$265million
and will represent a
FIVE HUNDRED
33% Increase in downtown’s population
new residential units planned or underway
downtown syracuse investment, including...
$86mResidential
this will bring roughly
900
new residents to downtown
$123mInfrastructure $45mEntertainment
downtown syracuse is one of the fastest growing population centers in onondaga county PLANETARIUM
24
67 downtown businesses
have been open 10 years or longer
2.5 million annual visitors
businesses opened in downtown between July 2011 and June 2012
DOWNTOWN COMMITTEE OF SYRACUSE, INC.
ANNUAL REPORT 2012
Downtown Committee Board of Directors Chair Jim Breuer shares what he loves about Downtown Syracuse.
Message from the Downtown Committee of Syracuse This is an exciting time to be in Downtown Syracuse! Our landscape is changing, with cranes dotting our skyline. Companies and people are moving back into downtown’s core and there’s a renewed spirit of collaboration. THIS is the time to start thinking differently about downtown. Transformative changes are underway as Downtown Syracuse leads the resurgence of our region. Currently, there are $265 million in projects underway downtown. We form the core of an exciting $1.4 billion of investment taking place in our Center City. Public and private institutions alike are showing their commitment to Downtown Syracuse through signature projects that are energizing our city: • Mayor Miner and her team at City Hall have completed the Creekwalk, an enormously popular recreational amenity spanning 2.6 miles from downtown to Onondaga Lake. • Onondaga County is improving the downtown streetscape through the Save the Rain program, investing millions into Downtown Syracuse and elevating the city as a leader in green improvements. • • •
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Syracuse University is connecting downtown, the Hill and our world-class cultural offerings through the Connective Corridor. The Landmark Theatre opened its expanded stagehouse this past November after a $16 million renovation. The Landmark now attracts Broadway shows like Wicked and Jersey Boys, doubling the nights the theatre is in use each year. Centro’s new $18.5 million Transit Hub is now open at the southern end of downtown. The new station, with its indoor waiting area, contained bus bays,
•
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and electronic signage, greatly enhances the rider experience. The $29 million Inns at Armory Square looks more like the rendering every day. This project meets a much-needed demand for hotel rooms in the fastestgrowing part of downtown. Early next year, we’ll see 180 rooms ready to house the more than 40,000 new visitors annually who will come to downtown to shop, dine and enjoy our festivals and events. At the heart of downtown, CBD Development and Cadaret Grant are undertaking the $8 million renovation of Onondaga Tower. The end product will create space for our next generation of innovative companies.
Demand for downtown living continues to be a source of strength for our downtown market. And, downtown’s 0.8% vacancy rate means waiting lists for the apartments under construction. To meet this growing demand we have several transformative developments underway: • At the crossroads of downtown, the team at VIP Structures are transforming four vacant buildings into the Pike Block. The $25 million project is slated for a summer 2013 completion and will add 78 apartments, 25,000 square feet of ground floor retail space and create a better connection between Salina Street and Armory Square. • Washington St. Partners is underway with the development of Merchants Commons at the corner of Fayette and Warren Streets. This $12.5 million project brings 66 apartments online in 2013.
• •
The 319 at South Salina is now complete. This $2.5 million project brought us a new retailer, Villa, in March of this year and 12 apartments on the upper floors. Opened in August, Geneva Tower is the first phase in the $32 million in development taking place on SUNY Upstate Medical University’s west campus. Once complete, the project will add more than 400 students, medical residents and hospital staff to downtown’s population.
It takes committed business and property owners to make Downtown Syracuse grow and expand. Companies like Bond, Schoeneck & King, who renewed their lease and expanded at One Lincoln Center, demonstrate belief in downtown’s strength. Or KS&R, who expanded their downtown workforce by moving 185 jobs from the suburbs into the Syracuse Building to be closer to their AXA Towers headquarters. It’s not just existing companies that see downtown as good for their future. This year we celebrated several new businesses moving into downtown, including SWBR Architects and BTI Travel. Adding to downtown’s vibrancy, we were pleased to welcome 24 new retail businesses in the last 12 months. These are just the highlights of the $265 million in investment underway in Downtown Syracuse – major projects, new amenities and two new retailers opening every month. It’s time to think differently about downtown. It’s time to get excited about everything that’s happening. And it’s time to understand that we are an innovative, visionary community. Downtown is at the center of $1.4 billion in investment activity taking place in our center city. But there’s still more to be done. And we need your help.
