ZONING BOARD OF APPEALS

COMMON COUNCIL CHAMBERS – CITY HALL

DECEMBER 19, 2023  5:00 PM

ZBA Case No: 25-23                                                                Zone: Mixed Use Campus

Address:         Tilden Avenue/Armory Drive                                                    Area Variances

CTM #:           331.013-2-2 and 331.009-2-3

Applicant:       Bruce Adib-Yazdi

Owner:           Utica Municipal Housing Authority

Pursuant to Section 2-29-32(d)(1) of the Zoning Ordinance of the City of Utica, the applicant is seeking an area variance in order to construct new apartment buildings at the above referenced properties.

The applicant is proposing to demolish the current housing complexes known as Adrean Terrace, ND Peters and FX Matt which roughly encompass 25 acres in the neighborhood along Tilden Avenue and Armory Drive.  The Utica Municipal Housing Authority, d/b/a People First is proposing to demolish all of the existing buildings that comprise these three developments as they have reached a point of functional obsolescence and would not be cost-effective to rehabilitate.

The proposed replacement housing will include a variety of building and housing types, as well as larger indoor community spaces and outdoor amenities.  The plan also calls for the consolidation of the three properties into a single tax parcel.

In accordance with Section 2-29-126 (g)(7) of the Zoning Ordinance of the City of Utica, in a mixed-use campus zoning district, the minimum required ground floor transparency, front façade is 65%; ground floor transparency, corner side façade (min) is 30% and upper floor transparency, front and corner side facades (min) is 30%.  The applicant is seeking an area variance in order to reduce the transparency of the proposed construction to approximately 10% ± for the residential structures and 20% ± for the community building. 

In accordance with Section 2-29-126 (g)(8) of the Zoning Ordinance of the City of Utica, pedestrian access for the main entrance shall be facing the sidewalk.  Most of the residential buildings will be constructed to face the interior of the development.  The applicant will be required to receive an area variance for the change in the location of the entrances.