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Thomas Bardenett

Urban Planning - Writer - Filmmaker
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Lessons from the North

June 21, 2023

One of the most common phrases I hear about why we can’t make Syracuse a more pedestrian and bike friendly city is the concern about winter. “It's too cold for people to be outside on a bike or to walk.” “What about the snow?” “Plows will struggle if you do that.” “People are only outside for 3 months out of the year.”

I’d like to report that all of these concerns are overblown, if not just a straight up lie. Yes, cold weather and snow pose challenges to all infrastructure, but we have far fewer bad days than people like to admit. It doesn’t snow every single day for six months straight. Very few days are so cold you hide away inside all day. I’ve written about different ideas for how we can embrace winter in the past (here, here, here, and here). But Syracuse is not the only northern city in the US, and there is much we can learn from some. 

In May, I was finally able to take a trip to Minneapolis, a city that has become increasingly prevalent in urban planning circles, especially in terms of bike infrastructure. Even on a brief trip, there was a lot to learn just from walking the streets.

Space for Bikes

“People won’t bike when it's cold,” Well, someone should tell the residents of Minneapolis that fact. The city gets far colder than Syracuse during the winter, yet has 8 times the share of people riding bikes to work (4% vs 0.5% in 2019). If you factor in other types of trips (daily errands, visiting friends, recreational), bike riding numbers would go even higher. It's not the cold that keeps people from biking, it's the lack of safe infrastructure that is maintained throughout the year.

In 2018, Minneapolis was ranked as the 4th best bike city in America by Bicycle Magazine. While the article criticizes the city for its past focus on recreational trails while forgetting about the day-to-day needs of cyclists in its urban spaces, it notes that in 2016 the city implemented a new complete streets policy. All road reconstruction projects now must prioritize walking, cycling, transit, and cars, in that order. This is the same approach several European countries take, which has resulted in far higher rates of bike ridership and transit usage than what is found in the US.

View fullsize Raised bike lane
Raised bike lane
View fullsize Raised bike lane
Raised bike lane
View fullsize Pocket turn
Pocket turn
View fullsize Shared use path
Shared use path

As of 2023, Minneapolis has over 100 miles of off-road trails and bikeways, 98 miles of bike lanes, and 16 miles of protected on-street lanes. These facilities aren’t just available during the summer months, but are kept care of throughout the year. In fact, many residents have noticed the protected lanes and trails being cleared before the roads. One of the reasons for this - no parked cars getting in the way.

As you walk around the city, you find the desire to provide truly separate facilities for bikes. Raised bike lanes can be found throughout Downtown Minneapolis, and off-street trails and shared use paths spread out across the city. This is by design. Off-road shared-use paths are the preferred infrastructure throughout the city, while raised lanes are opted for wherever there is not room for a shared-use path, or it is deemed undesirable. When bikes and cars do mix at intersections, clear markings help guide people on bikes in designated spaces, including pocket turn lanes. These turn lanes help riders wait to turn in a safe, protected space away from traffic.

The Martin Olav Sabo Bridge

Even further separation occurs when you look to cross busier roadways. The Martin Olav Sabo Bridge was the first cable-stayed bridge in Minnesota and it is dedicated solely to people on bikes and on foot. While it might be the most impressive shared-use bridge I saw, it was not the only one. Bridges cross roadways and waterways throughout the city, allowing you to travel with limited interaction with cars often. 

While Syracuse is making progress on some of these fronts, its network is still inconsistent and very few facilities truly separate riders from traffic. The closest experience to these paths and trails in the Syracuse area are the Creekwalk and the Loop the Lake trail. While we are working to improve connections to these trails to make them easier to use for commuting instead of just recreational purposes, key connection points often remain stubbornly blocked during the summer months due to festivals and concerts. Until we prioritize these connections, like Minneapolis has, commuting by bike will remain a less desirable and less safe alternative.

View fullsize Bike locker at light rail station
Bike locker at light rail station
View fullsize Bike parking outside Target Field
Bike parking outside Target Field

One thing Syracuse has not made a lot of progress on is providing secure bike parking facilities. In Minneapolis, bike parking in the commercial centers is seemingly everywhere. Just look outside Target Field, where the Minnesota Twins play, and you’ll find dozens and dozens of bikes locked up by fans during the game. Meanwhile, NBT Bank Stadium, home of the Syracuse Mets, currently suffers from a lack of bike racks, or really any easy connections for individuals outside a car. Not only does Minneapolis have a plethora of  traditional staple racks, but bike lockers can be found in many key locations. These lockers are found throughout Downtown Minneapolis and at most light rail stations in the region. For less than $50 a year, residents can use the lockers as they need, creating a seamless and safe transition between riding a bike and transit. Bike parking is often overlooked in our transportation systems, while we obsess over storage for our cars. To get people on their bikes, they need to feel safe about where they leave them at the end of their rides.

Building for Transit

Beyond riding bikes and walking, transit access in Minneapolis can teach us quite a bit. While Minneapolis is denser than Syracuse at this time (7,962 people/square mile vs 5,930 people/square mile), much of our street networks were built out around the same time when both cities had higher populations and higher densities. One difference between the cities is that Minneapolis refocused itself around transit access long before Syracuse has started to do the same.

View fullsize Nicollet Mall
Nicollet Mall
View fullsize Bus shelter on the Nicollet Mall
Bus shelter on the Nicollet Mall

In the 1960s, Minneapolis opened the country’s first transitway, Nicollet Mall, which closed the street to private vehicles while opening it to high quality transit and pedestrian space. The mall was most recently renovated in 2017 to provide more space for people and added greenery and updated lighting, making it a more pleasant experience. Along the transitway, and at many bus facilities across the city, large shelters are provided with detailed digital countdown boards, so it's easy to tell when to expect the bus you need.

Syracuse is getting its first bus rapid transit (BRT) lines in the coming years, and would do well to learn from the Nicollet Mall. Prioritize people and buses. Exclude cars when necessary. Provide up to date information to people as they wait. Provide ample space for people to wait to better ensure comfort.

Being a larger city than Syracuse, Minneapolis has also made key investments in light rail, which first came into service in 2001. What makes the Minneapolis light rail, known as the Metro Blue and Green lines, different from other rail transit networks I have ridden on across the US, is its focus on connecting population centers. Unlike Denver’s rail lines, which were pushed to the edges of communities and are surrounded by parking lots, Minneapolis has instituted transit oriented development (TOD) and transit improvement zones within a half mile of all stations. These policies promote denser development patterns with less space for car storage. The city has also secured grants in recent years to study potential improvements surrounding stations and identify funding opportunities for developers to help promote denser development patterns.

Metro Blue Line running through Downtown Minneapolis.

Syracuse is looking to implement some forms of transit oriented development through ReZone Syracuse, but many of those policies are tied to the implementation of BRT. Developers need to know where BRT stations will be as the immediate blocks will be the focus of TOD style projects. Concentrating development on top of high quality transit lines, along with reducing and adequately pricing car storage, will help promote this more sustainable growth pattern.