So we pose a challenge to you. Tell this story! Share the news of the investment happening right here. If we don’t let everyone know about all of the good things happening downtown – right now, who will? Share with the world a single project that means something to you. Maybe it’s the Creekwalk. Maybe it’s a spectacular view you’ve seen from a downtown apartment. Maybe it’s that one of a kind meal you had during AmeriCU Downtown Dining Week. You get the idea. We’d like to thank all of you who are contributing to downtown’s revitalization. Collaboration is an underlying theme in many of these projects, but innovation, inspiration and implementation are the common attributes. We at the Downtown Committee value these efforts and look forward to the year ahead and the changes we can make together. Using our collective creativity, determination and vision, we will create a thriving and vibrant downtown.
James V. Breuer, Chair
Merike L. Treier, Executive Director
Downtown Committee of Syracuse Executive Director Merike Treier shares what she loves about Downtown Syracuse.
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Downtown Syracuse visitor Andrea Bianchi shares what she loves about Downtown Syracuse.
Marketing & Communications Advertising As the primary advocate for Downtown Syracuse, the Downtown Committee works to promote the image of downtown as the cultural, employment, and commercial center of our community. In our ground-breaking television ad campaign entitled, “I Am Downtown Syracuse,” the district’s historic growth and development are presented in the context of its current, urban lifestyle. The spots continue to generate an unprecedented buzz and hometown pride among area residents. Recognizing the importance of the visitor market on commerce in Downtown Syracuse, the Downtown Committee advertised in the Syracuse Visitors Guide published by the Syracuse Post-Standard in conjunction with the Syracuse Convention & Visitors Bureau. The ads, highlighting shopping, dining, nightlife, arts & culture, living, and fun, direct visitors to the Downtown Committee’s website for information and encourage the in-person downtown experience. The Guide is published four times per year and more than 60,000 copies are distributed to all hotels in Onondaga County, to regional visitor centers and distributed at all area conventions and conferences. In an effort to extend our “Great Stories Begin Downtown” message and provide merchants with expanded advertising opportunities, the Downtown Committee launched a co-op advertising program with CNY Central. The ads featured the participating businesses, with a common 10-second tag at the end of each tying them to Downtown Syracuse. Nine downtown retail shops took advantage of the offer, purchasing a total of 430 spots, significantly adding to downtown’s media exposure over the summer.
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Special Events Celebrating its 41st year, the AmeriCU Syracuse Arts & Crafts Festival, presented by the Downtown Committee, showcased the work of 190 artists, expanding the show with 40 new exhibitors - the largest expansion in the show’s history. The event brought artisans from 30 states, Canada and India to Syracuse. Known for its exceptional fine art and contemporary crafts, the festival is highly respected and ranked nationally. The festival, held July 29 through July 31, 2011, drew 60,000 people downtown. The AmeriCU Syracuse Arts & Crafts Festival and Northeast Jazz & Wine Festival served as anchors for ArtsWeek, which allows downtown visitors to view and participate in numerous arts-related activities in Downtown Syracuse. In 2011, the AmeriCU Syracuse Arts & Crafts Festival was voted the “best place to purchase art” in the Syracuse New Times’ Best of Syracuse readers’ poll contest. The Downtown Committee partnered in presenting the Syracuse Style fashion show on September 22, 2011 on Walton Street. This first-ever outdoor runway show featured fashions from local shops. Fourteen downtown boutiques participated displaying men’s and women’s apparel, accessories, and jewelry. The seventh edition of Downtown Dining Week(s) was the largest ever, with 25 restaurants participating. This year’s promotion ran February 15 through the 29, 2012, with support from AmeriCU Credit Union. Participating restaurants offered three courses for $25 or less. The Downtown Committee continued two popular marketing initiatives started last year to encourage diners to interact with AmeriCU Dining Week: the “Behind the Scenes of
AmeriCU Dining Week(s)” blog, featuring photos and interviews with chefs, managers and owners from various Downtown Syracuse restaurants, and the AmeriCU Dining Week(s) Dish Photo Contest. An AmeriCU Dining Week(s) guide was added to the food-themed social media site Foodspotting to provide additional means of interaction for diners. In conjunction with the Everson Museum of Art’s exhibit, “From New York to Corrymore: Robert Henri and Ireland,” the Downtown Committee organized the Dinner with the Masters promotion that run from March 1 through May 10, 2012. At participating restaurants, exhibit ticket-holders were able to take advantage of a three-course meal for $25 or less by showing their ticket. The Downtown Farmers’ Market draws thousands of visitors, downtown workers and area residents to Clinton Square every Tuesday from June through October. The Farmers’ Market celebrated its 40th anniversary in 2012. In keeping with the sustainable theme, new this year, reusable Downtown Farmers’ Market-branded tote bags were available for purchase throughout the market season. Constituent Satisfaction Survey The Downtown Committee distributed its biannual constituent satisfaction survey this spring to the Downtown Committee’s mailing list, as well as via email blasts and social media. 347 responses were received, with a 28% response rate. The two largest groups of respondents were those identifying themselves as interested in downtown and downtown employees. 77% of respondents strongly or somewhat agreed with the statement that Downtown Syracuse was fundamentally strong and not likely to decline, a significant increase from previous years’ results. Large-scale development and economic develop-
