The Planning Commission, in reviewing a site plan, shall be
guided by the considerations and standards presented in this article
and the regulations contained in this code. In the review, they shall
take into consideration the prospective character of the development
and require improvements be designed to such standards as are consistent
with reasonable protection of the public health, safety or welfare.
A.
Lot size and arrangement. The dimensions and arrangements of lots
shall be such that there will be no foreseeable difficulties, for
reasons of topography or other conditions, in providing access to
buildings on such lots or in securing building permits to build. In
general, side lot lines shall be at right angles or radial to street
lines, unless a variation from this can be shown to result in a better
plan.
B.
Access. Insofar as possible, lots shall not derive access from a
primary street. Access to lots adjacent to a primary street shall,
in general, be from marginal access streets or other streets within
the development. Where a watercourse separates the buildable area
of a lot from the street by which it has access, provision shall be
made for installation of a culvert or other structure, which shall
be subject to the same design criteria and review as all other stormwater
drainage facilities in the development.
A.
Street arrangement.
(1)
Street systems shall be designed with due regard to the needs for
convenient traffic access and circulation; traffic control and safety;
access for fire-fighting, snow removal and street maintenance equipment;
and stormwater drainage and sewerage disposal. Streets shall be designed
to accommodate the prospective traffic and so arranged as to separate
through traffic from neighborhood traffic insofar as it is practicable.
(2)
The streets in contiguous developments shall be coordinated so as
to compose a convenient system. Where a development adjoins undeveloped
land, its streets shall be laid out so as to provide suitable future
street connections with the adjoining land when the latter shall be
developed. A street thus temporarily dead-ended shall be constructed
to the property line and shall be provided with a temporary turnaround
of the same dimensions as for permanent dead-end streets if in excess
of 200 feet, with a notation on the construction plat providing for
temporary easements for the turnaround until such time as the street
is extended.
(3)
Streets shall be logically related to the topography, and all streets
shall be arranged so as to obtain as many as possible of the building
sites at or above the grade of the streets. Grades of streets shall
conform as closely as possible to the original topography. A combination
of steep grades and sharp curves shall be avoided.
(4)
Where a development abuts on or contains an existing or proposed
primary street, the Planning Commission may require marginal access
streets, reverse frontage with screen planting contained in a nonaccess
reservation along the rear property line, deep lots with or without
rear service alleys, or such treatment as may be necessary for adequate
protection of residential properties and to afford separation of through
and local traffic.
B.
Standards for street design. All streets shall be designed and constructed
to conform to New York State and City specifications. The Superintendent
of Public Works shall approve all street design and construction.
C.
Dead-end streets. Where a street does not extend to the boundary
of the development and its continuation is not needed for access to
adjoining property, it shall be separated from such boundary by a
distance sufficient to accommodate a lot meeting the requirements
of this article. Reserve strips of land shall not be left between
the end of a proposed street and an adjacent piece of property. However,
the Planning and Zoning Board may require the reservation of an easement
15 feet wide for pedestrian traffic or utilities. A turnaround of
a minimum right-of-way radius of 50 feet shall be provided at the
end of any permanent dead-end street. For greater convenience to traffic
and more efficient police and fire protection, the length of permanent
dead-end streets shall be limited to six times the minimum lot width
for the zoning district, such length to be measured to the center
point of the turnaround.
D.
Sidewalks. Concrete sidewalks at least five feet wide may be required
on both sides of all streets. They may also be required within pedestrian
easements through blocks to provide a system of pedestrian walkways
to schools, parks and other community facilities. Sidewalks should
be one foot from the property line inside the right-of-way, unless
the adjacent street is a state or county highway, in which case the
sidewalk shall be placed adjacent to and outside of the right-of-way.
Sidewalks within pedestrian easements shall be generally centered
within the easement.
E.
Trees. The applicant shall take adequate measures to preserve existing
trees in suitable locations within the development. Street trees shall
be planted on both sides of the street within the right-of-way between
the sidewalk and the curb at intervals of approximately 50 feet, subject
to location of drives, street intersections or other features. In
general, the street right-of-way shall be cleared of existing trees,
but occasional existing trees of unusual value (30 inches DBH) may
be preserved within the street right-of-way as approved by the Planning
Commission.
F.
Street names and signs. All streets shall be named, and such names
shall be subject to the approval of the City Council. A street which
is a continuation of an existing street shall bear the same name.
Relating street names to features of local historical, topographical
or other natural interest is encouraged. Street signs shall be provided
by the applicant at all intersections and shall be of a type approved
by the City Council.
G.
Improvements. In addition to the required improvements specifically
referred to elsewhere in these regulations, plans shall provide for
all other customary elements of street construction and utility service
which may be appropriate in each locality as determined by the City.
