May 6, 2021
Greetings Neighbors,
Please take notice that the City of Utica Zoning Board of Appeals will hold a Public Hearing on Tuesday, MAY 18, 2021 at 5:00 pm in the Common Council Chambers of Utica City Hall.
According to Section 2-29-108(3)(b) 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) 792-0181or pdecarr@cityofutica.com.
ZONING BOARD OF APPEALS
COMMON COUNCIL CHAMBERS – CITY HALL
MAY 18, 2021 5:00 PM
ZBA Case No.: 13-21 Zone: UMU
385 N. Genesee Street Area Variances
Applicant: Clifford Fuel Co., Inc.
Owner: Clifford Fuel Co., Inc.
Pursuant to Section 2-29-67(4)(a) of the Zoning Ordinance of the City of Utica, the applicant is seeking an area variance in order to construct a new gasoline/convenience station at the above referenced property.
Currently, there is an existing gasoline/diesel fuel pumping station with six pumps, a small 510 sf office/retail building, a 3600 sf tunnel type car wash, underground storage tanks and three vacuum stations on the 50,000 sf property.
The applicant is proposing to demolish and remove the office/retail building, car wash building and vacuum stations. The gasoline pump area will be renovated to provide six gasoline fuel pumps to service up to 12 vehicles. The canopy will have a new fascia, soffit and lighting. A new separate diesel fuel pump island will be constructed south of the gas canopy with pumps to fuel two vehicles at a time. There will be a new canopy over the diesel island. The old underground fuel tanks will be removed and two new underground tanks will be installed between the two fuel canopies.
In addition, the applicant will construct a new 4,400 sf one story convenience store on the west side of the site with parking for 25 vehicles. This will allow Clifford Fuel to provide a full-service convenience store with prepared food to serve their customers. This building will be similar to the Cliff’s Market that was constructed in 2018 on Culver Avenue. The existing site will be reconstructed to provide better access, traffic control, drainage, lighting and landscaping.
The applicant is seeking area variances for the following:
Urban Mixed Use
Requirement Proposed Plan Action
Front Yard Setback Min 0’/Max 12’ Genesee St. N. – 190’ Variance
Riverside Dr. – 12’-32’ Variance
Auert Ave. – 76’-79’ Variance
Transparency-
Ground Floor Front 60% Min. Genesee St. - 25% Variance
Genesee St. – 7.5% Variance
Riverside Dr. – 0% Variance
Auert Ave. – 39% Variance
The applicant will be required to receive a Special Use Permit from the City of Utica Planning Board along with a curb cut variance.
ZBA Case No.: 14-21 Zone: RM
902 Hillcrest Avenue Area Variance
Applicant: Kim Bates
Owner: Kim Bates
Pursuant to Section 2-29-67(4)(a) of the Zoning Ordinance of the City of Utica, the applicant is seeking an area variance in order to erect a fence at the above referenced property.
The applicant is proposing to install a 6’ chain link fence to replace a split-rail fence along Merriline and Hillcrest Avenue. A 4’ high wood solid fence will be installed for a dog pen in a small area in the rear along Merriline Avenue.
In accordance with the Zoning Ordinance of the City of Utica, a maximum height of 4’ open and a 3’ solid style fence is allowed in the front yard in a Residential Mixed zoning district. The applicant will be required to receive an area variance for the proposed height and location of the fence.
ZBA Case No.: 15-21 Zone: RM
315 Leah Street Area Variance
Applicant: Eh Blut
Owner: Eh Blut
Pursuant to Section 2-29-67(4)(a) of the Zoning Ordinance of the City of Utica, the applicant is seeking an area variance in order to erect a fence at the above referenced property.
The applicant is proposing to install a 6’ solid wood fence on a corner property. The fence will be erected off the front edge of the porch and run parallel with Leah Street toward the corner. The fence will extend to approximately 1’ from the inside edge of the sidewalk on Neilson Street along the property and connect to an existing fence in the rear of the property.
In accordance with the Zoning Ordinance of the City of Utica, no obstruction to vision, other than an existing building, post, column or tree, exceeding 24 inches in height above the established grade of the street at the property line shall be erected or maintained on any lot within the triangle formed by the street lot lines of such lot and a line drawn between the points along such street lot lines 30 feet distant from their points of intersection.
In accordance with the Zoning Ordinance of the City of Utica, a maximum height of 3’ solid style fence is allowed in the front yard in a Residential Mixed zoning district. The applicant will be required to receive an area variance for the proposed height and location of the fence.
ZBA Case No.: 16-21 Zone: NMU
2711 Genesee Street Area Variance
Applicant: Utica Sign and Graphics
Owner: GPO Federal Credit Union
Pursuant to Section 2-29-67(4)(a) of the Zoning Ordinance of the City of Utica, the applicant is seeking an area variance in order to install signage at the above referenced property.
The applicant is proposing to install a 5’ x 8’ double faced (80sf) LED message center for GPO Federal Credit Union. In accordance with the Zoning Ordinance of the City of Utica, 60 sf is the maximum size allowed for a free-standing sign in a Neighborhood Mixed Use zoning district. The applicant will be required to receive an area variance for the increased size.
