[Ord. No. 4, 2-3-2021]
No structure shall hereafter be erected and no existing structure shall be moved, altered, added to or enlarged, nor shall any land or structure be used or arranged to be used for any purpose other than what is included among the uses listed in the following tables as permitted in the zoning district in which the structure or land is located, nor shall any land or structure be used in any manner contrary to any other requirements specified in this chapter.
[Ord. No. 4, 2-3-2021]
The following structures and uses shall be exempt from the regulations of this chapter.
(a) 
Wires, cables, conduits, vaults, laterals, pipes, mains, valves or other similar equipment for the distribution to consumers of telephone or other communications, electricity, gas or water, or the collection of sewage or surface water operated or maintained by a government entity or a public utility, including customary meter pedestals, telephone pedestals, distribution transformers and temporary utility facilities required during building construction, whether any such facility is located underground or aboveground, but only when such facilities are located in a street right-of-way or in an easement less than 25 feet in width. This exemption shall not include any substation located on or above the surface of the ground or any such distribution facility located in an easement of 25 feet or more in width.
(b) 
Railroad tracks, signals, bridge and similar facilities and equipment on a railroad right-of-way and maintenance and repair work on such facilities and equipment.
(c) 
The following structures may be exempt from the dimensional requirements set forth in this chapter: underground utility equipment, mailboxes, bus shelters, public bicycle shelters, or any similar structures or devices as determined by the Commissioner of Urban and Economic Development and are not incongruous with the aesthetic standards of the surrounding area.
[Ord. No. 4, 2-3-2021]
(a) 
Uses indicated with a ‘D’ in the accompanying Use Table require review by the Department of Urban and Economic Development and may require Planning Board review.
(b) 
The Department of Urban and Economic Development, in consultation with City Engineering Department, shall first review the site plan review criteria listed below, as applicable. After such review the Department shall determine if additional scrutiny by the Planning Board is warranted and may refer the application to the Planning Board for site plan review.
(1) 
Adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, pavement surfaces, dividers and traffic control.
(2) 
Adequacy and arrangement of pedestrian traffic access and circulation, walkway structures, control of intersections with vehicular traffic and overall pedestrian convenience.
(3) 
Location, arrangement, appearance and sufficiency of off-street parking and loading.
(4) 
Location, arrangement, size, design and general site compatibility of buildings, lighting and signs.
(5) 
Adequacy of stormwater and drainage facilities.
(6) 
Adequacy of water and sewage disposal facilities.
(7) 
Adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and/or noise buffer between the applicant’s and adjoining lands, including the maximum retention of existing vegetation.
(8) 
In the case of multifamily dwellings, the adequacy of usable open space for play areas and informal recreation.
(9) 
Protection of adjacent or neighboring properties against noise, glare, unsightliness or other objectionable features.
(10) 
Adequacy of fire lanes and other emergency zones and the provisions of fire hydrants.
(11) 
Special attention to the adequacy of structures, roadways, and landscaping in areas with susceptibility to ponding, flooding and/or erosion.
(12) 
Overall sensitivity to the environment.
[Ord. No. 4, 2-3-2021; amended 4-5-2023 by Ord. No. 94; 4-5-2023 by Ord. No. 95; 4-5-2023 by Ord. No. 96; 5-15-2024 by Ord. No. 72]
(a) 
The accompanying Use Table lists the permitted uses of land and buildings for the various zoning districts.
(b) 
The Use Table lists one of the following for each use within each District:
(1) 
P: Use requires review by the City of Utica Codes Department.
(2) 
D: Use requires review by the Department of Urban and Economic Development and may require Planning Board review.
(3) 
S and SP: Use requires City of Utica Codes Department, Department of Urban and Economic Development, and Planning Board review.
(4) 
Blank: Use is not permitted.
(c) 
All uses allowed as a principal use are allowed as accessory uses.
