shall be returned to its original condition prior to the illegal expansion in 2018.

That's six conditions, not seven.

All right, and is there a second?

Any discussion?

All right, we will then call the question.

All those in favor, please say aye.

All right.

Any opposed?

Is there an abstention?

Noting one abstention.

All right, thank you very much.

Can we move on to the next application?

Next up, uh very similar, another major site plan review uh at 109 Phillips Road, same ownership in the R1 zone district.

All right, can the applicants please come up?

You look familiar, Jack Frauer, Lemoyne College, Gary Pedon, Lemoine College.

Right, and could you give us a little background in this application?

Um I think we would give the same background we gave for the previous one.

Um I don't know, Jack.

Do you want to anything specific for this house?

Um no, it's it's it's fairly similar.

This one has a larger driveway, so we're not proposing off-site parking.

I'd say that's the main difference.

But again, this is the house that you purchased.

The condition was already there, and so you made the modification so you can bring it up to the current code.

Exactly.

Yeah.

Question.

Uh yeah, so I have a question about the the parking in the driveway situation.

Uh page 259, yeah, okay.

That shows it.

Both of those.

Um I guess this is really just a question for the administrators, only administrator.

Uh it's kind of an unusual arrangement.

Is this acceptable?

Because we have situations like this before.

Uh in some cases it's okay, in some cases it's not.

So yeah, it's okay.

All the parkings uh shown is beyond the front setback.

Um this happens uh with families that have older teens in the house that have um cars, you know, whether you call it roulette or you know, whatever, um, the changing of cars to get other cars out, but yeah, as long as they're not driving on grass or cutting across to get um if they're stacking like this, it's yeah, I agree it's unusual.

Jack will have his word cut out for him.

That's right.

Yes.

This will be a question about making the the students behave properly.

Yeah.

Well, we we we don't like it, we don't appreciate it when they drive across the lawn.

It creates a lot of work for us, right?

So we try to enforce that pretty strictly.

I mean, maybe one thing the board can bring up is um is there uh you know appetite to possibly grant some parking um this probably isn't as close as that other one to that lot, is that right?

That's about a lot.

Right there is a large dormitory parking lot right down the street at the uh intersection of Albert and Phillipsville, St.

Mary's and Harrison Halls, yes.

That always has parking spaces available.

I only mentioned it to the board because I was in college at one time and I can tell you we did not follow rules like that, and there were vehicles cutting across grass and parking on grass, maybe.

Um so just I don't know, just something to consider that you know uh hearing from neighbors like the kind of the behavior has been better, but knowing what college students will do could be a challenge.

But yeah, and I guess the important thing is to make sure they understand that that they have to be behind the uh front setback.

Noted the other question?

Okay, thank you.

Thank you.

Thank you.

Anyone like to speak in favor of this application?

I just say ditto.

Okay.

Maybe we still need your name and address.

John Neme 1234 Salt Springs Road.

I'm in favor.

And then the minutes can say ditto.

Yeah.

Pardon me.

Then the minutes can reflect.

You said ditto.

Yeah.

Thank you.

Sir, would you like to approach?

Yeah.

Okay.

Thank you.

Anyone want to speak in opposition to the application?

All right, seeing uh no one rising, we'll come back to Jake for Seeker.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and contained in your packet?

Yes.

Yes.

Everyone had an opportunity to review the EAF part two prepared by staff and contained in your packet.

Yes.

Does anyone believe that the proposed action will have a moderate to large impact under CECRA?

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there such a motion?

Make a motion to approve a negative secret declaration.

Second.

Second.

Any discussion?

All those in favor?

Aye.

And as for the application, is there a motion?

In consideration application staff analysis and the discussion during this hearing.

Uh I make a motion to approve application MESR PR-2026-8 as presented with five conditions.

Those five conditions are as follows.

One, the applicant shall comply with the general conditions for approval of the site plan application.

Two, uh all-site parking must be kept behind the front facade of the structure.