On a brief side note about dense development and access, the stadiums for Minneapolis’ major league teams are all integrated into the fabric of the city. Each one is accessible via transit (rail and bus), the bike network, and pedestrian infrastructure (both sidewalks and skyways). Most of the stadiums are surrounded by their neighborhoods, with bars and restaurants, apartments and offices all within a short walking distance. This may not be the most important piece of infrastructure in a city, but emphasizing these connections instead of sitting in a sea of car storage helps integrate the team and its fans into the community. I’ve continually advocated for Syracuse to do the same.

Target Field

Public Spaces in All Seasons

While density, along with proper transportation infrastructure, is key to a thriving city, providing excellent public spaces helps the residents get out of their homes and connect with one another. This is not just about being outside in summer months, but providing spaces for year round use.

One way that Minneapolis has addressed this need is through their extensive network of skyways. In fact it is the world’s largest network of interconnected pedestrian bridges. First opening in 1962, the skyways have over 80 blocks through Downtown Minneapolis, allowing people to walk through dozens of buildings and past interior shopping and dining options without stepping foot outside. During the Minnesota winters, having a heated pathway through the city can be vital.

View fullsize Skyway bridges
Skyway bridges
View fullsize Skyway map
Skyway map

But I bring up the skyways not as a, “we should 100% build this in Syracuse,” type of idea. While the skyways help shield people from harsh weather, they also dampen street life, which is something the city has been concerned about since the very beginning. Instead, I see this as an idea that can be improved upon. Being able to experience the heart of the city without needing to bundle up every time you need to go somewhere is an enjoyable experience, but it needs to be grounded back to the street. The existing skyways in Minneapolis do not always have obvious entrances and exits. Often you feel like you are intruding on someone else’s space, which in some ways you are. And the bridges can be closed at the will of the building owners, potentially blocking key routes when you need them most. 

Syracuse’s only two skyways currently connect offices to parking garages. This is an extremely limited use and does nothing to truly benefit the city. If northern cities want to embrace skyways as a way to improve mobility during the winter months, they must be publicly controlled and clearly marked. Dedicated entrances that open onto the sidewalk, and ideally lead directly to destinations throughout the downtown core. 

Another option, which I’ve discussed in a previous piece, is utilizing STOA, or covered walkways. These are most famously found in older Italian and Spanish cities to help shade residents from the sun, but could easily be repurposed to cover us from rain and snow. While there’s no heating in these structures, blocking some of the elements that make walking uncomfortable while keeping us on street level might be enough to convince some to venture out during poor weather.

Rooftop bar at the Brit (photo by Tyler Henderson)

A more tried and true place to gather is the local pub. While Syracuse has finally opened its first rooftop bar, Minneapolis has many. People often shoot down the idea of a rooftop bar because of the colder winter months, yet most of the year we experience pleasant weather, even during the winter. One rooftop bar in Minneapolis, at the Brit, features an entire bowling green, acting as a second story lawn for playing games. We might not need something quite as large as this space, but recognizing that we deserve rooftop access in our downtown core is not up for debate.

Public Art

The final piece I will touch on in this piece is the importance of public art. Syracuse has been making strides towards improving the quality and number of public art pieces across the city, but we have a ways to go before we begin to match Minneapolis. Just outside Downtown Minneapolis sits a world famous sculpture garden that was busy even on a dreary day. The sculptures are larger than life, and a few were even interactive.

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Even on the walk to the garden, and throughout the city, you stumble upon large scale murals highlighting famous residents or landscapes. These pieces are seen as preserving the history of the city and highlighting what they are proud of. Syracuse has begun down this path more vigorously in recent years, with new murals going up in each neighborhood. We should continue this process and encourage even more.

The big takeaway from this experience is that many of the things Minneapolis has achieved in terms of public infrastructure are not that far out of reach for cities like Syracuse. If anything, they are a model for what we can achieve in colder climates. We may not have the financial strength or cache of a larger city, yet, but we can prioritize investments that make some of these goals more achievable.

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In Transportation, Urban Planning, Walkability
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We Need a Housing Compact

May 10, 2023

New York State, along with states around the country, is suffering from a housing crisis. When most people hear this, they immediately think of the high housing costs in New York City and the surrounding areas, where rents are well over $3,000 per month, home ownership is out of reach for many, and recent reports indicate roughly half of residents can not comfortably afford their current living arrangements. But this should not overshadow the very real housing crises experienced across Upstate New York as well. Highly restrictive zoning policies have segregated our communities, both racially and economically. High levels of abandoned properties and disinvestment have left large portions of our housing stock in poor conditions, increasing the demand and costs for the quality housing that remains. These are issues that must be addressed and we must admit that our current land use and zoning structures have failed to do so. This is why I support Governor Hochul’s Housing Compact, which was regrettably removed from the State’s 2023-2024 budget.

Before we jump into why I believe the Compact is needed, and what we might do to improve upon it, I think its important to first run through what it is.

The aim of the Housing Compact is to build at least 800,000 housing units over the next ten years. This is in response to the State creating over 1.2 million jobs this past decade, but only building 400,000 units of housing. As we all learn in high school economics classes, when demand rises but the supply does not meet that demand, prices go up. Simply put, all localities would be required to build a certain amount of housing every three years - 1 percent growth Upstate and 3 percent growth Downstate. So if you’re in a small village with only 300 units of housing currently, you would need to allow for at least 3 housing units to be built. For the City of Syracuse, the target would be roughly 680 units.

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View fullsize Solvay homes.jpeg

If a municipality does not meet their targets, they can get credit for updating their zoning to allow denser housing development. If a municipality continues to miss their targets, or does not put in effort to make it easier to build, the State would be allowed to override the local zoning and approve projects.

Additionally, the State would emphasize transit oriented development (TOD) near all train stations operated by the Metropolitan Transportation Authority (MTA). TOD would allow for more residents to live car free with easy access to high quality transit in our State’s primary economic center. While this doesn’t apply Upstate, cities and regions should be taking similar approaches around stations with frequent service.

As you can imagine, and as you have probably heard, many people are not happy with the idea of the State overriding their local zoning laws. They’ll bring up discussions of “community character,” “local control,” or “concerns of overcrowded schools.” What it truly boils down to is concerns over home values and who lives in their community. 

Elected leaders in the State legislature proposed utilizing incentives to encourage housing construction instead of penalizing localities. On its face, this seems like a fair compromise, but it would only lead to further segregation. Wealthy communities do not need financial incentives and will decide against adding housing, while cash strapped municipalities, primarily cities and older inner ring suburbs, will forge ahead with housing plans. While the financial incentives will help those communities, the wealthy communities will continue to shrug off their responsibilities to their regions. 

Overall, the Compact would go a long way towards addressing the housing crises impacting our communities. Creating more housing where it is desperately needed. Providing housing opportunities in all communities to allow for greater access to resources. Improving our rapidly deteriorating housing stock Upstate. But I believe there are a few things we can do to improve upon it.