District
CBD
Central Business District
UMU
Urban Mixed-Use
NMU
Neighborhood Mixed-Use
RM
Residential Mixed
R1
Residential Single
I
Industrial
IMU
Industrial Mixed-Use
LC
Land Conservation
MUC
Mixed-Use Campus
Key To Symbols
P
Permitted By Right
D
Department Review
S
By Site Plan Review (Article X, Division 3)
SP
By Special Use Permit (Article X, Division 4) and Site Plan Review
Blank
Not Allowed
X
Supplemental Regulations
Use Table
CBD
UMU
NMU
RM
R1
I
IMU
LC
MUC
Supp Regs
a. Residential
Dwelling, single-family detached
P
P
P
Dwelling, single-family attached
P
P
Dwelling, two-family
P
P
Dwelling, multifamily
P
P
S
P
Dwelling, apartment buildings
S
S
S
SP
S
S
Dwelling, accessory unit
P
P
SP
X
Dwelling, mixed-use (small)
P
P
P
P
Home occupation, minor
P
P
P
P
P
P
P
X
Home occupation, major
P
P
S
P
P
X
Community residential facility/group home
SP
SP
SP
S
Student housing
S
S
P
P
P
Live-work unit
S
S
D
P
b. Lodging
Bed-and-breakfast (up to 5 rooms)
P
P
P
Boarding- or rooming house
P
P
P
Fraternities/sororities
P
Hotel/motel (no room limit)
S
S
S
S
Inn (up to 12 rooms)
S
S
SP
S
Short-term rental
D
D
D
SP
P
c. Commercial
Adult use
S
S
Addiction clinic
SP
SP
SP
SP
Extended stay addiction clinic
SP
SP
Amusement, recreation, or entertainment (indoor)
D
P
S
SP
S
S
Amusement, recreation, or entertainment (outdoor)
S
S
S
S
S
Bar, restaurant, or cafe
P
P
P
SP
P
P
S
Brewery (industrial)
P
Brewery (micro)
P
P
S
P
P
P
Day-care center
P
P
P
P
Dog day-care
SP
SP
SP
SP
SP
X
Drive-through, accessory
S
P
P
P
P
Dry-cleaning establishment
SP
SP
SP
Family day-care
P
P
P
P
SP
Funeral home
P
S
General retail
S
P
S
S
Medical care facility
SP
SP
SP
Mixed-use building (large)
S
S
SP
S
Neighborhood convenience store
SP
SP
SP
SP
SP
SP
X
Neighborhood retail
P
P
P
P
P
P
X
Health/sport club
D
P
SP
SP
S
P
Nightclub/cabaret
SP
S
SP
S
S
Office
P
P
D
P
P
P
Outdoor cafe, accessory
P
P
P
SP
P
P
P
Repair shop
S
S
P
P
P
Smoke shop
SP
SP
SP
Private clubs
D
P
SP
P
P
Shopping center
D
D
SP
D
Service establishment
P
P
D
SP
SP
P
P
Theater
S
S
S
SP
S
P
Vending lot
SP
SP
SP
SP
P
Marijuana dispensaries/retail
SP
SP
SP
X
Specialty food store
P
P
P
P
P
P
d. Automotive
Auto repair
S
P
P
X
Auto body repair
S
P
P
X
Car wash
S
S
S
X
Gasoline/convenience station
SP
SP
S
S
X
Parking structure
S
S
SP
S
S
S
Vehicle sales/rental/storage
S
S
S
X
Vehicle charging station
P
P
P
P
P
P
P
Parking area
P
P
P
P
Parking lot
P
P
S
S
D
P
e. Municipal/Civic
Cemetery
SP
Community center
D
P
D
SP
Convention center
S
SP
S
S
S
Municipal parks
P
P
P
P
P
P
P
Museum
P
P
P
P
P
School: college, university or trade
S
S
SP
S
S
S
School: preschool, elementary, middle, high
S
S
S
S
S
S
Religious use
P
S
S
S
S
S
S
P
Essential services
P
P
P
P
P
P
P
P
X
Emergency services
P
P
P
P
P
P
P
X
Zoo
S
f. Industrial
Composting facility
SP
SP
Dispatch service or freight truck terminal
SP
Industrial facility
P
P
Storage yard
S
Technology/research facility
S
S
P
P
P
Warehouse/wholesale distribution
P
P
Self-storage facility
SP
P
P
g. Other/Agriculture
Animal clinic/veterinary hospital
SP
SP
SP
SP
X
Greenhouse
P
SP
P
P
P
X
Kennel, commercial
SP
SP
SP
X
Agriculture, personal
P
P
P
Agriculture, urban
P
SP
P
P
P
X
Marijuana cultivation/manufacturing/packaging
SP
SP
X
h. Energy
Geothermal
P
P
P
P
P
P
P
SP
P
Public utility
P
P
P
S
Solar, accessory
P
P
P
P
P
P
P
P
P
X
Solar, large-scale/farm
S
S
S
S
X
[Ord. No. 4, 2-3-2021]
The accompanying tables provide graphic examples and dimensional requirements for each of the zoning districts.