downtown syracuse is one of the fastest growing population centers in onondaga county
ment programs continued to be important as demonstrated from the five priority programs identified by respondents. Respondents were also given a list of 31 of the Downtown Committee’s primary functions to gauge awareness of programs. Respondents were most familiar with the Downtown Committee’s marketing and communications functions, as well as the hanging flower basket program. Respondents tended to be least familiar with the security and environmental maintenance initiatives. The Downtown Committee uses the feedback collected from the survey to inform future work programs. Holiday Program This year, the Downtown Committee’s holiday program included the installation of holiday decorations throughout the district, a holiday-themed television commercial and a gift guide featuring 22 downtown retailers that was posted online and distributed through the Downtown Committee’s social media platforms. Merchants reported strong sales during the holiday season. Downtown Information The Downtown Committee continues to serve as an information clearinghouse with its website, online calendar, mobile app, social media platforms, printed brochures and quarterly reports to assist and inform constituents. The Downtown Committee’s Historic Downtown Syracuse, NY Walking Tour brochure was recognized by the Central New York Recreation and Parks Society, as well as the New York State Recreation and Parks Society as a winner in the publications and promotional brochures category for the organizations’ 2011 awards.
Visitors enjoy the Syracuse Style Fashion event which showcased fashions from 14 downtown retailers.
The Downtown Committee produced Facebook posts, Tweets & email blasts from July 2011-June 2012.
929
More than 60,000 visitors enjoyed the AmeriCU Syracuse Arts & Crafts Festival.
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Downtown Syracuse employee Terry Marshall shares what he loves about Downtown Syracuse.
Economic Development Downtown Living Tour The sixth annual Downtown Living Tour on Saturday, May 19, 2012 was the largest ever with 2,100 tickets sold. Central New Yorkers were given the unique opportunity to tour downtown’s newest examples of urban living, as well as learn about downtown living throughout history at some of downtown’s unique cultural venues. The tour showcased a wide variety of living environments, including upscale condos, new apartments, historic renovations and cultural venues. The tour was headquartered at Dinosaur Bar-B-Que and featured 10 tour stops. New this year, tour-goers were able to walk along the Creekwalk and enjoy strolling musicians, adding another dimension of uniqueness to the downtown experience. Six new properties were added to this year’s tour, highlighting several of downtown’s historic neighborhoods such as Hanover Square, Clinton Square and the Heart of Downtown. Designed to showcase downtown’s finest examples of urban living, the tour also aimed to increase awareness of the revitalization taking place in the Central Business District. In 2011, the Downtown Living Tour was recognized by the International Downtown Association with a Downtown Merit Award for the tour’s success in raising awareness about downtown development and was also recognized by the Preservation Association of Central New York (PACNY) with a “Tender Loving Care Award.” Main Street Programs In 2012, the Downtown Committee continued administration of its “Main Street Grant Programs.” Through these grant programs, property owners in specified target areas can apply for funding to assist with building and façade renovations. The grant awards are
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matching grants, with the property owner contributing a percentage of the cost and the Main Street grants accounting for a portion of the total. Grant funding for awarded projects has ranged from $3,500 to $45,000. The Downtown Committee has supported, or is in the process of supporting, 32 redevelopment projects, totaling more than $37.96 million in downtown development investment with $800,000 in grant funding. Retail Recruitment The Downtown Committee expanded the popular ‘Meet Downtown Syracuse’ campaign with the creation of kiosk posters featuring the same retailers highlighted in the Meet Downtown Syracuse brochure last year. The kiosk posters are on display throughout Salina and Warren Streets in Downtown Syracuse. In late spring, the Meet Downtown Syracuse brochure was also mailed out to more than 1,500 prospective retailers from around the state. The brochure is available online at www.downtownsyracuse.com/retail, or individuals can call (315)422-8284 to receive a copy. Quarterly Office Reports The Downtown Committee continues to produce a quarterly report detailing Downtown Syracuse’s office and retail market trends. The information compiled is also updated on the Downtown Development Showcase site, development.downtownsyracuse.com, a resource for prospective downtown Syracuse tenants, property owners and developers.