Starting Downstate, and really anywhere that touches MTA infrastructure. Currently large parking lots and garages surround many of the suburban MetroNorth and Long Island Rail Road (LIRR) stations. This is land that is owned by the State and its time for the State to get back into the business of building housing in a big way. Each of these lots is a prime opportunity for affordable housing and related public services. Providing subsidized parking to commuters should not come at the expense of pushing housing further away from quality transit.

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These policies can and should be emulated across the State as other transit agencies introduce bus rapid transit (BRT) or have rail infrastructure of their own. Publicly owned lots and garages should be targeted for housing construction whenever possible.

Moving to statewide policies, we should follow the lead of California and band single family zoning statewide. California’s Senate Bill 9 allows for up to four units of housing to be built on every residential lot across the state. While I believe we should follow this same policy, even allowing two-family homes on every lot would mark a dramatic improvement. This goes far beyond just allowing for auxiliary dwelling units (ADUs), essentially a granny flat, on properties. While building ADUs should be allowed, building multi-family housing is far less expensive per unit and more flexible than a single family homes with an ADU. This can be simplified in even further by following creating a set of housing designs that are universally approved across the State, allowing for builders to streamline their approval processes. Spokane, Washington has moved forward with a similar set of policies hoping to encourage faster adoption of denser housing models and cut down on bureaucratic costs, both in time and money.

Additionally, the State should look for ways to promote flexibility in zoning. Storefronts in residential neighborhoods, corner shops, neighborhood bars and restaurants, all used to be common features of residential neighborhoods - even those primarily made up of single family homes. Creating a statewide policy that allows certain commercial or office uses to develop in these neighborhoods would help provide local amenities, reduce car trips, and reduce the barrier of entry for entrepreneurs.

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View fullsize Multi Family Grant Blvd.jpeg

Related to each of these points, the State must promote infill development over further expansion. There is a fear that pushing municipalities to provide more housing will push encourage the redevelopment of rural land into subdivisions, or see the removal of our precious forested lands. These are areas we must preserve. One option is dictating that large portions of the development in metropolitan regions must occur in urbanized areas, as defined by the US Census Bureau, until certain density thresholds are met. By emphasizing infill development and increasing density, transit, walkability and safe cycling infrastructure can be invested in. Once a density threshold is met, new boundaries can be discussed based on the next three year housing target. This would function similarly to Portland, Oregon’s urban growth boundary, but with defined triggers to when the boundary is allowed to grow. I’ve already explored where housing in the Syracuse area should be targeted in my Growth in CNY series. 

These policy ideas will not address all of the issues facing us, but they can go a long way towards increasing our housing stock, improving the living conditions across the State, reducing our greenhouse gas emissions through denser development, and promoting more integrated communities through removing local barriers. I know communities do not like losing power, but these same communities have chosen to build barriers over the last 70 years instead of bridges. New York State is struggling to stay competitive and its single biggest obstacle is providing affordable, quality housing. Its time we make this a priority and ensure every community is doing its part.

In Housing, Urban Planning
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Bus Rapid Transit: A Response

April 13, 2023

Public transit is at a precarious moment in time with ridership still significantly below pre-pandemic levels, a significant driver shortage, and the approaching depletion of federal funds meant to shore up operating budgets. While some newspapers are looking for answers to how transit agencies might approach solving these issues (funding more frequent service, reducing fares, reforming construction procedures), others, including my hometown paper, have chosen to openly question one of the first significant investments in transit in my lifetime.

On April 6, 2023, the largest news outlet in Syracuse published an article titled, “Centro has millions of dollars and a new idea. Will anyone ride it?” The article aims to inform readers of the upcoming implementation of bus rapid transit (BRT) but instead frames the investment as a boondoggle that is unlikely to attract riders and does not provide service to the areas that truly need it. Well, as you can imagine, it sparked a lot of conversation amongst advocates and planners who see BRT for what it truly is: a major step in the right direction. So let us look at some of the issues raised in the report, what they got wrong, what they oversimplified, and how we should be looking at this investment.

First, let’s begin with a key fact that the report chose to omit - the BRT plan currently moving forward is based on an extensive study completed by the SMTC in 2018 (SMART 1). This is not a new scheme, but instead a thoroughly researched plan based on best practices seen in cities across the world, including in nearby cities such as Albany and Cleveland. The plan identified the two routes, which form an X across the city due to the high demand of ridership already seen along those corridors. They connect the three largest employment centers within the region (Downtown Syracuse, Destiny USA, and University Hill), some of the densest neighborhoods in the city, along with four large college campuses (Syracuse University, SUNY ESF, SUNY Upstate, SUNY OCC) and a fifth satellite campus (SUNY Oswego’s metro campus in Downtown Syracuse). As the vast majority of City residents commute within the City, not just for work but for their daily needs, improving access to these key destinations is vital. BRT will become the backbone of the transit system.

View fullsize  Many bus stops in Syracuse currently lack shelters, sidewalks, or even a flat piece of ground to wait.
View fullsize  Walking conditions along bus routes vary, with some in unpleasant areas beneath highway overpasses. BRT stations must be located in key, centralized areas to promote easy acces.

Now the article does bring up the valid concern of individuals who must reach far flung suburban jobs or medical appointments. Over the past 70 years, Onondaga County has promoted suburban sprawl through zoning and land use policies that have resulted in a decentralization of services and jobs. Shopping centers, office parks, and medical campuses now sit on the fringes of our county, making themselves difficult to reach for anyone who does not own a car. This form of development also makes transit difficult as every mile added to a route means the frequency of that service will decline. This is why many routes in our region are lucky if they have a bus more than once an hour. Spreading service thin to serve a handful of individuals or workplaces is not a sustainable model for mass transit. This has led to difficult decisions in the past. In 2017, the Town of DeWitt built a new public library, moving away from its long time location in Shoppingtown Mall as that property was slowly abandoned all together. The library’s new location is roughly a mile away from an existing bus route. Instead of the Town working with Centro to identify a location along existing routes, the library was built and then service was demanded. Centro, understanding that this additional mile would throw off the rest of that route’s service, made the difficult decision not to serve the library. This same story could be written for many employers who choose to be located in suburban communities but rely on workers from the City who in turn rely on Centro. 

Riders are right to voice their frustration with old routes that no longer make sense, or routes that result in longer trips than needed. Central Current, a start-up news outlet, wrote a tremendous series on rider experiences that reflect these issues, but also showcase what the service means to them. There are models of service that can help fill these gaps experienced by a more suburban oriented growth pattern. The individuals quoted in the article who provide van and shuttle services to specific employment centers are following more realistic models for how to serve these locations. Sending a 40 or 60 ft bus to carry one or two people just does not work. This is why Centro is also exploring the use of vans for on-call services in more suburban locations, something mentioned in passing in the article but given no explanation. LA Metro, RTS in Rochester, and CDTA in Albany have all begun experimenting with similar services to supplement their fixed route systems. Riders can either travel door to door within specific zones, or from a fixed route stop to their final destination, calling a van with an app similar to Uber. These are not replacements for fixed route services, but instead help boost flexibility in areas that are not conducive to mass transit services.

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So what should we be looking for in a BRT system?