(a) 
Central Business District - CBD.
(1) 
Purpose. Highest density with the greatest variety of uses, including buildings of regional importance. New infill development should reinforce the urban character.
(2) 
Description. Buildings are of unlimited height, there are no minimum parking requirements. Maximum lot coverage is 100%.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
No minimum
B
Lot width (minimum/maximum)
10 feet
C
Lot coverage (maximum - corner)
90%
D
Accessory structure maximum total footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
0 feet/10 feet
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
n/a
D
Rear yard (minimum)
n/a
E
Parking setback
5 feet
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
n/a
B
First story minimum height
12 feet
C
Story height (minimum)
9 feet
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
75%
B
Ground floor transparency, corner side facade (minimum)
50%
C
Upper floor transparency, front and corner side facades (minimum)
30%
(8) 
Pedestrian access.
A
Main entrance location (required)
Facing sidewalk
B
Functional entry spacing
30 feet maximum
(9) 
Building articulation.
A
Vertically oriented projection or recess no greater than 30 feet apart. Exceptions: not required above 5th story or where windows are consistently recessed 4 inches or more.
B
A horizontal projection is required between the first and third stories.
C
Any building taller than 50 feet must have a 4-foot minimum front facade stepback between 20 feet minimum and 60 feet maximum above grade.
D
*Stepback bonus: Stepbacks greater than 8 feet allow for additional stories with a floor area no more than 3 times the total area of the stepback.
(10) 
Other standards: maximum twelve-foot frontage unbuilt.
(b) 
Urban Mixed-Use - UMU.
(1) 
Purpose. High-density commercial and residential area. Contains many of the historic areas and areas of the city with existing design guidelines. Adaptive reuse of large buildings and new infill construction of mixed-use buildings is preferred.
(2) 
Description. Buildings are three to six stories high, parking requirements are flexible. Maximum lot coverage is roughly 75%.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
No minimum
B
Lot width (minimum/maximum)
10 feet
C
Lot coverage (maximum - corner)
90%
D
Accessory structure maximum total footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
0 feet/12 feet
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
n/a
D
Rear yard (minimum)
n/a
E
Parking setback
5 feet
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
n/a
B
First story minimum height
12 feet
C
Story height (minimum)
9 feet
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
60%
B
Ground floor transparency, corner side facade (minimum)
30%
C
Upper floor transparency, front and corner side facades (minimum)
30%
(8) 
Pedestrian access.
A
Main entrance location (required)
Facing sidewalk
B
Functional entry spacing
30 feet maximum
(9) 
Building articulation.
A
Vertically oriented projection or recess no greater than 30 feet apart. Exceptions: not required above 5th story or where windows are consistently recessed 4 inches or more.
B
A horizontal projection is required between the first and third stories.
C
Any building taller than 50 feet must have a 4-foot minimum front facade stepback between 20 feet minimum and 60 feet maximum above grade.
D
*Stepback bonus: Stepbacks greater than 8 feet allow for additional stories with a floor area no more than 3 times the total area of the stepback.
(10) 
Other standards: maximum twelve-foot frontage unbuilt.
(c) 
Neighborhood Mixed-Use - NMU.
