A.
In order to fulfill the purpose of this chapter, the City of Corning
establishes the following districts:
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R1
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Residential — Low Density
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R2
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Residential — Moderate Density
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MR
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Multiple Residence
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RT
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Residential Transition
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C
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Commercial
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CL
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Commercial/Light Industrial
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BD
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Business Development
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I
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Industrial
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PC
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Public/Conservation
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B.
This article also establishes a flexible district that may be applicable
anywhere in the City that specified criteria and conditions are met:
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PDD
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Planned Development District
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The location and boundaries of said zoning districts are hereby
established on a map designated "Zoning Map of the City of Corning,"
which map is kept on file and will be available for public viewing
in the office of the City Clerk, and such map is hereby declared to
be part of this chapter.
Where uncertainty exists with respect to the boundaries of any
of the aforesaid districts as shown on the Zoning Map, the following
rules shall apply:
A.
Center lines and right-of-way lines. Where district boundaries are
indicated as approximately following the center lines or right-of-way
lines of streets, highways, public utility easements or watercourses,
said boundaries shall be construed to be coincident with such lines.
Such boundaries shall be deemed to be automatically moved if a center
line or right-of-way of such street, highway, public utility or watercourse
is moved not more than 20 feet.
B.
Lot or boundary lines. Where district boundaries are indicated as
approximately following the City boundary line, property lines, lot
lines or projections thereof, said boundaries shall be construed to
be coincident with such lines or projections thereof.
C.
Parallel to lot or boundary lines. Where district boundaries are
so indicated that they are approximately parallel to the City boundary
line, property lines, lot lines, right-of-way lines or projections
thereof, said boundaries shall be construed as being parallel thereto
and at such distances therefrom as indicated on the Zoning Map or
as shall be determined by the use of the scale shown on the Zoning
Map.
D.
In the event of a questionable district boundary, the questionable
boundary shall be referred to the Board of Zoning Appeals, and they
shall, to the best of their ability, establish the exact boundary.
E.
The copy of the Zoning Map showing any such determinations under
this section shall be on file at the office of the City Clerk.
F.
Precise zone boundary determinations made by the Zoning Board of
Appeals in accordance with the above rules shall be considered final
and conclusive and may only be altered by amendment of the Zoning
Map by the City Council.
G.
Lots divided by zoning district lines. Where a lot is divided by
a district boundary line, the regulations for each respective district
shall apply, except:
(1)
In all cases where a lot in one ownership, other than a through lot,
is divided by a district boundary so that 50% or more of such lot
lies in the less restricted district, the regulations prescribed for
such less restricted district shall apply to the more restricted portion
of said lot for a distance of 30 feet from the zoning district boundary.
For purposes of this chapter, the more restricted district shall be
deemed that district which is subject to regulations which prohibit
the particular use intended to be made of said lot or which regulations
set higher standards with respect to setback, coverage, yards, screening,
landscaping and similar requirements.
(2)
In all cases where a district boundary line is located not farther
than 15 feet away from a lot line of record, the regulations applicable
to the greater part of the lot shall be deemed to apply to the entire
lot.
H.
Buildings divided by zoning district lines. Where a district boundary
line divides a building existing on the effective date of this chapter
so that 50% or more of such building lies within the less restricted
district, the regulations prescribed by this chapter for such less
restricted district shall apply to the entire building. Such provisions
shall apply only if, and as long as, the building is in single ownership
and its structural characteristics prevent its use in conformity with
the requirements of each district.
I.
Unless specifically stated in a resolution for annexation, any territory hereafter annexed shall automatically, upon such annexation, be classified as R1 Residential Low Density District and be subject to all conditions and regulations applicable to such zoning district, until review and approval have been completed in accordance with Article XV.
A.
Intent. The intent of this district is to delineate those areas where
predominantly single-family detached, low-density residential development
and limited two-family residential development has or is likely to
occur and to protect the integrity of these residential areas by prohibiting
the intrusion of any use that is not compatible with this predominant
type and intensity of use.
A.
Intent. The intent of this district is to delineate those areas where
predominantly single-family, detached moderate-density residential
development and some two-family residential development has or is
likely to occur, to allow in special instances under site plan approval
multifamily residential uses and to protect the integrity of these
residential areas by controlling the type and intensity of uses so
that the overall character and density is preserved.
A.
Intent. The intent of this district is to delineate those areas where
currently exist high-density residential developments that were planned
and constructed as a unit with common parking, architectural features
and management and to permit and encourage such well-planned high-density
residential development on sites that are larger than normal building
lots where adequate access to major streets and essential services
can be provided and that are compatible with surrounding uses and
character.
A.
Intent. The intent of this district is to delineate those areas adjacent
to the central commercial and business districts which currently contain
a mixture of residential and nonretail business uses and to promote
the continuation of this compatible mixture of uses to act as buffers
between intensive commercial and residential uses.
A.
Intent. The intent of this district is to delineate those areas primarily
utilized and appropriate for retail, personal service, office and
related business uses and to provide and promote a full range of business
uses that cater to the needs of the population and to ensure that
any use is compatible with the permitted types of uses and intensities
of use.
A.
Intent. The intent of this district is to delineate other areas in
the City that are currently utilized or appropriate for commercial
or business uses that provide a range of retail and personal service
establishments which cater to frequently recurring needs of the residential
areas, as well as essential traveler services, and to make provision
for certain manufacturing or industrial uses that by their nature
of operation or process and/or scale of operation may be compatible
with the permitted commercial and adjoining residential uses.
A.
Intent. The intent of this district is to delineate that large central
core area in the City that is utilized for business development and
to enable and promote the establishment of further business uses and
structures in appropriate locations and manner, as well as other uses
that may be considered accessory to and compatible with this overall
business use, and to provide controls and standards guiding the establishment
of such uses and structures to ensure compatibility with surrounding
uses and intensity of use.
A.
Intent. The intent of this district is to delineate areas in the
City now utilized for and appropriately suited to manufacturing, process
or industrial use, to preserve these areas for industrial and related
uses of such nature that they do not create serious problems of compatibility
with other land uses and to regulate such industrial development so
that it will not be detrimental or hazardous to the City and citizens
thereof.
A.
Intent. The intent of this district is to delineate those open, public-owned
and/or environmentally sensitive land and water areas that, because
of their present use or critical relationship to the Chemung River
and Post Creek, should be preserved and utilized only by less intensive
and carefully considered compatible development to ensure that the
existing character and purpose of the area so designated is retained.