Such elements may include, but shall not be limited to, street pavement,
gutters, stormwater inlets, manholes, curbs, sidewalks, street lighting
and sanitary sewers. Underground utilities within the street right-of-way
shall be located as required by the City, and underground service
connections to the property line of each lot shall be installed before
the street is paved. All street improvements and other construction
features of the development shall conform to municipal specifications
which may be established from time to time and shall be subject to
approval as to design, specifications and construction by the City
Superintendent of Public Works.
H.
Widening of existing street right-of-way. Where a development adjoins
an existing street which does not conform to the City's right-of-way
standards, the Planning Commission may require that additional right-of-way
width as necessary be provided, on the development side of the normal
street center line, of a width which is equal to at least 1/2 of the
minimum standard width for the respective type of street.
I.
Typical street section. The typical section approved by the City
Superintendent of Public Works shall be used for all streets. Pavement
and right-of-way widths may vary with type of use.
In all districts, for a lot or structure which is to be occupied
by manufacturing, commercial, business or other similar uses requiring
the receipt and distribution by vehicles of materials or merchandise,
there shall be provided and maintained, on said lot, off-street loading
berths as specified below:
A.
Required loading berths.
(1)
The following shall be considered minimum requirements:
|
Use
|
Gross Floor Area
(square feet)
|
Loading and Unloading Berth
|
|---|---|---|
|
Retail stores, wholesale establishments, storage uses, other
commercial uses
|
3,000 to 15,000
|
1
|
|
15,000 to 40,000
|
2
| |
|
Each 25,000 additional
|
1 additional
| |
|
Motels, hotels, office buildings
|
100,000 or less
|
1
|
|
100,001 to 300,000
|
2
| |
|
Each 200,000 additional
|
1 additional
| |
|
Industrial
|
15,000 or less
|
1
|
|
15,000 to 40,000
|
2
| |
|
40,001 to 100,000
|
3
| |
|
Each 40,000 additional
|
1 additional
|
(2)
The Planning Commission may modify the above requirements based on
scale of operation in the site plan approval process.
B.
Dimensions of loading berths. Each loading berth, either open or
enclosed, shall be 55 feet long, 12 feet wide and 14 feet high; businesses
utilizing vehicles not larger than panel trucks may have berths which
are not smaller than 20 feet long, 10 feet wide and eight feet high.
C.
Location of berths. The Planning Commission shall require that berths
are located in such a way as not to unreasonably interfere with the
movement of people and vehicles on public ways and within on-site
parking. The Planning Commission may allow the public alley to satisfy
loading berth requirements.
All commercial parking lots and structures, as permitted in § 240-43, shall conform to the following standards which shall be regarded as minimum requirements:
A.
Parking garage facade fronting on a primary street shall achieve
architectural unity/compatibility with the surrounding structures
that it is intended to serve.
B.
A minimum of 8% of the lot area shall be devoted to landscaping, which shall be provided in conformance with § 240-101.
C.
Adjacent sidewalks shall be rebuilt and designed to promote pedestrian
safety.
D.
Ingress and egress shall be designed to promote the orderly flow
of traffic to and from City streets. Directional signs, arrows, etc.,
shall be used as necessary to ensure this flow.
A.
Drainage systems. Adequate and comprehensive drainage systems shall
be provided to convey the stormwater runoff originating within and
outside the proposed development as follows:
(1)
Drainage systems shall have sufficient capacity to accommodate the
potential future runoff based upon the probable land use and ultimate
development of the total watershed upland of the development.
(2)
Drainage systems shall be designed in accordance with the latest
approved DEC Storm Water Design Manual and regulations that apply
to the function, use, topography, and other attributes of the site.
(3)
Interior drainage systems shall be designed to accommodate a ten-year
storm.
(4)
The design of drainage systems shall be approved by the Superintendent
of Public Works.
(5)
All structures shall be set back a minimum of 50 feet from the stream
bank.
(6)
Utilizing the drainage guidelines outlined above, the Planning Commission
may require the applicant to submit the following:
(a)
Plan profiles and typical and special cross-sections of proposed
stormwater drainage facilities.
(b)
Supporting final design data and copies of computations used
as a basis for the design capacities and performance of the drainage
facilities.
(c)
The grading plan shall be developed to a suitable contour interval
with grading details to indicate proposed street grades and elevations
and building site grades and elevations.
(d)
If the development is within or adjacent to any designated floodplain,
a detailed analysis of the area with respect to the management of
the floodplain shall be included in the drainage report.
B.
Erosion control. In order to ensure that the land will be developed
with a minimum amount of soil erosion, the applicant shall follow
approved soil erosion control practices. If a NYS DEC SWPPP plan does
apply to the development of the land, the following shall be instituted
as applicable during and after the development:
(1)
Exposing the smallest practical area of land at any one time during
the development.
(2)
Provision of temporary vegetation and/or mulching to protect critical
areas.