Economic Development Assistance The Downtown Committee continues to provide information on available real estate spaces for prospective business and property owners, as well as act as a liaison with the City of Syracuse and other entities. The Downtown Committee assisted developers with the first round of New York State’s consolidated funding application and maintains a working knowledge of other financing and incentive programs available for downtown projects.
Look for these Meet Downtown Syracuse kiosk posters on display throughout downtown.
Downtown Living Tour visitors enjoy the view. New downtown tenant Cafe Kubal’s build-out was partially funded by a Main Street grant.
32 Main Street projects have leveraged in investment $37+ million in with $800k grant funding.
downtown syracuse is one of the fastest growing population centers in
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Downtown Syracuse enthusiast Debbe Webster shares what she loves about Downtown Syracuse.
Environmental Maintenance Hanging Flower Baskets The Downtown Committee of Syracuse expanded its popular hanging flower basket program to include Hanover Square and parts of the Heart of Downtown area, tripling the number of baskets hung during the pilot program in Cathedral Square last year. In total, 220 hanging flower baskets were installed. The baskets contain impatiens from Oliver B. Paine Greenhouses, a Downtown Farmers’ Market vendor. The Cathedral Square Neighborhood Association partnership was used as a model for expansion into other areas. The Associations supplement the maintenance cost to tend the baskets in their area throughout the season. The expanded hanging flower basket program is part of the Downtown Committee’s overall initiative to beautify the downtown streetscape. Earth Day/Spring Cleanup The Downtown Committee once again received tremendous interest in its annual Spring and Earth Day cleanups. More than 70 volunteers helped to clean downtown on Saturday, March 24, 2012. Additionally, more than 100 volunteers participated in the Downtown Committee’s annual Earth Day Cleanup on Saturday, April 21, 2012.
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50/50 Program The Downtown Committee and City of Syracuse participate in a cost-sharing agreement for streetscape maintenance items for the central business district. This past year, a tree replacement contract was executed, with new trees added to downtown’s core and 150 trees pruned. This program is part of a longer-range plan to address the health and condition of downtown’s tree-scape. The Downtown Committee also furnished 12 new trash cans throughout the downtown streetscape and repaired existing trash cans. Streetscape Funds As part of its South Salina Street and Hanover Square-Montgomery streetscape improvement programs, the Downtown Committee purchased 13 new steel benches, 20 decorative steel trash cans, eight cigarette urns and more than 140 hanging flower baskets and brackets for the area. All items were custom-ordered and upon arrival, were installed to improve the pedestrian experience within these downtown corridors.
Summer Maintenance During the summer months, the Downtown Committee maintenance staff has a number of daily duties around the district including litter removal; gumbusting; weeding on sidewalks and around planters and tree grates; landscaping in unmaintained public areas; mowing lawns and green spaces; graffiti removal from street furniture, buildings, bridges downtown investment, including... and signage; as well as watering flowers. These maintenance tasks ensuresyracuse that Downtown Syracuse remains attractive throughout the season.
$265million $86mResidential
CCA Partnership The Downtown Committee entered into a partnership this spring with the Center for Community Alternatives (CCA) for a two-year downtown worksite program. The goal of the program is to teach the value of meaningful work and also provide workplace experience with the goal of preparing individuals for permanent employment. The CCA’s program is funded by the US Department of Labor and is one of seven sites across the nation selected for this program. The goal is to serve 500 individuals in two years. Currently, there is a 15-person transitional work crew assigned to downtown. These individuals are employed by the CCA and work as an extension of the Downtown Committee’s environmental maintenance crew. The CCA crews address gateways into downtown, concentrating on litter, weed control and graffiti removal.