As noted in the SMART 1 report, BRT in Syracuse will run mostly in mixed traffic, as Syracuse does not experience much congestion. This may need to be reevaluated in the future if development spurred by the Micron development leads to the job growth anticipated, but it holds true today. Stops will be spaced out further, closer to 1/3 or 1/2 mile apart, allowing buses to move faster between each instead of stopping nearly every block. Buses arriving every 15 minutes makes traveling predictable and easy to use. This is one of the reasons people prefer subways and streetcars as they feel more predictable, and often arrive far more frequently than buses do.

The article notes, “The new bus rapid transit lines won’t have … raised station platforms …,” and later continues, “Centro could used the $35 million to build infrastructure for the bus lines, including new curb cuts and bigger bus shelters that may be equipped with kiosks of customers to pay their fares in advance.” There’s a lot in those two sentences, but this is where we do need Centro to step up - the stations. While BRT will result in shorter wait times overall, providing comfortable spaces for riders to wait is still important. It shouldn’t just be a slightly larger bus shelter. Raised platforms would speed up boardings by reducing the number of times buses must “kneel” to allow individuals with reduced mobility to board. Instead, those same individuals can easily walk or roll across the platform and onto the bus. Stations should also have kiosks for fare payment along with real-time countdown clocks to inform riders of when the next bus is expected. These simple amenities both help speed up boarding and provide peace of mind to those waiting.

A standard bus shelter in Downtown Syracuse. BRT stations must be more robust and contain more amenities as a way to improve its service quality.

One note on the pre-pay kiosks and payments in general, we should also be encouraging the faster deployment of tap systems throughout our transit services. Utilizing a tap system (either through using a credit card, phone, or prepaid transit card) helps simplify the process of using transit. No longer must you have exact change or a pre-purchased transit pass. It will allow casual riders to take a trip when they see a bus coming without having to plan ahead, especially as more and more of life goes cashless.

The last piece of the equation I must mention, and that I have covered more thoroughly in my Growth in CNY series, is the need to develop around the stations. Encouraging dense development, both residential and commercial, will help promote the use of the system. The BRT planned for Syracuse already has ridership levels to sustain it, but to see growth we must build for growth. This goes for future extensions as well. In the Salt City has already written about what future BRT expansions may look like, with some pretty excellent maps to go along with it. But this goes for developments along all major transit corridors in our region. Building more sprawl will only make it more difficult to serve our region successfully with transit. Dense nodes of activity (town centers, villages, urban cores) lend themselves to transit in a way our current development pattern does not. We must look at BRT as the backbone of the system, and it will only get stronger as we build denser along it. 

To end this piece before I go on for too long, I just want to summarize my thoughts in this way: BRT in Syracuse will improve the lives of thousands of people and may even encourage others to take advantage of its services, even if it does not solve all of our transit issues. We should not let perfection be the enemy of good, scratch that, great.

In Transportation, Urban Planning, Syracuse
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Growth in CNY: Mobility

November 30, 2022

I had planned to end 2022 with a blog post looking ahead to the future and ways that CNY, and more specifically Syracuse, can encourage growth in sustainable way, I have had conversations over the years saying that Syracuse would be a great city of 250,000 people, with just small tweaks and changes to our built environment. Now, at the beginning of October 2022, these conversations take on a new urgency, with the announcement of Micron investing up to $100 billion just north of the City and bringing 9,000 high paying jobs, with up to 40,000 additional jobs in related industries. So to finish up my 2022 blog series, I plan to address this growth in three parts: Housing, Mobility, and Culture & Amenities.


I had initially intended to name this post “Growth in CNY: Transportation,” but after some thinking, I realized that the word “transportation” often is synonymous with cars. In contrast, I think we should really be thinking in terms of mobility in our communities. How can people get to where they need to go? Do they have options? Are you forced to use one mode over any other because of the built environment? This is how we must frame these conversations related to the Micron development and the growth of our region, or else we will continually be bogged down in conversations over cars and gridlock (which may or may not exist).

Mobility and housing must be intertwined if we ever hope to grow in a sustainable way. As I mentioned in the previous post, we should concentrate new housing developments in key locations that lend themselves to improved transit and active transportation options. Everything within this post builds off of where we build our housing and should work together to create a seamless network for all users. 

The Community Grid

To state this clearly and succinctly: Syracuse, and CNY, need the community grid to replace the I-81 viaduct. We have spent well over a decade studying alternatives for a highway that should never have run along its current path to begin with. Micron selected the Syracuse area with the knowledge that portions of the highway network would be removed. Wider viaducts, tunnels, “sky bridges,” depressed highways have all been looked at in various capacities, but they fail to address the fundamental issue of highways and traffic - induced demand. As you make it easier to drive by adding more lanes, more people will choose to drive. This is one of the major drivers of suburban sprawl and leads to increased congestion as a result. The community grid can help solve this, even if I believe it doesn’t go far enough.

While the current plan does well at improving non-vehicle mobility within the Downtown core, the plan still maintains barriers north and south of Downtown. Unlike the unfortunate lawsuit currently holding up progress on the project, the answer is not to continue having a highway cutting through the city, but in fact requires the elimination of more of the highway. Over the past year, the plan has shortened the community grid portion of the project by several blocks, moving a planned roundabout north to avoid bringing all traffic to grade level next to an elementary school. While the issues raised about the placement of the roundabout are valid, plenty of roundabouts exist near schools throughout the world. But, while we’re looking to move the roundabout, I would argue instead to add more of them further south. Bring the highway down to street level and speeds 3,000 ft south of Dr. King elementary to Colvin St, adding in a roundabout, allowing vehicles to disperse along the street grid prior to reaching the school. At the same time maintain a roundabout near Dr. King and at the new proposed location at Van Buren St (see graphics below). This will continue to enforce slower speeds through the city while maintaining efficient through-put, something many of our suburban neighbors are concerned about. Single lane roundabouts have been proven to handle over 30,000 vehicles per day.

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North of Downtown Syracuse will not only see the highway maintained, but in fact expanded by a lane in each direction. While many suburban leaders will say these lanes are needed, especially in light of the Micron development north of the city, a better option would be repurposing the lanes to prioritize public transit and other high occupancy vehicles. I will discuss these options in greater detail later in this article, but it should be noted these changes can be made without expanding the highway through the Northside. 

One of the greatest benefits of this project is the land freed up within the city once the viaduct comes down. The increased residential development potential, which was discussed in the previous post, can bring more residents into our region’s urban center, allowing for a car-light or car-free lifestyle close to employment opportunities, active transportation options, and public transit hubs. Importantly, this neighborhood will be well served by the proposed bus rapid transit (BRT) network.

Bus Rapid Transit (BRT)

As I have mentioned many times before on this blog, in 2018 the SMTC released the SMART1 report identifying the preferred route for two bus rapid transit (BRT) lines that cross Syracuse in an X shape. The first line connects Eastwood’s James St corridor down to the Onondaga Community College (OCC) campus in the Town of Onondaga. The second line connects Destiny USA along the city’s waterfront south to the Syracuse University (SU) campus. These lines follow existing transit lines that already have enough ridership demand to warrant BRT treatment. These lines already are, and will continue to be, the backbone of the bus network within Syracuse.

