Greetings Neighbors,
Please take notice that the City of Utica Zoning Board of Appeals will hold a Public Hearing on Tuesday, AUGUST 19, 2025 at 5:00 pm in the Common Council Chambers of Utica City Hall.
According to Section 2-29-77 of the City of Utica Zoning Ordinance, with respect to an application for a variance, the clerk of the board shall send written notice to all owners of property within 200 feet of the exterior boundaries of the subject property.
This letter shall serve as written notice of stated ordinance.
If you have any questions or concerns, contact Patti DeCarr at (315) 792-0181 or pdecarr@cityofutica.com.
ZONING BOARD OF APPEALS AGENDA
COMMON COUNCIL CHAMBERS – CITY HALL
AUGUST 19, 2025 5:00 PM
ZBA Case No.: 11-25 Zone: R1
Address: 9 Seward Avenue Use Variance
Applicant: Johnnny Paredes
Owner: GJ Holdings, LLC
Pursuant to Section 2-29-32(d)(2) of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of a use variance in order to utilize the home for a short-term rental at the above referenced property.
The applicant is currently operating a short to mid-term rental Airbnb. The applicant stated that he markets to nurses, travelers and construction company crews. The Airbnb is advertised as a 5-bedroom, 2.5-bathroom home that accommodates 12 people. It states that there is parking for four cars in the driveway along with exterior security cameras.
Short-term rentals are not a permitted use in a Residential Single zoning district, therefore, the applicant will be required to receive a use variance for the continuance of the rental unit.
The applicant stated that they have accepted a purchase offer for the property and have a contract to sell. The applicant stated that the property will be owner occupied and will not be used for a short-term rental. Therefore, the Board voted to table the application until the next regularly scheduled meeting unless the property is sold prior to the meeting in August.
ZBA Case No.: 14-25 Zone: UMU
Address: Whitesboro Street Area Variance
CTM #: 306.17-1-63 Use Variance
Applicant: Faith Outdoor LLC
Owner: Whitesboro St Point LLC
Pursuant to Section 2-29-32(d)(1) and (2) of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of an area variance and a use variance in order to construct a billboard at the above referenced property.
The applicant is proposing to construct a 12’ x 24’ (576 sf) double sided digital billboard on an 81 sf piece of property which will be leased to the applicant. The proposed billboard will be 27’ high.
In accordance with Section 2-29-136 of the Zoning Ordinance of the City of Utica,
- Billboard signs shall be allowed only in the I and IMU Zoning Districts.
- No billboard sign shall be permitted within 300 feet of any use in the residential category as listed in the use table or within 750 feet of any use in the municipal/civic category as listed in the use table.
- There must be a minimum of 1,000 feet between billboards on primary roads and a minimum of 500 feet between billboards on secondary roads and state-controlled access highways, and this distance shall be measured in all directions.
- No billboard shall exceed 30 feet in height from ground level or 400 square feet in sign area.
- No billboard shall be painted upon the surface area of any building.
- No billboard shall be erected on the top of any building.
- All billboard signs shall conform to the dimensional requirements of the applicable zoning district.
- The name of the person(s) erecting and maintaining such sign shall be plainly marked on such sign in a manner prescribed by the Department of Codes Enforcement.
Billboards are not a permitted use in an Urban Mixed Use zoning district, therefore, the applicant will be required to receive a use variance for this location. The applicant will also be required to receive an area variance for the proposed size of 576 sf where 400 sf is the maximum size permitted and the reduction of a minimum of 1,000 feet between billboards on primary roads.
The Board explained that this application will require review and approval by Oneida County Planning Department in accordance with Sections of 239-l, 239-m and 239-n of the General Municipal Law of the State of New York. The Board voted to table the application until the next regularly scheduled meeting for the determinations provided by Oneida County Planning Department based on the location of the proposed billboard to an adjacent municipality.
ZBA Case No.: 17-25 Zone: R1
Address: 9 Beverly Place Area Variance
Applicant: CarlLoyd Gowe
Owner: CarlLoyd Gowe
Pursuant to Section 2-29-32(d)(1) of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of an area variance in order to install fencing at the above referenced property.
The applicant is proposing to install a 6’ high white vinyl fence to enclose the side yard. The fence will start at the front edge of the house to enclose the side yard. The fence will extend around to the left side of the home parallel with the road. The fence will run toward the back of the property along the driveway and connect to the garage.
In accordance with Section 2-29-185 (c)(2) of the Zoning Ordinance of the City of Utica, all fences measuring more than three feet high are prohibited in the front yard of both inside and corner lots, therefore, the applicant will be required to receive an area variance for the height of the proposed fence.
ZBA Case No.: 18-25 Zone: NMU
Address: 331-333 Blandina Street Use Variance
Applicant: Frantz Petiote
Owner: Victor Rienzo
Pursuant to Section 2-29-32(d)(2) of the Zoning Ordinance of the City of Utica, the applicant is seeking approval of a use variance in order to utilize the vacant lot for automobile sales.
The applicant is proposing to construct a 10’ x 14’ office structure on the vacant parcel. There will be space for the sale of nine (9) cars on the lot. The entrance will be on 1st Street and the customers will exit on Blandina Street. Two employees will be on site from 10:00 am – 6:00 pm.
In accordance with the Zoning Ordinance of the City of Utica, vehicle sales/rental/storage is defined as any building, land area or other premises used for the display or sale or lease or rental of new or used automobiles, trucks, trailers or boats, but not including any repair work other than warranty and other repair service conducted as an accessory use on such premises. A permanent sales office building shall be located on the same lot as the vehicle sales.
All entrance and exit lanes, parking areas and vehicle storage areas shall be surfaced with an all-weather, durable and dustless surface and stormwater shall be account for according to state, local and federal regulations.
Auto sales is not a permitted use in a Neighborhood Mixed Use zoning district, therefore, the applicant will be required to receive a use variance in order to operate at this location.