$123mInfrastructure $45mEntertainment
townKiosks syracuse is the fastest growing The Downtown Committee maintenance staff maintains and regularly rotates posters in 20 kiosks installed on South Salina and South Warren Streets. Kiosk posters highlight ulation centers in upcoming special events, as well as feature the current year’s Syracuse Poster Project collection. onondaga county
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CCA workers in Downtown Syracuse help maintain the downtown businesses to public space. have been open 10 years or longer
Downtown Committee maintenance staff help to
clear snow, powerwash, sweep & gumbust the
26 linear miles of sidewalk in
Downtown Syracuse. Downtown Committee staff member Kevin Stanard installs a hanging flower basket.
ANNUAL REPORT 2012
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Downtown Syracuse business owner Ralph Downtown Rotella shares what he Syracuse lovesowner about Downtown business Syracuse. Ralph Rotella shares what he loves about Downtown Syracuse.
Security Security Patrol Visibility The Downtown Committee Security patrol is comprised of retired Syracuse Police officers providing daily foot patrol throughout downtown, making them highly visible to downtown business owners and visitors. Through their “Officer Friendly” approach, the Downtown Committee Security staff has established strong relationships with business owners, downtown employees and residents. The Downtown Committee Security staff’s approachability provides downtown constituents with a beneficial resource. 423-HELP All downtown business owners and employees are provided with a direct line to the Downtown Security and Information Center, located in the Galleries, (315)423-HELP. Calls to this line are answered by a Syracuse Police Department (SPD) Community Service Officer stationed in the Downtown Security and Information Center who then dispatches the calls to Downtown Committee Security and SPD officers. The 423-HELP number is intended to give downtown business owners faster response to non-emergency quality of life issues.
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Downtown Committee & Syracuse Police Department Partnership Downtown Committee Security officers work in concert with the SPD, acting as a liaison between the business community and the police. Officers personally interact with business owners daily and address any concerns before they become serious issues. To provide prompt response to potential emergencies, both the SPD and Downtown Committee Security are dispatched to requests for assistance downtown. The Downtown Committee Security officers have assisted the SPD this year as they have focused on the core of downtown, creatively addressing the complexities and ensuring that Downtown Syracuse continues to be one of the safest neighborhoods in the City. Personal Safety Seminars Personal safety seminars are available to all downtown businesses and their employees. In the seminars, Downtown Committee Security officers cover basic safety strategies to ensure employees feel safe in their downtown surroundings or any other environment they may find themselves in.
Downtown Security & Information Center Located on the South Warren Street side of the Galleries, the Downtown Security and Information Center features dynamic window clings on the exterior windows of the space to draw in visitors. The center’s proximity to the Oncenter complex, which hosts a significant number of conventions, as well as its central location within the Central Business District, makes it a prime location to welcome visitors with information on Downtown Syracuse. Inside the storefront, maps, brochures and information about Downtown Syracuse, as well as two iPads, are available for visitors’ use. Visitors can use the iPads to access the Downtown Committee’s website, www.DowntownSyracuse.com, as well as CenterState Connect, a mobile app with comprehensive information about Downtown Syracuse that the Downtown Committee helped to develop. The app offers visitors even more options to customize their visit and discover all that downtown truly has to offer.
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Directly attached to the Information Center is the Security Center, an office space shared by the Downtown Committee Security force and the SPD. The Downtown Security and Information Center is a partnership effort of the Downtown Committee and the SPD. Officers who are on the downtown beat utilize the adjacent space for all of their office needs.
Downtown Committee Security staff
last year. 800 423-HELPcalls
responded to
The Downtown Security & Information Center at 440 South Warren Street.
Downtown Security Officers John Marcon and Gary Peak.
Syracuse Police Officers Tom Campanie and Tom McGuire speak with Officer Jen Hardwich who is stationed in the downtown district.
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Downtown Syracuse residents Mike & Cristin Manfredi share what they love about Downtown Syracuse.