Additional parking is not permitted on the driveway between the first facade and the city right away.

Three, uh all proposed work shall apply, any proposed work shall apply for and obtain permits from the central person permitted office prior to commencing any work.

And four, any unpermitted work will require retroactive permits to be divided from the central permit office.

And actually, there's only four conditions for this application.

And is there a second to the motion?

Second.

Any discussion.

All right.

All those in favor, please say aye.

Aye.

Any opposed.

Any abstentions?

No with the abstention for the record.

Thank you.

And with uh those two applications being completed, I now gratefully hand back the column to our chair.

Oh, I don't know.

I think you did quite well, and you might just want to keep on going.

Another day, thank you.

Uh, but we're nearing the end, so we have uh a few more applications.

Our next one is a major site plan review.

Yes, this is MASPR-2026-17 at 333 east on Adaga Street in the MX5 zone district.

I'll turn it over to Joe to walk through this.

Good evening.

Hi, my name is Joe Prino.

I'm a principal in architects at uh 239 Eastwater Street.

And um this is at 333 East Onda Doggest Street is the Monroe Building.

Um, it was built in the mid-20th century commercial office building that was constructed in 1968, designed by local architect Gordon Schaffer for the Monroe Abstract and Title Corporation.

Um, the project that we're proposing is to change the use of the building from an office building to apartments.

Um we have planned 46 unit, uh 46 units, uh 12 one bedroom, and 34 studios.

Uh we plan to keep the front two bays of the uh on the first floor commercial, um, but in behind that we do want to have residential units.

We did get a use variance from the ZBA last month so that we can do that.

Uh the basement will be amenity spaces, laundry room, storage room, fitness center, existing mechanical room.

Uh the building six stories, we have a green roof on the it has a green roof, existing green roof, but it's going to be unoccupied.

Um, our client is High Tide Capital, uh, which is a main base historic development company specializing in revitalizing underutilized buildings at the modern sustainable mixed use spaces.

They are currently finishing up a project at 250 Harrison Street and are doing a great job turning that old office building into apartments.

Our contractor is VIP structures, who is the also the contractor for 250 Harrison.

We have Christine Stevens um from VIP.

She's here uh hoping that we get this approved.

Um the the building is uh if you maybe you can go to the pictures there.

Um yeah, the exterior pictures.

Uh the front and east elevation facing east on Adoga Street and the south elevation which faces the old Carnegie Library has the same vocabulary, um, regular space projecting brick piers and these deeply recessed single pane pivoting windows.

They're really cool, they're huge windows, and we're keeping those.

We met with the Landmark Preservation Board already got their approval.

Um those are all original to remain.

The south elevation is that sawtooth shape, and that's kind of the calling card for this building, is you see those sawtooth shaped building, and all those are angled to look right out at the courthouse.

So this was all most of the offices here were for lawyers, and they were all you know focused on the card.

So uh the north elevation is uh all CMU painted uh that is recently painted with the basketball mural.

So you've all seen that.

Um that used to uh that parking lot um it used to be the old YMCA building.

That's why there's no windows on there or anything.

That's why we had that blank wall.

Um, and then the back of the building uh faces Montgomery Street.

There's a parking lot that goes through there, and that again is painted CMU with some windows.

Uh we're planning to add nine windows, uh four to the first floor and one to each floor in the CMU wall in the rear of the building.

We also plan on changing the existing 333 um Monroe building sign.

Those are the only things that we're changing on the exterior, so this building is really staying as is.

Um, and we're obviously changing the use.

Uh there are only a few changes that we're making, and um, but I have Nathan Lapierre from Kaplingar Freeman who wants to just discuss the site scope.

Hi everyone, Nathan Lapierre, associate principal, Keplinger Freeman Associates.

Uh we put together the site drawings.

Um, so you know, Joe was talking about the building, very minimal exterior work.

Um the site is very similar, there's not much going on.

Um currently the building does not have a gas service, so that's part of this project.

