ZONING BOARD OF APPEALS AGENDA

COMMON COUNCIL CHAMBERS – CITY HALL

OCTOBER 21, 2025   5:00 PM

ZBA Case No.: 21-25                                                                                       Zone: CBD

Address:          221 Oriskany Street E.                                                              Area Variance

Applicant:        Ray Risucci

Owner:             The Mohawk Observer, LLC

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 install signage at the above referenced property.

The applicant is proposing to install a 30” x 31’ (77.5 sf) channel letter sign on the west side of the building.  The sign will read “PUFF THEORY CANNABIS.”  The sign will be located approximately 20’ above grade on the side wall of the building.

In accordance with Section 2-29-134 of the Zoning Ordinance of the City of Utica, the maximum total wall signage in a Central Business District permitted is 60 sf.  The applicant is required to receive an area variance for the increase in square footage permitted. 

ZBA Case No.: 22-25                                                                                       Zone: RM

Address:          201 French Road                                                                      Area Variance

Applicant:        Adolfo Sanchez

Owner:             GJ Holdings, LLC

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 legitimize the installation of fencing at the above referenced property.

The applicant has installed an 8’± high wood solid entryway/gate with a roof to the front yard.   The entire front yard is enclosed by a 3’ open style fence.  The applicant has stated that they installed this structure/fence for privacy and safety for his family. 

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 fence/entry way along French Road.

ZBA Case No.: 23-25                                                                                       Zone: RM

Address:          2012 Sunset Avenue                                                                 Use Variance

                        803 &805 Arnold Avenue

Applicant:        Tyler Griffith

Owner:             Sturges Manufacturing

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 construct an addition at the above referenced property.

In accordance with Section 2-29-62 of the Zoning Ordinance of the City of Utica, a nonconforming use shall not be expanded beyond the area of the existing structure in which the use is located, unless granted a use variance from the Zoning Board of Appeals. 

The applicant is proposing to construct a 15,000-sf addition to the manufacturing facility.  The addition will be 110’ x 155’.  This expansion will encompass three lots on Arnold Avenue.  The business hours will remain as they currently exist.  There will be no additional traffic on Arnold Avenue due to the expansion.  

The applicant previously received a use variance in November 2021 for the 10,600-sf expansion that has been constructed.