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Fellow Syracuse blog, In The Salt City, has written countless pieces on BRT within the city, including identifying a more expansive network that I also believe should be further developed once the initial lines are up and running. Each of the maps above come directly from their blog and showcase how the network can expand moving forward. This urban network design is not, and should not be, affected by the Micron development.

While I recommend reading more about the lines and their destinations, let’s focus on how to make BRT work well within Syracuse, and that includes the location of stations, amenities at said stations, payment methods, and service.

It should be noted that the BRT system recommended within SMART1 is not full BRT, but instead improved service in mixed traffic. This means that buses will not have their own lane and will not be separated from traffic for most of their routes. This is similar to Albany, NY’s Bus Plus BRT system, which has recently expanded to three lines. While this makes sense for the city at the moment, we should look to set the stage for a more robust BRT network including bus only lanes. Again, we can learn from Albany.

While service may initially operate in mixed traffic, we must ensure stations are located in prime locations and given priority access to right-of-way. This includes siting stations as close to key destinations as possible, including grocery stores, pharmacies, entertainment venues, etc. Riders must see this as the most convenient option.

Similar to the SMART1 plan, CDTA, Albany’s public transit agency, utilizes targeted bus lanes around stations to prioritize boarding and alighting. Additionally, their stations employ the use of real time informational signage and free wi-fi.These amenities allow for riders to confidently know when their bus is arriving and be able to enjoy their personal devices as they wait. This has been shown to reduce how long riders feel they are waiting when compared to traditional bus stops. These are basic amenities that need to be included at all BRT stations to help promote the use of the service and improve rider experiences.

View fullsize Albany, NY
View fullsize Belo Horizonte, Brazil
View fullsize Cleveland, OH
View fullsize Rio de Janeiro, Brazil

Another simple, but important, aspect of the station is that they’re all covered to protect riders from the elements. While the CDTA stations have larger coverings than traditional stops, they are not on the same level as true BRT stations found elsewhere around the world. Above are examples of stations in cities across the world. Many have raised platforms allowing riders to board the bus directly at an even level  without the use of steps or waiting for the bus to “kneel,” or dip, to allow riders with mobility issues to board. These types of stations are also common with light rail and subway stations as they provide the most accessibility for all users. Stations of this quality should be the aim of the Syracuse BRT network. An example can be seen below.

South at Glenwood Before.png
South at Glenwood After.jpg
South at Glenwood Before.png South at Glenwood After.jpg

Now looking at how we pay to ride, we need to embrace technology. Centro has been looking at using a tap payment system for riders, similar to OMNY in NYC, where riders can tap their phone as they enter the bus. While cash payments and physical cards must still be available for unbanked riders, adding a digital payment system will help increase casual ridership and simplify rides for long term customers. On the BRT system, this tap system should be installed prior to entering the station, allowing for immediate boarding without needing to wait for payments to be made on the bus.

Beyond the BRT system, creating easy to use weekly and monthly unlimited ride passes should be a priority. This includes creating a fare capping system so riders who cannot afford the upfront costs of unlimited passes can be ensured that they will not pay more than those passes cost over the same period of time.

Other Bus Connections

Moving away from BRT, other key bus connections must be implemented, including direct connections to the Micron development in Clay. As mentioned before, a bus only lane on I-81 as it runs north of Downtown would allow for an express bus service to serve the Micron development along with ancillary businesses that will undoubtedly pop up near the main plant. This service may start as a rush hour service, but it should be expanded to help better connect residents to the shops and services at either end of the line.

Looking at the development areas discussed in the previous post, a full build out at these sites may allow for high quality bus service to exist. Route 11 offers up one of the most promising bus routes. An increasingly dense and urbanized Mattydale will provide a key anchor point between the City and the northern suburbs, potentially allowing for a major transfer facility to be developed in one of the currently underutilized shopping plazas. As your travel north on Route 11, you pass through North Syracuse and the potential development sites SMTC reviewed in 2019, hitting dense population centers that can be focused around a high frequency bus service. At the Route 11 / Route 31 intersection, the service can head west to end at the Micron development.

View fullsize Route 11
Route 11
View fullsize Route 31
Route 31

At the other end of Route 31, a high frequency bus service could serve the Village of Baldwinsville and a redeveloped Great Northern Mall. Again, serving dense population centers and encouraging more walkable, bikeable communities connecting to the well developed bus stations and allowing for car free commutes to the Micron development from the suburbs.

The Bike Network

While public transportation has been the main focus up until this point, we cannot forget our bike network. Not only does a well designed bike network allow for increased mobility on its own, but it also allows for easy connections to public transportation, providing additional mobility methods without needing a personal vehicle. In 2012, the City of Syracuse released a bike plan which, if implemented fully, would provide a decent level of connectivity across the city. While the plan is a good place to start, many of the routes should be re-evaluated with modern standards in mind, emphasizing protected lanes wherever possible.

County wide map from the LEOP showcasing the different backbone routes.

At the end of 2020, the Empire State Trail (EST) was officially completed, providing a continuous bike route from Buffalo to Albany and NYC to the Canadian border. In 2022, Onondaga County, SMTC, and the CNY RPDB released the Empire State Trail Local Economic Opportunity Plan (LEOP) which looked to identify key routes to connect the EST into communities around Onondaga County. While these routes were limited to areas within four miles of the EST, they emphasize connections to population and commercial centers. They offer up a backbone for local communities to build off of, acting as collectors and arterials for bike riders.

Once a regional network is established, we need to make sure as many people as possible have access to a bike or other micro mobility option, like a scooter. One way to do this is by expanding the bike/scooter share network already in use in Syracuse into the suburbs. I have already written about some of my issues with the current system, including a desire for a membership option. I must acknowledge that the Veo Ride system is a dockless system, which my previous post did not note. At that, I believe we need to move away from a dockless system or at least prioritize the use of permanent hubs. By moving towards more of a hub oriented system, we can look to pair bike share with public transit, similar to a method Pittsburgh has been running with over the past few years, Move PGH.

Move PGH is Pittsburgh’s response to mobility as a service (MaaS). MaaS is the concept that all mobility methods should be integrated with one another, through apps and placement. Move PGH utilizes 50 mobility hubs which locate scooter and bike share docks at frequent transit stops. Additionally, car share only spaces are located nearby to offer additional mobility options. Move PGH has worked towards creating an app where users can book their entire trip at once, paying for their transit use, reserving a scooter/bike or even a car as needed. A similar system in Syracuse would require our scooter/bike share system to emphasize the use of docks to ensure transit riders have access upon their arrival. 