Um we're running a gas service to the building, and that will include some concrete pavement removal out front.

Uh while we have that concrete pavement ripped up, we coordinated with the city, and we're putting in a tree pit as well.

Um we're also installing a couple bike racks.

There's no uh parking on site for this building.

Um, but on that sawtooth side, there is an alleyway, I guess, for lack of a better term, just to access the waste enclosures.

So that's the only thing that will be occurring there vehicular-wise.

Um we're installing an ornamental picket fence around the entire perimeter, so that's all gated um and it you know, safe for the tenants.

Uh one of the things that came up at the ZBA meeting was the guard rail in the back of the building that borders the county property.

Um we coordinated with Archie Wixon from facilities directly.

Um we're removing that guardrail and installing it just inside the county property line, and he can he confirmed that.

Um and the reason we have to do that is so we can have the proper distance from our building um to the fence for egress.

And Joe, what was that dimension?

Do you remember?

44 inches, yeah.

And that guardrail is unfortunately just too close.

So yes, yeah, and that's that's really all of the the the site work.

Um I can answer any questions you may have on some of those details.

Questions for the applicant?

So one of the issues is that with uh the conversion from office land use to dwelling multi-unit land use with 46 uh apartment in units in it.

That means this property is subject to the affordability requirement of 10% uh affordable units.

I just want to make sure because it that for some reason that wasn't in the packet, so I want to make sure that you're aware of that that those discussions had taken place.

Great, thanks.

So the driveway, or I it's not even really a driveway, is it?

Whatever that road is that looks like a road, is only for the dumpster.

Yes, did I understand that right?

Yep, that's correct.

In trash, out trash at that.

That's it.

Yep.

Okay, okay.

And the two commercial spaces on onundaga.

I'm assuming they're okay.

Yeah.

Okay.

Okay.

And there's no land tenant yet for the commercial space, or is there okay?

You've had your conversation with Codes and City Fire about the access fire trucks being able to get in and out of the parking lot in the event of emergency.

So they're gonna have to do exterior.

Okay.

I I know that changed.

I'm just saying we we had a very narrow space up at the university for a thing called the Marshall.

Yeah, and I remember a space this big for the fire truck.

Yeah, but that'll be a discussion.

We put you know, we put a knock box with that.

Of the alleyway.

Across the alleyway, Jeff?

No.

So yes.

So that's the survey.

Okay.

Okay.

Okay.

Yeah.

How they're going to get through there.

Right.

Right.

But we could we could have that accessible to the fire department.

Right.

Right.

And I know Dash is not here, but is the contemplation market rate rent?

Um other than the with the affordability provision.

Correct.

Certainly general good for the city to replace vacant office space with housing.

Yeah.

Yes, there's a great need for housing and not so much for the office space yet.

Maybe that'll change, but right now.

Housing first office later.

Yeah, that's right.

Yeah, there was some discussion of condo I had heard previously.

Every floor is a different one or yes.

Right.

Right.

Yeah, I know we discussed that before.

It'll be a one ownership and his and all rents.

Yeah, and theirs.

Yeah.

Okay.

And the green roof you said, Joan, you're not going to have public access to that.

You're never contemplating that, probably.

Well, um it's it's because it's so high, and um, there's no protection.

So one stair, so it it right now there's only one stair that goes up there.

Okay.

These stairs are they're not scissors stairs, they're two separate stairs, uh separate two-hour enclosures, but they kind of look like a scissor stair.

Only one of them goes to the roof.

According to uh codes, we need another stair.

So we could bring that other flight up, um, which wouldn't be a really difficult thing to do, but we could one day to get that um so that we could use the uh the roof, something that we've talked about, but right now that's not in the plant.

Not in the plans.

Okay, got it.

Thank you.

Could you summarize again, please?

Um the exterior changes.

I know they were minimal, and I know the preservation board has signed off, which by definition almost means they're minimal, but they were some windows in the back, and then the signage.

