Syracuse Board of Zoning Appeals Meeting - September 17, 2026

The Board of Zoning Appeals met on September 17, 2026, to consider two area variance applications. The first, for Helio Health at 344 North Salina Street, was approved after a public hearing and deliberation. The second, for the Spanish Action League at 316 Delaware Street, was continued to a future meeting because the applicant did not appear.

Consent Calendar

• The minutes from the July 16, 2026 meeting were approved unanimously.

Public Comments & Testimony

• V-2026-16 (344 North Salina Street): No members of the public spoke for or against the project. The applicant noted that they had contacted neighbors who previously expressed concerns about a treatment center, but after clarification that it is a training center, most neighbors considered the project an improvement.
• V-2026-18 (316 Delaware Street): Michael Harris, owner of 321 Kellogg, the property adjacent to the proposed development, spoke in opposition. He expressed frustration that the Spanish Action League had not responded to his attempts to negotiate or discuss the project, which he said would be built within six feet of his home. He requested contact information and the board agreed to leave the public hearing open until the next meeting.

Discussion Items

• V-2026-16 – Area Variance for Helio Health Training Institute (344 North Salina Street): The applicant, Bob Seigert (architect) and Kathleen Gaffney Babb (CEO of Helio Health), presented plans for a two-story office building in the MX4 Zone District. The variance was needed because the district requires a minimum of three stories. The project had been approved by the Landmark Preservation Board in 2022. The applicant explained that the building would be a training center for behavioral health workforce development, not a treatment facility. The existing structure on the site is deteriorated and will be demolished. During board discussion, concerns were raised about whether a two-story building was appropriate at a prominent corner and whether it could accept a third story in the future. The applicant stated that a third story would create unused space and that the building could be structurally designed to accommodate an additional story later. Staff recommended three conditions for approval. After deliberation on the five criteria for an area variance, the board found that four of the five criteria were met (neighborhood character, feasibility of alternatives, substantiality, and adverse effects) and one (self-created difficulties) was not met. The motion to approve with conditions carried 2–1.
• V-2026-18 – Area Variance for 30% Ground Floor Window Transparency (316 Delaware Street): The applicant (Spanish Action League of Onondaga County) was not present to present their case. The board opened the public hearing to hear from the neighbor, then left the hearing open for the next meeting. Board members discussed the need for understanding the intent of the transparency requirement, but deferred further consideration.

Key Outcomes

• Approved: V-2026-16 – Area variance to construct a two-story office building at 344 North Salina Street (relief from three-story minimum), subject to the following conditions:
  1. Comply with general conditions for variance approval.
  2. Comply with comments and recommendations of the Onondaga County Planning Board as incorporated into the companion major site plan.
  3. Any further reduction in building stories requires a new variance application. (Vote: 2 in favor, 1 opposed).
• Continued: V-2026-18 – Area variance for 30% ground floor window transparency at 316 Delaware Street was left open; rescheduled for a future meeting. The board directed staff to provide the applicant's contact information to the neighbor and to re-notice the hearing.