View fullsize Move PGH hub
Move PGH hub
View fullsize Move PGH hub
Move PGH hub
View fullsize Oonee pod concept
Oonee pod concept
View fullsize Veo Ride scooters at corral
Veo Ride scooters at corral

But we shouldn’t forget individuals who own their own bikes and scooters. Something most cities in the United States struggle to do is provide secure bike parking. One company trying to change this is Oonee, out of NYC*. Over the past year they have rolled out secure bike parking pods across Jersey City and parts of NYC, using advertising sold on the pod exteriors to keep the use of the pods free. Syracuse and Onondaga County should be looking for similar solutions to roll out near transit stops and destinations to encourage the use of bikes and scooters around the region.

Bikes are some of the cheapest and most accessible forms of travel out there, with models built for different ages and abilities. The fast growing market of e-bikes is something that is welcome news for a hilly city like Syracuse. Many riders struggle up the hills that many of our neighborhoods sit on, making biking a less attractive option to get to and from work. Who wants to show up to work covered in sweat? One of the issues with e-bikes is the upfront cost of many of the higher quality bikes. While there are some low-cost models, they tend to have less safe batteries and limited weight/distances. One way to change this dynamic is by implementing a rebate system, similar to ones existing for electric vehicles. Denver has been a pioneer in this, offering up to $1,700 back for e-bikes, including cargo bikes. New York State should be looking to do the same, but offer that rebate to the bike seller, so the customer can immediately get that discount, making the upfront cost more affordable. This would be a game changer in terms of access for all users.

OnTrack 2.0?

As many people know, I loved riding OnTrack as a kid and have even advocated for its return to service, albeit in a much more functional capacity. While I still believe the Syracuse region could benefit from using trains for transit purposes, I think our main efforts should be towards improving our bus network. Should BRT and an improved bus network yield results, we should not be afraid to revisit OnTrack’s original vision of connecting the airport - baseball park - Destiny USA - Downtown - SU, and eventually expanding out towards the Micron development. 

Parking Maximums

With all of the mobility opportunities presented so far, one of the most important policies we need to implement to encourage both the expansion of these options and the housing density needed to make them work well is eliminating parking minimums and implementing parking maximums. 

For those that do not know, our current zoning laws, which vary by municipality, require all property owners to provide a minimum amount of parking space for their property. Each type of use requires a different amount of parking. While this might make sense on its face, the truth is those requirements are not based on anything. They are made up numbers, best guesses, whatever felt right to the authors of that specific zoning code. 

By eliminating parking minimums, you allow businesses to decide how much parking works for their business. This lowers the cost of entry for many businesses who can’t afford the large swaths of land parking requires. It also makes each building more adaptable since a different business type can take over without needing to expand their parking facilities. And this isn’t a new idea. In fact, it has picked up steam in recent years, with even Anchorage, Alaska abolishing parking minimums in November. 

Parking maximums, on the other hand, help prevent excessively large parking lots from developing. This allows for denser development to occur at lower costs, increasing walkability and rollability while also encouraging the use of nearby transit options.

Mobility requires each of these pieces to work together. While many people will still use their personal vehicles to get around, we cannot grow in a sustainable way if nearly every trip requires one. Creating an environment where a family can get by with one car, or even no car, should be our goal as our region finally experiences growth. 

*Full disclosure, I have (minimally) invested in Oonee as I believe it is a company addressing a key issue in our urban mobility network.

In Transportation, Urban Planning, Walkability
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Growth in CNY: Housing

October 30, 2022

I had planned to end 2022 with a blog post looking ahead to the future and ways that CNY, and more specifically Syracuse, can encourage growth in sustainable way. I have had conversations over the years saying that Syracuse would be a great city of 250,000 people, with just small tweaks and changes to our built environment. Now, at the beginning of October 2022, these conversations take on a new urgency, with the announcement of Micron investing up to $100 billion just north of the City and bringing 9,000 high paying jobs, with up to 40,000 additional jobs in related industries. So to finish up my 2022 blog series, I plan to address this growth in three parts: Housing, Mobility, and Culture & Amenities.


Syracuse, Onondaga County, and Central New York have not experienced any significant growth in 50 years, meaning we have not seriously considered how we should grow and in what places. Onondaga County’s built out footprint has steadily increased over this time while its population has stagnated. This is unsustainable in the long term, and detrimental to our environmental, fiscal, and individual health. As one developer noted in a recent Post Standard article, many of the suburban zoning codes require that any new development take place on one acre lots, leading to significantly larger and more expensive housing than is needed. That same developer is asking for zoning changes to allow up to three homes per acre, but even that is still far too large and spread out for sustainable growth. 

To give an example, in 2020, the average household size for owner occupied homes (primarily single family homes) was 2.46 people, for renters that drops to 1.97. At three homes per acre, that’s roughly 4,600 people per sq mile. That’s better than most suburban towns in Onondaga County presently, but even if you look just south of the White Pines Commerce Park, where Micron will soon be located, many of those developments have blocks with densities of four homes per acre, and over 6,000 people per sq mile. 

Darlington Rd - Syracuse
Darlington Rd - Syracuse
Wadsworth St - Syracuse
Wadsworth St - Syracuse
Bamm Hollow Rd - Clay
Bamm Hollow Rd - Clay
Darlington Rd - Syracuse Wadsworth St - Syracuse Bamm Hollow Rd - Clay

Currently, Syracuse has a population density fo around 5,700 people per sq mile, for a total population around 148,000. For Syracuse to reach a population of 250,000, the City as a whole will need an average population density of roughly 10,000 people per sq mile (actual residential blocks being a bit denser than that to account for park land, cemeteries, commercial areas, etc.). That may sound like a lot, but let’s look at a few examples of neighborhoods that reach that same level of density on the City’s Northside. The block bordered by Darlington Rd, Grant Blvd, Mayer St, and Listman Ave has roughly eight homes per acre, with a population density of 11,000 people per sq mile. Or if you move a few blocks west, the block bordered by Wadsworth St, Grant Blvd, Woodruff Ave, and Listman Ave houses a few more two-family homes, and has a density of over 13,700 people per sq mile. Compared to many larger cities in the country, these two blocks are nearly suburban in nature, yet provide a level of density that helps support nearby neighborhood businesses on Grant Blvd and promotes a fair bit of walkability. These smaller homes are also more affordable for most people and easier to maintain. With the current suburban zoning regulations, neighborhoods of this size are impossible to build. 

So let’s take a look at places within the City of Syracuse and the surrounding towns that are ripe for development to help promote both this gentle density and higher density developments, helping to prevent the continued sprawl that threatens the region.

City of Syracuse

Let’s start with the City itself. In meetings with Micron, Onondaga County laid out plans to build over 9,000 new homes in the next 20 years (above), with over 6,000 of those homes coming to the City of Syracuse. It's natural for the City to absorb a large share of the new housing, and it's encouraging that the County overall views multi-family housing as the primary driver of this new expansion. But let’s look at a few different neighborhoods that can play a big role in adding density without displacing others.

Downtown

Downtown Syracuse has grown into a full blown residential neighborhood over the past two decades, and the trend is not slowing down. With I-81 coming down, more land between Downtown and University Hill will be freed up for development, which should be primarily mixed-use in nature. But there is already plenty of land to build on Downtown, it just happens to be covered with parking lots.