So we do have a sign drawing, um right in the back in the right here.

Um this is if you were standing at Montgomery Street looking through that park flat and see this one.

There's windows here and there's windows here.

We're adding these windows so that we create uh living room right there on the other way.

And then we're gonna see these three windows on the first floor.

Uh they're a little higher because we didn't want to bring them right down to the 50 subject right now, but those are gonna be windows.

So it's just one, two, three, four, five, and further questions?

All set, thank you.

Okay, thank you very much.

Are there individuals who would like to speak in favor of this application?

If so, please come forward, provide your name, address, and comments.

Anyone wishing to speak in opposition to the application, please come forward.

We have no speakers on this one.

We will close public comment, turn our attention to the seeker review.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and contained in your packet?

Yes.

Has everyone had an opportunity to review the EF part two prepared by staff and containing your packet?

Yes.

Does anyone believe that the proposed action will have a moderates large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there a motion to that effect?

The motion to issue a negative secret declaration.

Thank you.

Second.

Thank you.

Discussion on the seeker motion.

If there's no discussion, all in favor of that motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

Seeker motion carries.

We turn their attention to the major site plan review itself.

MASPR 2026 17.

Is there a motion for action on this?

In consideration of the application staff analysis and a discussion during this hearing, I make a motion to approve application MASPR-2026-17 as presented with seven conditions.

Two, curbing and landscaping within the front setback shall be maintained to prevent vehicles from uh entering or parking within the public sidewalk area.

Three, the applicant shall coordinate with the Onadog County Department of Water Environmental Protection, Flow Control Division for any infrastructure related uh to the disturbance of land within the county easement and include county owned infrastructure must be on the related plans.

Four any commercial uses proposed in the front commercial space will require site plan review prior to occupancy, and the final three conditions are all related to the affordability criteria by affordable dwelling units must comply with the city income and rent restriction regardless of a change in building property or ownership.

Six all affordable dwelling units must be certified by the city department of neighborhood and business development administrative procedures, and seven, the affordability requirement shall be effective for 30 years from the date of certification of a caucus is issued.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on the motion before us for the major site plan review.

If there's no discussion, then all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

The major site plan review for MASPR 2026 17 is approved.

Our next application, please.

Thank you.

Thank you.

Next up is an off-premise sign permit application at 2810 Berna Ave Rear.

Uh this is in the light industrial zone district.

Regarding an existing on-premise sign.

Well, it's not, it's we're looking to replace the digital face that is at the existing location.

The sign face is just at its end of life.

It's been there since 2011, late 2011.

And they generally only last about 10 years.

I mean, we think of televisions nowadays, they just don't last the way they used to.

Um and it is not particularly efficient anymore either.

So we're looking to replace that signing.

Also renew the continuation of use permit.

So the only changes to the digital face.

Yes, there's no structural change, no height, nothing else.

Letterly just replacing the old face with a new face of the same size.

What do you think is the life expectancy of the new equipment that you'll put in?

Is that also 10 years or no?

They well, they actually say that the base that's on it right now, they said that it would last seven years.

So we've gotten 13 out of it.

Um technicians are pretty good.

I mean, they'll replace as much, they'll get as long as they possibly can.

I mean, Lamar don't want to pay.

Look, they don't want to pay what they if they can get away with fixing it, they're going to get away with fixing it as long as they can.

Um the MRI boards that we have now have been lasting much longer.

They are we'll call them virtually indestructible.

They when I had a demonstration of them, they did actually set one on fire.

We have unfortunately.

Nobody's here.

We have had them struck with bullets in the city of Syracuse, and they have continued to work.

Um we have had various damages and melting, and they have continued to work.

Um they are getting virtually indestructible.

Um they're also becoming more and more energy efficient.

And I was explaining to the gents earlier.

They're angling, they've learned now that they can angle the LED lights down so that it's create creating less sky glow, so it's affecting migration of birds less.

Um I mean they're doing more and more work in them.

