No person, firm or corporation shall construct or locate any
curb cut or driveway entrance or exit into a street or alley in the
City of Corning without having first met the provisions of this section.
A. All work and material shall be furnished as required to meet the
conditions set by the City Manager and State Highway Department.
B. No alteration or addition shall be made to any curb cut or driveway
without first securing a permit from the Superintendent of Public
Works.
C. No more than two curb cuts and driveways to a single commercial establishment
entering on one street shall be permitted.
D. No more than one curb cut and driveway for a residential property
entering from a street shall be permitted. One additional curb cut
may be permitted from an alley.
E. In every case where a new curb cut and driveway are proposed to enter
into a front yard, space must exist for passage of the driveway between
any structures and/or the side property line to permit parking of
vehicles behind the front line of the house.
F. No parking may occur in residential districts on the front yards of properties, nor within any City right-of-way beyond the paved street, alley or curbline. Parking shall be on a driveway or parking area constructed in accordance with §
240-60G.
G. The maximum width for a single combined entrance or exit shall be
not more than 30 feet for any use other than a single-family- or two-family
dwelling. The maximum width for a curb cut for a single-family- or
two-family dwelling shall be not more than 20 feet. This width shall
be measured at the property line.
H. As specified by the Superintendent of Public Works, a catch basin
at a point near the intersection of the driveway and street may be
required.
Fences and walls are permitted as follows:
A. Where the driveway meets the street or alley, a hedge, fence, wall
or planting shall not exceed 2 1/2 feet in height to within eight
feet of the intersection of the street or alley unless clear vision
is provided and maintained for vehicular traffic.
B. Clear vision areas. In any use, a minimum clear vision area shall
be maintained at a distance of 25 feet from the edge of the pavement
at intersection. The clear vision area shall contain no plantings,
fences, walls, structures or temporary or permanent obstructions exceeding
three feet in height as measured from the top of the street pavement.
Plantings shall have all branches and foliage removed to a height
of eight feet above the finished grade. Fences are permitted up to
four feet in height when such fences provide clear vision for vehicular
traffic.
C. Fences, walls, hedges or screen plantings may be required, as specified elsewhere in this chapter for multifamily, commercial or industrial uses, as is necessary to protect the residential quality of adjacent property as specified in §
240-101.
D. Fence and wall regulations.
(1) Residential districts: A maximum height of four feet shall be allowed for fences and/or walls in the front yard and six feet in height for side and rear yards. Fences or walls located in a front yard at a street intersection shall be constructed of materials that shall not hinder clear vision in conformance with Subsection
B of this section.
(2) Business and industrial districts: There shall be no restrictions,
except that any fence or wall located on a residential lot line or
district boundary shall be limited to six feet in height at the property
line.
(3) All such fences shall be constructed such that the finished side
faces the adjoining property or street.
(4) Height of fences shall be measured from the average grade of the
ground to account for topography.
A home occupation, as defined in this chapter, may be permitted
subject to site plan approval by the Planning Commission, provided
that such use is not specifically prohibited. Such use shall conform
to the following standards which shall be minimum requirements:
A. Shall be the owner and full-time resident of the property.
B. No more than 25% of the total floor area of a dwelling unit or 500
square feet, whichever is the lesser, may be used for such use.
C. The use shall be carried on wholly within the enclosed walls of the
dwelling unit or an accessory building. No activities associated with
the home occupation shall be conducted outside the structure.
D. There shall be no change in the outside appearance of the house or
premises; nor shall there be any evidence of the conduct of the home
occupation visible from the street or adjacent properties, except
for one sign not exceeding two square feet in area mounted flush with
and on the front facade of the dwelling unit. No separate entrance
shall be added to the residence for the home occupation.
E. There shall be no storage, stock, merchandise, products, equipment,
displays or other materials associated with the home occupation of
any kind visible outside the dwelling unit or accessory building.
F. No external structural alterations which are not customary to a residential
building shall be allowed.
G. The use shall not result in or cause vehicular traffic that will
create a nuisance to abutting properties or be detrimental to the
residential character of the neighborhood. No traffic shall be generated
in greater volume than would normally be expected in the neighborhood.
H. There shall be no interruption, congestion or change to the character
of the neighborhood in terms of appearance, noise, traffic, vehicular
parking and employee/customer congregation resulting from the operation
of the home occupation.
I. No equipment or process shall be used in the home occupation which
creates noise, vibration, glare, smoke, fumes, odors, or is dangerous
or otherwise detrimental to persons in the home or on adjacent property.