(1) 
Purpose. Vibrant neighborhoods that allow for a mix of residential dwelling unit types, commercial services, parks and community facilities. This district reflects the walkable and historic nature of Utica’s neighborhoods. Commercial uses in the NMU District compliment the dense residential neighborhoods in the adjacent RM neighborhoods.
(2) 
Description. Buildings are two to four stories. Front setbacks are minimal. Vertical mixed use is encouraged. Private parking is subordinate to the public realm.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: stoop; porch; lightwell; awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
1,000 square feet
B
Lot width (minimum/maximum)
10 feet/100 feet
C
Lot coverage (maximum - corner)
70% to 90%
D
Accessory structure maximum total footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
Average
B
Facade length (maximum)
60 feet
C
Side yards (minimum total)
10 feet
D
Rear yard (minimum)
10 feet
E
Parking setback
10 feet
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
4 stories*
B
First story minimum height
9 feet
C
Story height (minimum)
9 feet
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
50%
B
Ground floor transparency, corner side facade (minimum)
30%
C
Upper floor transparency, front and corner side facades (minimum)
30%
(8) 
Pedestrian access.
A
Main entrance location (required)
Facing sidewalk
B
Functional entry spacing
n/a
(9) 
Building articulation.
A
Vertically oriented projection or recess no greater than 30 feet apart. Exceptions: not required above 5th story or where windows are consistently recessed 4 inches or more.
B
A horizontal projection is required between the first and third stories.
C
Any building taller than 50 feet must have a 4-foot minimum front facade stepback between 20 feet minimum and 60 feet maximum above grade.
D
*Stepback bonus: Stepbacks greater than 8 feet allow for additional stories with a floor area no more than 3 times the total area of the stepback.
(10) 
Other standards: maximum twelve-foot frontage unbuilt.
(d) 
Residential Mixed - RM.
(1) 
Purpose. Compact residential neighborhoods that provide a variety of housing options reflective of the needs of all residents. Primarily single- and two-family structures and some multifamily structures that are smoothly integrated into the fabric of existing neighborhoods.
(2) 
Description. Buildings are two to three stories. Lot sizes are small to medium.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: stoop; porch.
(4) 
Lot dimensions.
A
Lot area (minimum)
1,000 square feet
B
Lot width (minimum/maximum)
10 feet to 100 feet
C
Lot coverage (maximum - corner)
70% to 90%
D
Accessory structure maximum total footprint
900 square feet
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
Average
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
10 feet
D
Rear yard (minimum)
10 feet
E
Parking setback
Greater than primary facade
F
Accessory structure
5 feet side and rear
(6) 
Building height.
A
Building height (maximum)
3 stories
B
First story minimum height
9 feet
C
Story height (minimum)
9 feet
D
Accessory structure height
Less than primary building
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
30%
B
Ground floor transparency, corner side facade (minimum)
30%
C
Upper floor transparency, front and corner side facades (minimum)
30%
(e) 
Residential Single - R1.
(1) 
Purpose. Low-density residential zones where the primary use is single-family homes. Lot sizes vary from medium to large. Streets are lined with sidewalks and ample greenery.
(2) 
Description. Buildings are one to two stories. Front setbacks are varied.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: stoop; porch.
(4) 
Lot dimensions.
A
Lot area (minimum)
5,000 square feet
B
Lot width (minimum/maximum)
50 feet to 200 feet
C
Lot coverage (maximum - corner)
40%
D
Accessory structure maximum total footprint
900 square feet
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
15 feet/none
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
20 feet
D
Rear yard (minimum)
15 feet
E
Parking setback
none
F
Accessory structure
5 feet side and rear
(6) 
Building height.
A
Building height (maximum)
3 stories
B
First story minimum height
n/a
C
Story height (minimum)
n/a
D
Accessory structure height
Less than primary building
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
n/a
B
Ground floor transparency, corner side facade (minimum)
n/a
C
Upper floor transparency, front and corner side facades (minimum)
n/a
(f) 
Industrial - I.
