OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Syracuse City Planning Commission Meeting - July 20, 2026

Public Meetings — Monday, July 20, 2026
BodySyracuse, New York
SessionPublic Meetings
DateMonday, July 20, 2026
StatusFILED
Video Record
0:00 / 1:59:22

Transcript — Verbatim
4:41

Good evening, everyone.

4:42

And welcome to the Circuit City Planning Commission for tonight.

4:47

I'm covering for our normal chair, Steve Coolick, so uh we're asking to be on the best behavior while we manage the process.

5:00

A few matters to take care of before we get to our agenda.

5:02

We have a full agenda tonight.

5:04

The first order of business is we want to talk about the minutes from our last meeting of June 29th, 2026.

5:12

Do we have a motion?

5:14

Move to uh adopt the minutes as presented without any uh amendments or modifications.

5:18

And do we have a second?

5:20

A second that motion any discussion.

5:24

All in favor, please say aye.

5:26

Aye.

5:26

Aye.

5:27

Any opposed?

5:29

Any abstentions?

5:31

All right, the minutes are approved as distributed.

5:35

Before we get to our public hearings tonight, I'm gonna make a uh just a brief summary of our normal procedure for first-time attendees and those not familiar with our process.

5:47

Each application on the agenda will be announced by staff.

5:50

We will ask the applicant or the applicant's representative to come to the podium and present the item.

5:56

Commission members will be given a chance to ask the applicant questions.

6:00

After that, members of the public will be invited to speak either in favor or against the application.

6:08

Because the full agenda and our normal process is this.

6:10

We ask whether you're speaking for or against to please restrict your comments to three minutes or less.

6:17

And again, because we have a full uh agenda, we do have a member of the staff who will be letting me know when we reach the three-minute mark on anyone's statement.

6:28

Once the public comment is done, we allow the applicant to come back to respond to the public comment.

6:36

So we'll begin uh first by asking staff if any of the hearings that are on tonight have been postponed.

6:42

Yes, um Little update for the agenda.

6:45

We have a two items uh postponed.

6:47

The first one um R-2026-42, Z25791, and C 2021.

6:56

Um this item is uh at 1405 East Genesee Street for the resubdivision and project plan review.

7:03

This is a post pump.

7:05

Um item is not ready for deliberation.

7:08

And the second item postponed is uh the last item on the agenda, SP-2026 17.

7:15

Um is the special use permit for neighborhood market at 308 to 18 Norse uh Krause F.

7:22

Those who would postpone as well.

7:24

Thank you very much.

7:26

Could you call the first item of new business?

7:28

Yes.

7:29

Um, the first item in the business it's R-2026-10 is a resubdivision and 901 Hiawasa Bullock and NI 171 uh Spencer Street.

7:41

The owners are as we peace, um CP Syracuse and YOC and Angelo Larfee's reportable trust.

7:50

And this is CM Zone District.

7:52

Thank you.

7:54

The applicant here.

7:58

Good evening, everybody.

8:01

So I'm representing uh the Angelo Face Revocable Trust.

8:05

Uh the new owners of 901 Hiawatha Boulevard purchased this earlier in 2026.

8:14

Um could you give us your name and sure?

8:17

Sure.

8:17

My name's Mike Morbito.

8:19

Uh work for Paris Beach Law Firm and for the purposes of the public hearing representing uh the Angela of the Face Irrevocable trust.

8:31

Uh so the RSVP group had purchased 901 Hiawalpha Boulevard earlier this year.

8:38

Picture might be a little bit more difficult to see.

8:40

Uh the larger parcel there on the left with all the mini storage building facilities in a row is the 901 Hiawatha parcel.

8:48

Um the current owner, the irrevocable trust of 971 Spencer Street being the small rectangle to the right.

8:58

Um essentially the western border of the 971 Spencer Street parcel runs through the easternmost mini storage facility building.

9:11

Um you can see the dashed line kind of runs through the lengthwise through the middle there.

9:16

So when the RSVP folks purchase this, uh they proposition the the trust with selling off a parcel there so they could include that building in their property insurance and in their title insurance coverage.

9:34

Um a practical perspective, it's a lot line adjustment, uh 12.5 feet to the east of the building, uh running between uh the structures of each adjacent parcel.