J. A use that involves primarily catalog sales/order processing, and
which does not involve volumes of stock or merchandise being distributed
at the site, may not be deemed a home occupation subject to the provisions,
provided that such use meets the intent of all standards set forth
herein.
K. Any form of business, the primary function of which is the wholesale
or retail sale of goods or articles at the premises, shall be deemed
a commercial use.
L. The hours of operation shall not create a nuisance to abutting properties
or be detrimental to the residential character of the neighborhood.
M. There shall be no employees on or at the property of the home occupation.
N. The following uses and other uses similar in character may be considered
a home occupation:
(1) Personal services within the primary structure only, such as tailor,
seamstress, dressmaker, barbershop, beauty salon, hairdresser or massage
therapist.
(2) Personal services within the primary structure only, such as music
lessons limited to two students at any time.
(3) Personal services within the primary structure or accessory structure,
such as craft making, chainsaw sharpening or furniture repair.
(4) Office of a profession within the primary structure only, such as
architect, engineer, attorney or accountant.
(5) Construction/contracting offices only, within the primary structure
only and no equipment on the property.
O. The following uses, and other uses similar in character, shall not
be considered a home occupation, and shall be deemed a commercial
use:
(1) Vehicle engine repair or vehicle body work.
(2) Any use associated with the repair or servicing of internal combustion
engines.
(3) Veterinary hospital; kennel.
(5) Tattoo parlors, including permanent make-up.
(6) Tow truck service, including parking of tow trucks on the premises.
(7) Junkyards, scrap yard, automobile storage or salvage yards.
(8) Used or new motor vehicle sales.
(9) Adult use or sexually oriented businesses.
(10)
Manufacturing or processing.
(12)
Other activities and land uses which the Code Enforcement Officer
determines to be substantially similar in character, nature, intensity
or impact to the activities listed above, or the Code Enforcement
Officer determines to be a commercial use.
P. Such uses shall also be subject to any other conditions the Planning
Commission deems necessary to meet the intent of these requirements.
All townhouse and multifamily developments, as permitted in §
240-43 and Article
V of this chapter, shall, in addition to the requirements set forth in said section and article, conform to the following standards. These standards shall be regarded as minimum requirements:
A. Townhouse and multifamily developments shall meet the following standards:
(1) Yard requirements:
(a)
Front yard: minimum 25 feet or 10 feet per story, whichever
is greater (from interior project road).
(b)
Rear yard: minimum 30 feet or 10 feet per story, whichever is
greater.
(c)
Side yard: minimum six feet per story (at ends of buildings).
(2) Maximum building height shall be as specified in §
240-46.
(3) Maximum site coverage by all buildings and structures shall not be
more than 40% of the lot area, such percentage to be calculated on
the basis of the total project area.
B. Minimum unit size of multifamily dwelling units:
Type of Dwelling Unit
|
Minimum Unit Size
(square feet)
|
---|
Efficiency
|
370
|
One-bedroom
|
450
|
Two-bedroom
|
530
|
Three-bedroom1
|
610
|
NOTES:
|
1
|
An additional 80 square feet for each bedroom shall be added
for larger apartment sizes.
|
Where permitted, a gasoline station, service and repair garage
and automobile sales areas shall conform to the following standards
which shall be regarded as minimum requirements:
A. Minimum lot size.
(1) Minimum lot size shall be:
(a)
Seven thousand five hundred square feet for a gasoline station,
service and repair garage.
(b)
Ten thousand square feet for a combination gas station, mini-mart
convenience food store.
(2) Additional lot area and setbacks shall be required as deemed to be
adequate by the Planning Commission to accommodate tractor-trailer
servicing.
B. At least one lot frontage and width shall be a minimum of 100 feet.
C. Fuel pumps and other service devices shall be located at least 35
feet from any lot line. This distance shall be measured from the outside
edge of the fuel island.
D. All automobile parts, including tires and dismantled vehicles, are to be stored within a building. Old tires that are offered for sale may be placed outside during normal business hours, but must be stored in a rack. Old tires to be scrapped or sold for junk must be stored either inside a building or behind a six-foot-high fence, wall or natural screen in conformance with §
240-101.
E. Accessory goods for sale may be displayed on the pump island and
the building island only, if provided for in a suitable stand or rack.
F. All repair work is to be performed within a building. Automobiles
waiting to be serviced or stored on the premises shall not encroach
on any required yard area. Wrecked automobiles being held for insurance
adjuster inspection may be stored for a period not to exceed 30 days
and must be stored in the rear of the premises and screened to the
greatest extent possible.