(1) 
Purpose. A district designed to diversify and strengthen the local economic base by allowing for light manufacturing, assembly and fabrication, including small-scale or specialized industrial operations, office, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales, or distribution of such products general retail.
(2) 
Description. Multistory buildings with on-site parking for automobiles and/or trucks.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: lightwell; awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
20,000 square feet
B
Lot width (minimum/maximum)
50 feet/none
C
Lot coverage (maximum - corner)
60%
D
Accessory structure maximum total footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
25 feet/none
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
10 feet plus buffer
D
Rear yard (minimum)
10 feet plus buffer
E
Parking setback
None
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
4 stories
B
First story minimum height
n/a
C
Story height (minimum)
n/a
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
n/a
B
Ground floor transparency, corner side facade (minimum)
n/a
C
Upper floor transparency, front and corner side facades (minimum)
n/a
(g) 
Mixed-Use Campus - MUC.
(1) 
Purpose. Mixed-Use Campus is intended for the reuse of existing institutional and campus type facilities throughout the city. The existing layout of such parcels and buildings requires a flexible approach to redevelopment that respects the unique characteristics of the parcel and the surrounding neighborhoods.
(2) 
Description. This district will apply to existing large institutional campuses that will either be adaptively reused or configured to blend into the existing urban fabric.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: stoop; porch; awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
1,000 square feet
B
Lot width (minimum/maximum)
10 feet/100 feet
C
Lot coverage (maximum - corner)
70% to 90%
D
Accessory structure maximum total footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
Average
B
Facade length (maximum)
150 feet
C
Side yards (minimum total)
10 feet
D
Rear yard (minimum)
10 feet
E
Parking setback
10 feet
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
4 stories
B
First story minimum height
9 feet
C
Story height (minimum)
9 feet
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
65%
B
Ground floor transparency, corner side facade (minimum)
30%
C
Upper floor transparency, front and corner side facades (minimum)
30%
(8) 
Pedestrian access.
A
Main entrance location (required)
Facing sidewalk
B
Functional entry spacing
n/a
(9) 
Building articulation.
A
Vertically oriented projection or recess no greater than 30 feet apart. Exceptions: not required above 5th story or where windows are consistently recessed 4 inches or more.
B
A horizontal projection is required between the first and third stories.
C
Any building taller than 50 feet must have a 4-foot minimum front facade stepback between 20 feet minimum and 60 feet maximum above grade.
D
*Stepback bonus: Stepbacks greater than 8 feet allow for additional stories with a floor area no more than 3 times the total area of the stepback.
(10) 
Other standards: maximum twelve-foot frontage unbuilt.
(h) 
Industrial Mixed-Use - IMU.
(1) 
Purpose. A district designed to diversify and strengthen the local economic base by allowing for light manufacturing, assembly and fabrication, including small-scale or specialized industrial operations, office, including processing, fabrication, assembly, treatment, packaging, incidental storage, sales, or distribution of such products general retail, along with residential uses.
(2) 
Description. Multistory buildings with on-site parking for automobiles and/or trucks.
(3) 
Frontage elements. Only the following frontage elements indicated in bold are allowed: lightwell; awning.
(4) 
Lot dimensions.
A
Lot area (minimum)
20,000 square feet
B
Lot width (minimum/maximum)
50 feet/none
C
Lot coverage (maximum - corner)
60%
D
Accessory structure maximum footprint
n/a
(5) 
Building setbacks.
A
Front yard (minimum/maximum)
25 feet/none
B
Facade length (maximum)
n/a
C
Side yards (minimum total)
10 feet plus buffer
D
Rear yard (minimum)
10 feet plus buffer
E
Parking setback
none
F
Accessory structure
n/a
(6) 
Building height.
A
Building height (maximum)
4 stories
B
First story minimum height
n/a
C
Story height (minimum)
n/a
D
Accessory structure height
n/a
(7) 
Transparency.
A
Ground floor transparency, front facade (minimum)
50%
B
Ground floor transparency, corner side facade (minimum)
30%
C
Upper floor transparency, front and corner side facades (minimum)
30%