While Downtown has several large parking garages, surface lots still account for a large share of parking for residents and employees alike. Its time for us to rethink that. Most able bodied adults can walk straight across Downtown Syracuse in 10-12 minutes, meaning anywhere is a fairly close walk. The City should look to build a couple new garages, or a cheaper vertical lot that is commonplace in New York City, to begin freeing up development space. As mentioned in Intersections Part Two, the two parking lots across the street from City Hall are prime locations for new development. City Hall Commons, just a block away, is likely to go up for sale soon, with a residential conversion likely as it sits squarely within Hanover Square, one of the more desirable neighborhoods Downtown.

City Hall parking lot.jpeg
City Hall parking lot After.png
City Hall parking lot.jpeg City Hall parking lot After.png

As Downtown is one of the places where we can really add density, not just 4 and 5 story buildings, but up to 8 and 10 stories each across the neighborhood with retail and office mixed in. While Downtown apartments have been continually increasing in price, we should be looking to the recent examples of The Smith and Corbett Corner for ways to approach creating more affordable housing in an increasingly dynamic neighborhood.

In addition to these opportunities, the BluePrint 15 project, which is working to update the public housing neighborhood just south of Downtown. This project aims to keep residents within the neighborhood while improving their access to services and amenities, as well as create more of a mixed-income neighborhood. This is an ongoing project that should be a model for all of the future developments within the City.

Inner Harbor / The Ballpark

The Inner Harbor and the area around NBT Bank Stadium have continually interested me in terms of development. Both sites sit close to Downtown, border the Regional Market, and have easy access to major transportation infrastructure, including the Regional Transit Center, 

Cor Development has been dragging its feet in pursuing their build out plans for the inner Harbor up to this point, but any fear of lack of demand should go out the window now. Their initial site plans call for over 400 residential units, mixed between apartments and townhouses, across the site.  This likely results in homes for over 600-700 people. If built out, with the large parking lots in the designs, the residential area would reach a density of roughly 18,000 people per sq mile. But, as I will discuss in Part Two, those parking lots are larger than what will be needed if we truly commit to a transit oriented development style, with the right transit in place. Cutting those parking lots in half and adding additional townhouses would provide additional home ownership opportunities, at more manageable prices, while adding to the walkability of the area.

Should this prove successful, the two large lots across Solar St, which are roughly the same size as the proposed residential development, will almost certainly spark further development at similar levels of density.

Now, over to the ballpark. I’ve continually advocated for the redevelopment of the large parking lot that surrounds the stadium, arguing that it would help create a deeper tie to the team in the community, encourage additional uses of the stadium beyond baseball, and create an opportunity for people, like me, to live near the ballpark. As someone who used to live just three blocks away from Yankee Stadium, its an experience many people, especially baseball fans, would relish. Today, there is nothing quite like that. Even the neighbors closest to the stadium must first walk through a sea of asphalt and cars to get to the ballpark, hardly an inviting entrance.

Syracuse Developmental Center

Earlier this year (2022), the City of Syracuse signed an agreement with the Albanese Organization to redevelop the former Syracuse Developmental Center into a mixed-use neighborhood. Some concerns were raised about the number of housing units that may be built in the development, with some preferring a final build out closer to 300 instead of the initial 600 envisioned. If we’re looking to provide housing at all income levels, pushing for closer to 600 homes, with an emphasis on townhouses and apartments, would make that more feasible  and more attractive for the developer. 

Sky Top

Syracuse University’s long term vision is to consolidate students and academics onto its Main Campus, leaving behind its sprawling South Campus, which is currently home to over 2,400 students on roughly 150 acres. While the University probably has plans to maintain the land for potential future athletic facility development of some sort, it should, instead, open up the land for redevelopment. The sheer amount of land is something that is hard to come by in a well developed urban center, with close proximity to many of the region’s largest employers. 

The existing apartment complex is very suburban in nature; small townhouses surrounded by parking and wide open spaces, similar to those found along many major arterials throughout the County. While these buildings could be repurposed as is, the current development style is not ideal for transit access and walkability. Adding commercial nodes and further infill development would help create a more self-sufficient neighborhood oriented towards transit and active transportation options.

Near East Side

One of the places already experiencing a building boom is the E Genesee St corridor as student housing continues to pop up. This general trend should be encouraged, as it frees up many of the homes in the University Neighborhood for families to move back into. But we should also look to create a better mix of buildings and housing types. Currently the trend is to build large, monolithic buildings, such as the Theory or the upcoming Laurel. These buildings do offer some street level activity along their fronts, but their sides are dominated by parking structures which deaden the block as you walk by. Some additional large scale development may be warranted in these areas, but we should look behind the Theory for a better approach.

View fullsize The Theory
The Theory
View fullsize Uncommon Apartments
Uncommon Apartments

Uncommon Apartments, which faces E Fayette St, renovated the former Sylvester building, built in the late 1800s, and expanded it. The building is around a quarter of the size of the Theory, yet its commercial spaces have already been leased and the building generates significantly more activity on the street level. We should look for ways to encourage buildings of this scale throughout the area, especially as more development opportunities appear once the I-81 project is completed.

Other Neighborhood Development

While the areas identified above have significant space for development opportunities, many other neighborhoods still provide opportunities for denser levels of development. Part of this needs to be encouraged through zoning, and specifically the elimination of single-family zoning citywide. There is no reason two-family homes should not be allowed in any neighborhood. But we also need to encourage different housing types.

One of the projects that has excited me in recent years was the announcement of new townhouses in the Tipp Hill neighborhood. The project would take the lot formerly occupied by a flower shop and turn it into seven townhouses that would be sold to own. Sadly, this project has hit roadblocks in recent years, but there’s still a positive momentum. Larger lots like this should be eyed for townhouse development in every neighborhood. Adding a few extra households through a few townhouses per block would go a long way to our density goals while increasing homeownership opportunities.

Tipp Hill Before.png
Tipp Hill After.png
Tipp Hill Before.png Tipp Hill After.png

Inner Ring Suburbs

The City of Syracuse is not the only municipality ripe for infill development. Many of the inner ring suburbs, those closest to the central city that were typically developed early on and still maintain some transit oriented features, have stagnated in population and have commercial spaces that are low hanging fruit for redevelopment. The County’s housing presentation did not emphasize development within these towns, favoring many of the outer suburbs, like Clay and Cicero, instead. This is a missed opportunity and we should make sure we focus development in these areas first.

Mattydale

The hamlet of Mattydale is one of the prime locations for future development, especially in terms of more affordable and accessible housing. The hamlet sits just north of the City with access to nearby highways and opportunities for expanded bus access. Yet, as suburbanization has expanded further out from the City, the retail plazas within Mattydale have slowly been vacated, with some just outright demolished. As a result, the already overbuilt Route 11 has become even more of a mini highway bypassing the neighborhoods.