The technology I've been working at Lamar for 10 years this year, the technology on these digital signs has changed so drastically in the time that I've worked there.

So I mean Lamar are not going to as well.

They don't want to throw their money.

These screens are not cheap.

You know, they're they're not throwing good money away on something that's not the last seven years.

They're trying to get as long as humanly possible out.

So if we can do whatever we do to make it work, thank you.

Hopefully, we'll get another 13, if not longer.

Additional questions for the applicant.

Thank you.

Are there individuals who would like to speak in favor of this application?

If so, please come forward, provide your name, address, comments.

Is there anyone wishing to speak in opposition to the application?

Please come to the podium, provide your name, address, and comments.

We don't see anyone rising to speak on either side, so we'll close the public comment.

Turn our attention to the seeker review.

Has everyone had an opportunity to review the EAF part one prepared by the applicant and contained in your packet?

Yes.

Has everyone had an opportunity to review the EAF part two prepared by staff and contained in your packet?

Yes.

Does anyone believe that the proposed action will have a moderate large impact under CECRA?

No.

No.

Having determined that the proposed action will not have a moderate large impact.

I recommend that the commission make a negative declaration and prepare the EAF part three accordingly.

Thank you.

Is there a motion to that effect?

Make a motion to issue a negative secret declaration.

Thank you.

Is there a second?

Second.

Thank you.

Discussion on the seeker motion.

If there's no discussion, all in favor of this motion, please indicate by saying aye.

Aye.

Aye.

Those opposed, please say nay.

Any abstentions.

Seeker motion carries.

And we now turn to the off-premise sign permit application itself, which is AS2026 2.

Is there a motion for action on this?

In consideration of the application staff analysis and the discussion during this hearing, I make a motion to approve application AS-2026 as presented with three conditions.

And three, this off-premise sign approval shall have a limitation of 10 years after which renewal is required.

Thank you.

Is there a second to that motion?

Second.

Thank you.

And discussion.

If there's no discussion, all in favor of this motion, please indicate by saying aye.

Aye.

Those opposed, please say nay.

Any abstentions?

The sign permit application for AS20262 is approved.

Thank you.

And um we move to our business items.

Last item, it's a three-mile limit review.

3S-2026-6 at 4680 Tucker Road.

Uh we have the city engineers' approval on this.

Great.

Thank you.

Uh with that approval.

Oh, sorry you had to wait so long.

Okay.

You're hired.

Well, we're going on uh a break now.

So uh anyways, with the engineers um approval in hand, is there a motion for action on the three-mile limit case in the town of Anadoga?

I make a motion to to uh approve 3S-2026-6 as presented.

Thank you.

Is there a second?

Second.

Thank you.

And discussion on this motion.

On this one, or is it pretty much already?

Okay, yeah.

You can't if you not unless you want to prolong the evening for yourself.

Good night.

Um so if there's no discussion from the commission members, all in favor of this motion, please indicate by saying aye.

Aye aye.

Those opposed, please say nay.

Any abstentions?

The three-mile limit in the town of Onadoga is approved.

Thank you.

Thank you for your patience.

And we have one more item, I think, for this evening, and that's the annual uh election of officers for the commission.

Um just take you want me to make it sure.

Oh, okay.

I'd like to make a motion to nominate uh Steve Kulik as the chair of the commission and Walter Baller as the vice chair of the commission.

Second the motion.

Oh, thanks, Barry.

Quickly before it changes.

You have nothing to say, I presume.

All in favor.

Aye.

Aye.

Opposed, abstention, motion carries.

Thank you.

Thank you.

Uh to our colleagues.

Thank you very much.

And with that, if there's no other business to come before the commission, we'll entertain a motion to adjourn.

So moved.

Second.

Discussion.

All in favor, please say aye.

Aye.

Those opposed, say nay.

Any abstentions?

We're adjourned until June 8th.

I get it right this time.

Yes.

Okay.

That'll be great.

Jake, we this new thing.