9:48

Uh so there's a sale pending on that about 3500 square foot strip um pending the approval of the subdivision.

10:00

There's no new construction, both businesses are gonna operate um as they were.

Discussion Breakdown — Share of Meeting
Zoning Regulation████████████████████████████████████36%
Environmental Protection████████████████████20%
Affordable Housing█████████████████17%
Historic Preservation██████6%
Cannabis Regulation██████6%
Community Engagement█████5%
Procedural███3%
Pending Litigation███3%
Public Engagement██2%
Summary of Proceedings

Syracuse City Planning Commission Meeting - July 20, 2026

The Syracuse City Planning Commission met on July 20, 2026, to consider several resubdivision applications, a major site plan review for affordable housing, a SEQR review for a large-scale redevelopment, and a special use permit for a cannabis dispensary. Two items were postponed. The commission approved several applications and tabled one due to a property line dispute.

Consent Calendar

  • Approval of minutes from the June 29, 2026 meeting as presented without amendment.

Public Comments & Testimony

  • R-2026-10 (901 Hiawatha Blvd): Councilman Marino Nave spoke in favor, noting the area's need for redevelopment and returning property to tax rolls.
  • R-2026-37 (416 Monticello): Multiple neighbors opposed:
    • Kathy Stravy (316 Monticello Drive North) raised concerns about tree removal, stormwater runoff, a survey dispute, steep slope stabilization, and lack of infrastructure.
    • John Camarota (416 East Glen Avenue) opposed density and loss of greenspace, and noted he never received notice.
    • Jeremy Brown (412 East Glen Avenue) detailed a documented survey conflict between his 2012 survey and the land bank's 2018 survey versus a newer 2026 survey, requesting the resubdivision be tabled to resolve the boundary.
    • Rhonda Visi (117 Seneca Drive) opposed the manufactured homes not fitting the community and inadequate stormwater planning.
  • MASPR-2026-28 (East Adams Phase 3): Several residents spoke in favor:
    • Monique Mitchell supported low-income housing.
    • Ivan Monroe (Lukin 15) praised resident engagement.
    • Tara Harris, resident design team lead, expressed support for community involvement.
  • No public comments were made on other agenda items.

Discussion Items

  • R-2026-10 (901 Hiawatha Blvd / 971 Spencer St): Applicant Mike Morbito presented a lot line adjustment of a 12.5-foot strip to include an existing mini-storage building within the proper parcel. No new construction. Approved after negative SEQR declaration, with condition to file resubdivision map within 60 days.
  • R-2026-37 (416 Monticello): Caitlin Wright (Greater Syracuse Land Bank) proposed splitting the parcel into two building lots for single-family homes (model Laurel, ~1,100 sq ft, 3BR, attached garage) and a wedge sold to neighbor. After public opposition and discussion of a survey dispute with adjacent owner Jeremy Brown, the commission tabled the item to a future meeting (August 10, 2026) to allow resolution of the boundary issue.
  • R-2026-50 (215 & 217-19 West Borden Ave): Land bank proposal to sell a vacant lot mistakenly fenced and maintained by a neighbor to that neighbor for $1, merging the parcels. No opposition. Approved with condition to file map within 60 days.
  • R-2026-40 (303 & 307 Emerson Ave): Father Ambrose of Saints Peter and Paul Church sought resubdivision to consolidate residential parcels into church property for future playground/activities. No public comment. Approved with two conditions: file map within 60 days and submit major site plan review before any future development.
  • ASPR-2026-26 (300-310 Montgomery St – St. Paul’s Church): Applicant Randy Coogan (SHOP Architects) and Andrew Lunetta (Tiny Home for Good) presented a plan to renovate 9,200 sq ft of the second floor into 10 affordable apartments. All units will be affordable, with 4 ADA-compliant. Historic building, no exterior changes. After public support, approved with five conditions including 30-year affordability commitment and certification through the city’s Neighborhood and Business Development program.
  • MASPR-2026-28 (East Adams Phase 3 – Syracuse Housing Authority): Presentation only; no action taken. The project includes 147 total units (72 replacement public housing, 44 LIHTC affordable, 31 market rate) in a mix of townhomes and apartment buildings. Extensive SEQR review for phases 3-12 (1,563 units total) was conducted via long-form EAF. Counsel Brody Smith walked through Part 2, identifying moderate-to-large impacts on land (excavation), water/sewer infrastructure, noise/dust, soil contamination (brownfield cleanup), historic resources (Pioneer Homes), and environmental justice. Additional plans for dust, noise, and community engagement were requested. Public support noted. Item to continue at next meeting.
  • SP-2026-30A (900-916 East Fayette St – Q’s Clouds cannabis dispensary): Applicant Brian Bouchard requested a special use permit for retail cannabis sales in a vacant ground-floor space of an existing apartment building (Uncommon Apartments). No onsite consumption, hours 10am-10pm. Staff noted requirement for SEPTED review and window transparency standards. Approved with five conditions: maintain state license, certificate of use, comply with police design review, and adhere to hours. Recommendation to Common Council.