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Screen Shot 2022-10-26 at 8.27.39 PM.png Screen Shot 2022-10-26 at 8.27.57 PM.png Screen Shot 2022-10-26 at 8.28.12 PM.png Screen Shot 2022-10-26 at 8.28.27 PM.png Screen Shot 2022-10-26 at 8.28.41 PM.png Screen Shot 2022-10-26 at 8.28.59 PM.png

In 2022, the Syracuse Metropolitan Transportation Council (SMTC) completed a plan that looked at Route 11 to evaluate opportunities for infill development and right-sizing the mega stroad that splits the hamlet in half (which will be revisited in the transportation post). The plan calls for two story apartment and mixed-use buildings at three different sites that are either currently empty or vastly underutilized, resulting in roughly 150 additional housing units. This would account for the vast majority of the 200 additional units the County believes the Town of Salina can build out. Even then, this plan is conservative due to the zoning restrictions in place. The large sea of parking required by the current zoning code reduces the positive impacts this revelopment can bring. A simple correction would be to keep the parking generally as recommended, but add one to two more floors to each proposed building, increasing the number of residents within a walkable distance to the amenities already present within the hamlet and increasing the likelihood of more being built.

Westvale Plaza

Just west of the City line, Westvale Plaza is a perfect example of a mid-century commercial center. Fairly compact in size, compared to its more modern counterparts, and fronted by a large, expansive parking lot. In 2019, the Town of Geddes and Village of Salina published a joint comprehensive plan that envisioned this commercial node as a mixed-use development that filled in portions of its parking lots with further commercial space and revamped the existing plazas as mixed-use buildings. 

Concept site plan from the Town of Geddes and Village of Solvay Comprehensive Plan

While the Village of Geddes already has a more traditional Main St north of this area, along Milton Ave, the Westvale Plaza area is centrally located to fairly large population centers and is located along an important bus corridor. No exact plans or redevelopment options were explored within the comp plan, but the current plaza’s footprint (parking included), of roughly 14 acres, could easily handle 200 - 300 units of housing, which is far more than what the County currently envisions for the Town of Geddes (100 units). Using the County’s average renter occupancy of ~2 people per unit, at the high end (600 people housed) that would result in a density of around 27,000 people per sq mile. While this is high, consider that the Theory (the apartment building near SU campus mentioned previously) houses over 600 residents on less than 2 acres.

Westvale Plaza.jpeg
Westvale Plaza light.png
Westvale Plaza. Afterpng.png
Westvale Plaza.jpeg Westvale Plaza light.png Westvale Plaza. Afterpng.png

A less intensive redevelopment, while maintaining the same number of new units, would see the nearby Geddes Plaza and other commercial properties redeveloped as well.

Shoppingtown Mall (District East)

In the summer of 2021, a long awaited redevelopment of Shoppingtown Mall was announced: a mixed-use development with over 500 units of housing known as District East. I have few notes on this proposal, based on what is known publicly at this time, as its location and intent align perfectly with what we should be looking for in terms of development opportunities. It is located along a well used, and easily improved, transit corridor; the Empire State Trail (EST) runs directly behind the property, creating easy access through active modes of transportation; and the development instantly becomes a new downtown for the Town of Dewitt.

View fullsize Rendering of District East
Rendering of District East
View fullsize Site plan for District East
Site plan for District East

What should be encouraged is the further redevelopment of commercial properties along Erie Blvd E. Marshall’s Plaza, nextdoor to Shoppingtown Mall, has continually seen infill commercial development, reducing its parking lots in favor of more commercial activity. Other plazas, which have been less successful recently, should look to do the same, but add a mix of housing and office space. The Erie Canal, which was later replaced by Erie Blvd, was once the economic engine of the region. With a well planned redevelopment along the corridor, Erie Blvd can once again become an economic engine instead of, as the New York Times described it, “a rundown stretch of strip malls and muffler shops.”

Outer Suburbs

As mentioned above, the County is emphasizing development of single-family homes in the outer suburbs, which are the most difficult places to serve with transit and provide services. While I believe these areas should not be the focus of development, their close proximity to the White Pines Commerce Park make them attractive to many. So let’s look at places that can handle infill development and lend themselves to a more transit oriented development style. Many places will still emphasize single-family homes, but we should ensure they’re built in a denser fashion than what current local zoning laws permit.

Luckily, many good plans exist for these areas and we can only hope and encourage that they be developed accordingly. 

Rt 11 Corridor

In 2020, the SMTC worked with the Town of Cicero on a plan for the Route 11 corridor through the town. This plan identified infill development opportunities of over 1,600 units of housing, primarily apartments and townhouses, directly behind current commercial developments along Route 11. The aim of this plan was to identify opportunities to create housing that would encourage residents to walk, bike, or take transit to already existing nearby commercial centers. 

What was not planned for during this study, was the study area to be within a very short distance of the new Micron development. As such, this development proposal, nearly twice as many units as envisioned by the County for the Town of Cicero, should be thoroughly considered as it has already been vetted by community members. A developer and more detailed plans would be needed, but the general concept should be encouraged.

Great Northern Mall

North of Syracuse, Great Northern Mall has struggled financially for years, especially after the expansion of Destiny USA. In the summer of 2022, a developer announced a plan, similar to that of District East, to redevelop the struggling mall into a mixed-use center with roughly 500 housing units. While this location is less ideal than Shoppingtown, its close proximity to the Micron site makes it a perfect western anchor to any additional bus service added to the corridor, especially if the Route 11 developments noted above are followed through.

Brewerton

The final location I’m looking to emphasize in terms of housing development is also home to an existing proposal, but this one is unique. Onondaga County is a fairly landlocked county, even with access to several lakefronts. As a result, any development along the available lakefronts that offer up multi-family housing options is worth pursuing. The same developer that is looking to redevelop Great Northern Mall has staked out a plan along Oneida Lake for a mixed-use community, with an emphasis on multi-family housing. Currently, the plan also calls for a large number of single-family homes, but the plan would be enhanced if it switched out detached homes for townhouses. This would allow the hamlet of Brewerton to become a true northern anchor to any public transit enhancements made to accommodate the Micron development. As the hamlet sits on the northern reaches of Route 11, the increased development along this important route will lend itself to more walkable and transit oriented development (which will be discussed further in the next blog).

View fullsize Rendering of proposed Brewerton development
Rendering of proposed Brewerton development
View fullsize Site plan of proposed Brewerton development
Site plan of proposed Brewerton development

Doing Housing Right

Each of the neighborhoods identified above are prime locations for expanded housing and denser development, but we need to be open to gentle increases in density throughout the county. This is the first time in 50+ years that Onondaga County must confront a dramatic increase in population and we can’t afford to let suburban sprawl take over as it has in recent years. Construction on Micron will begin in 2023-2024, and the I-81 project will begin by the end of this year. We must act quickly to alter our zoning codes and create a more unified housing policy to encourage these dense development opportunities. New York State should also follow California’s lead on allowing accessory dwelling units and two-, three-, and four-family homes in all neighborhoods. We also need policies tied to transportation infrastructure that will make the dense developments discussed above possible. And this tees up our next discussion: with all of this new housing development, what does this mean for our transportation networks? And what can we do to make sure public transit and active transportation options play a major role in our region’s future?

In Urban Planning, Housing
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