G. Parking.
(1) No vehicle shall be parked, stored or left standing within 15 feet
of the street line and/or fuel pump islands.
(2) Parking requirements shall be in conformance with §
240-60. Such parking areas shall not conflict with the traffic pattern established for the use of the fuel pumps. Additional parking area may be required by the Planning Commission to accommodate tractor-trailer delivery.
(3) Where parking areas abut a residential use, they shall be screened
by a buffer area no less than 10 feet in depth composed of densely
planted plant material, solid fencing or a combination of both which,
in the opinion of the Planning Commission, will be adequate to prevent
the transmission of headlight glare across the zone boundary line.
Such buffer screen shall have a minimum height of six feet above finished
grade at the highest point of the parking area. The materials used
shall be in keeping with the character of the adjacent residential
area. If said shrubbery or fences becomes decayed and fails to provide
an adequate screen, the Code Enforcement Officer may direct the property
owner to replace said shrubs.
H. All storage and display areas shall be provided with a hard, dust-free
surface, shall be adequately drained, and, if lighted, shall produce
no glare on adjacent properties.
I. A maximum of two driveways and curb cuts shall be permitted per street
frontage. These shall be no less than 20 feet and no wider than 30
feet and shall be located a minimum of 30 feet from any street intersection,
and a minimum distance of 30 feet shall be maintained between such
driveways and curb cuts.
Where permitted, fast-food restaurants meeting the definition
of this chapter shall conform to the following standards, which shall
be regarded as minimum requirements:
A. Minimum lot size shall be 10,000 square feet.
B. At least one lot frontage shall be a minimum of 100 feet.
C. Access.
(1) A maximum of two driveways and curb cuts shall be permitted on each
street frontage.
(2) All drives shall be no less than 20 feet and no wider than 30 feet
in width.
(3) Drives shall be located a minimum of 30 feet from any street intersection
and shall maintain a minimum of 30 feet between such driveways or
curb cuts.
(4) Driveways shall create minimal conflict with pedestrian access to
the building from the parking lots and sidewalk abutting the property.
D. Parking.
(1) The number of parking spaces shall be as specified in §
240-60.
(2) Parking lots shall be designed to provide pedestrian safety.
E. Landscape requirements. A landscape area equal to that portion of land contiguous to the public right-of-way and extending a depth of five feet shall be provided. Landscaping shall also be used to screen or buffer parking, dumpsters, freezers and other accessory uses as per §
240-101.
F. Signs. All signs shall conform to Chapter
180, Signs.
Where permitted, either as accessory to other permitted uses
or as principal use, these facilities as defined in this chapter shall
conform to the following standards, which shall be regarded as minimum
requirements:
A. All drive-through lanes shall be distinctly marked and shall be separate
from circulation lanes.
B. Lanes shall not cross any principal pedestrian access to the building
or site.
C. Stacking or queuing-up requirements.
(1) Fast-food restaurants: a minimum of 140 feet between start of lane
to service window; a minimum of 80 feet from start of lane to order
station; a minimum of 60 feet from order station to service window.
(2) Banks and other businesses not using order station: minimum of 100
feet from start of lane to service window.
(3) Multiple drive-through lanes. The Planning Commission may allow reductions
for businesses with multiple drive-through lanes based on review of
proposed traffic circulation and usage.
(4) All uses shall maintain a minimum distance of 20 feet from the service
window to the public right-of-way or interior parking aisles.
With the exception of satellite television antenna, not exceeding three feet in diameter, no antenna of any kind may be erected or established in the City except in conformance with the standards in this section and §
240-43, Compliance with use regulations; Use Regulation Table.
A. Antenna size.
(1) In all districts:
(a)
Antennas shall not exceed 16 feet in diameter.
(b)
The total height of ground-mounted antennas shall not exceed
20 feet above the ground.
(2) Roof-mounted installations shall not exceed the height restrictions
as set for the zoning district within which the installation is placed.
B. General provisions.
(1) For all uses, antennas shall be located, designed and screened to
reduce visual impacts from surrounding properties at street level
and from public streets.
(2) Not more than one antenna shall be allowed on any residential lot
less than 10,000 square feet in size.
(3) All antennas, and the construction and installation thereof, shall
conform to applicable building and electrical code regulations and
requirements.
(4) Antennas shall meet all manufacturers' specifications, be of noncombustible
and corrosive-resistant material and be erected in a secure, wind-resistant
manner.
(5) Every antenna must be adequately grounded for protection against
a direct strike by lightning.