Key Outcomes

  • R-2026-10: Approved (negative SEQR). Condition: file map within 60 days.
  • R-2026-37: Tabled to August 10, 2026 to allow resolution of survey boundary dispute between land bank and neighboring owner.
  • R-2026-50: Approved (negative SEQR). Condition: file map within 60 days.
  • R-2026-40: Approved (negative SEQR) with two conditions: file map within 60 days; major site plan review for future development.
  • ASPR-2026-26: Approved (negative SEQR) with five conditions including 30-year affordability restriction (units must remain affordable and certified by city).
  • MASPR-2026-28: No action; SEQR review part 2 completed; additional information requested; public hearing remains open.
  • SP-2026-30A: Approved (negative SEQR) with five conditions; recommended to Common Council.
  • Two items postponed: R-2026-42 (1405 East Genesee St) and SP-2026-17 (308-318 North Cross Ave).

Meeting Transcript

Good evening, everyone. And welcome to the Circuit City Planning Commission for tonight. I'm covering for our normal chair, Steve Coolick, so uh we're asking to be on the best behavior while we manage the process. A few matters to take care of before we get to our agenda. We have a full agenda tonight. The first order of business is we want to talk about the minutes from our last meeting of June 29th, 2026. Do we have a motion? Move to uh adopt the minutes as presented without any uh amendments or modifications. And do we have a second? A second that motion any discussion. All in favor, please say aye. Aye. Aye. Any opposed? Any abstentions? All right, the minutes are approved as distributed. Before we get to our public hearings tonight, I'm gonna make a uh just a brief summary of our normal procedure for first-time attendees and those not familiar with our process. Each application on the agenda will be announced by staff. We will ask the applicant or the applicant's representative to come to the podium and present the item. Commission members will be given a chance to ask the applicant questions. After that, members of the public will be invited to speak either in favor or against the application. Because the full agenda and our normal process is this. We ask whether you're speaking for or against to please restrict your comments to three minutes or less. And again, because we have a full uh agenda, we do have a member of the staff who will be letting me know when we reach the three-minute mark on anyone's statement. Once the public comment is done, we allow the applicant to come back to respond to the public comment. So we'll begin uh first by asking staff if any of the hearings that are on tonight have been postponed. Yes, um Little update for the agenda. We have a two items uh postponed. The first one um R-2026-42, Z25791, and C 2021. Um this item is uh at 1405 East Genesee Street for the resubdivision and project plan review. This is a post pump. Um item is not ready for deliberation. And the second item postponed is uh the last item on the agenda, SP-2026 17. Um is the special use permit for neighborhood market at 308 to 18 Norse uh Krause F. Those who would postpone as well. Thank you very much. Could you call the first item of new business? Yes. Um, the first item in the business it's R-2026-10 is a resubdivision and 901 Hiawasa Bullock and NI 171 uh Spencer Street. The owners are as we peace, um CP Syracuse and YOC and Angelo Larfee's reportable trust. And this is CM Zone District. Thank you. The applicant here. Good evening, everybody. So I'm representing uh the Angelo Face Revocable Trust. Uh the new owners of 901 Hiawatha Boulevard purchased this earlier in 2026. Um could you give us your name and sure? Sure. My name's Mike Morbito. Uh work for Paris Beach Law Firm and for the purposes of the public hearing representing uh the Angela of the Face Irrevocable trust.

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