Parking & Access Parking Lot Operation The Downtown Committee continues to operate a surface parking lot on the corner of North Franklin and West Willow Street under an agreement with National Grid. The lot is open evenings and weekends, making it a convenient choice for those patronizing Dinosaur Bar-B-Que across the street or taking advantage of nearby festivals in Clinton Square. The Downtown Committee also operates a surface parking lot on Herald Place between North Clinton and North Salina Streets. The lot is open for event parking during downtown festivals and offers a monthly parking option for surrounding businesses and property owners.
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Employee Parking Program The Downtown Committee initiated a campaign designed to encourage downtown service employees to park in lots and garages instead of utilizing valuable street parking that is designed for downtown visitors. Working with parking operators, the Downtown Committee facilitated discussions and helped to establish rates for downtown service and retail businesses. Retail business and restaurant owners were asked to provide this information to their employees and create internal policies that demonstrate that they support the effort to maintain street parking for customers.
The Centro Transit Hub was completed in September 2012. Construction on the Pike Block began in earnest this past summer.
The Inns at Armory Square is scheduled to be completed in spring 2013. An Onondaga County Save the Rain project on Water Street transformed the streetscape.
In a 5-minute walk through Downtown Syracuse, one passes at least
or 1park 23shops restaurants. &
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Downtown Syracuse Downtown developers V.I.P. Syracuse Structures developers VIP share what they love Structures share about Downtown what they love Syracuse. about Downtown Syracuse.
From left to right: Brian Dionne, Heather Graham, Chuck Wallace, Charlie Wallace, David Nutting, Marc Leonardis, Katie Carroll, Andrew Garlock & in the background, Glenn Murdock.
Financial Report Statement of Assets, Liabilities, and Fund Balance as of June 30, 2012 (unaudited report) Assets Checking Account $252,837 Petty Cash 100 Reserve 241,062 Accounts Receivable 41,840 Grant Receivable 27,670 Fixed Assets (Net Book Value) 111,580 Other Assets 39,459 TOTAL ASSETS $714,548 Liabilities Beginning Fund Balance 7/1/11 Year-to-Date Income/Expense Accounts Payable Other Liabilities TOTAL LIABILITIES
13
$463,627 2,532 185,906 62,483 $714,548
Statement of Income, Expense, and Fund Balance as of July 1, 2011 through June 30, 2012 (unaudited report) Income Special Assessment $807,504 Interest Income 2,650 Events 161,706 Transportation 108,304 Miscellaneous 5,500 Grant Income 193,433 TOTAL INCOME $1,279,097
Expense Administration $147,171 Environmental Maintenance 262,332 Marketing 217,611 Security 154,764 Economic Development 109,214 Events 94,399 Transportation 52,641 Downtown Foundation 70,000 Grant Expense 168,433 TOTAL EXPENSE $1,276,565 INCOME OVER EXPENSE
$2,532
OFFICERS Chair: James V. Breuer, President, Hueber-Breuer Construction Vice Chair: Anthony Fiorito, President, Partnership Properties Treasurer: Stephen D. Fournier, President of the Central New York District, Key Bank Secretary: Mark A. Russell, Partner, Eric Mower & Associates DIRECTORS Timothy Carroll, Director of Mayoral Initiatives, City of Syracuse Emanuel Carter, Associate Professor, SUNY College of Environmental Science and Forestry Robert Doucette, President, Armory Development & Management; Partner, Paramount Realty Group William Fisher, Deputy County Executive, Onondaga County Edward Koolakian, Owner, Koolakian’s Menswear Melanie Littlejohn, Regional Executive: Energy Solution Services, National Grid Andrew Maxwell, Director of Planning & Sustainability, City of Syracuse Joel Shapiro, Owner, Mr. Shop Gregg Tripoli, Executive Director, Onondaga Historical Association
EX OFFICIO MEMBER Robert M. Simpson: President, CenterState CEO STAFF Merike L. Treier, Executive Director Charles J. McFadden, Director of Operations Laurie Reed, Marketing Director Tom Campanie, Director of Security Lisa Romeo, Communications Coordinator Alexandra Pivovarova, Economic Development & Marketing Assistant Heather Hnatko, Assistant to the Executive Director Gary Peak, Security Officer David Kneer, Operations Staff Kevin Stanard, Operations Staff Jake Schrader, Parking Staff
downtown syracuse is one of the fastest growing population centers in onondaga county
Downtown Committee of Syracuse, Inc. Photos on pages 1, 2, 3, 5, 7, 9, 11, 13 & 14 by Charles Wainwright
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