(3)
Provision of adequate drainage facilities to accommodate effectively
the increased or rerouted runoff caused by changed soil and surface
conditions during and after development shall be provided. The engineered
design shall indicate, as part of their submitted plans, all drainage
features including storm drains, swales, basins, temporary barriers
and other devices where utilized on the site to minimize soil erosion
from mitigating from the site. The best practices of the NYS DEC Standards
and Specifications for Erosion and Sedimentation Control, latest adopted
revision, shall be utilized unless the licensed site engineer indicates
more effective methods and measures.
(4)
Fitting of the development plan to the topography and soils so as
to minimize the erosion potential.
(5)
Retention and protection of natural vegetation wherever possible.
(6)
Installation of permanent final vegetation and structures as soon
as practicable.
(7)
Adequate protective measures when slopes in excess of 15% exist or
are designed shall be included to minimize soil erosion. The minimizing
of such grades shall be required, if feasible, if the topography and
size of the site allows.
The City of Corning is characterized by numerous steep slope
(15% or greater) areas. Special design treatment for streets, building
sites and other development is needed to preserve the natural terrain,
trees, scenic views, etc. Development on steep slopes will be permitted
subject to the following guidelines:
A.
Development proposals shall be of sufficient detail to show site
work (cut and fill), housing site location, erosion and drainage control
measures (terraces, sediment basins, diversions, retaining walls,
stream channel improvement, etc.) and road location, including cross-sections.
B.
Padding, which is the creation of level building sites, shall be
permitted only when it can be clearly demonstrated by exhibits that
the final treatment of the site will not reflect an unfavorable environmental
impact and/or an unfavorable visual appearance.
C.
Design principles shall include, but not be limited to, the following:
(1)
Landscaping of areas around structures making them compatible with
the natural terrain.
(2)
Shaping, grouping and placement of man-made structures to complement
the natural landscape.
(3)
Arrangement of buildings so they complement one another to promote
visual interest.
(4)
Shaping of essential grading to complement existing land forms and
prohibit any appearance of successive padding, terracing or other
similar forms for building sites in the steep slope areas.
(5)
Development of off-street parking bays.
(6)
Use of turning circles at mid-block points to avoid the use of private
driveways for turning and parking movement.
(7)
Encouragement of split-level building sites.
(8)
Use of one-way streets when consistent with traffic safety, circulation
needs and natural topography. This guideline allows for smaller road
right-of-way, less cut and fill within a given area and a highway
network consistent with the natural terrain. Roads shall be parallel
with the hillside wherever possible and have variable width right-of-way.
This not only provides the most economical routing, but also minimizes
the amount of grading required.
(9)
Land within the hill area that is in excess of 25% slope shall not,
to the greatest extent possible, be developed.
The Planning Commission may, as a condition of site plan approval,
require that specific areas be designated for recreational purposes.
Such designation shall depend upon the magnitude and character of
the project and accessibility to existing public recreational areas.
All lands proposed for park or recreation purposes shall meet the
following minimum standards:
A.
Such land shall either be deeded to the City or be held in corporate
ownership and maintained by an established organization.
B.
Such lands shall have physical characteristics and locations which
render them readily usable for appropriate recreation purposes, and
their locations shall be selected with a view to minimize hazards
and vehicular traffic for children walking between such facilities
and their homes in the neighborhood.
C.
Any such area shall be located at a suitable place on the edge of
the development so that additional land may be added at such time
as the adjacent land is developed.
D.
A detailed development plan shall be provided for each neighborhood
park or playground. As a minimum, the development plan shall provide
for an approximately level area at least 2,000 square feet in size
and proposed play structures/activities.
E.
The development plan shall show how the entire area is to be graded,
drained and landscaped to make it a useful and attractive feature
of the neighborhood.
A.
Intent. The objective of this section is to provide the necessary
consideration to those physical and visual elements of the land uses
in the City of Corning that require, or may be improved by, treatment
of the land form, plant materials and/or man-made features arranged
so as to enhance the appearance, screen or effectively separate different
types of land use, as well as to eliminate or minimize impacts on
adjoining uses, such as dirt, litter, noise, glare and incompatible
buildings or uses (such as outdoor storage, loading and parking areas).
The Planning Commission may require that a professional licensed landscape
architect prepare plans under this section.
B.
Buffer and landscaping techniques. The particular type of buffer
and landscaping treatment shall be as determined by the Planning Commission
to meet the intent of this section. The following major types of treatment
and combinations may be considered:
(1)
Visual separation/screening, including earth mounding, berm
and screen-planting techniques designed to separate, obscure or soften
an incompatible view or use.
(2)
Visual setting, including ground-cover and plant materials designed
to stabilize the landform and provide an appropriate foreground or
setting.
(3)
Physical separation, including a combination of plant and man-made
materials or features designed to separate distinct land use types
or activities.
C.
Requirements.
(1)
Planting specifications. The following planting specifications
indicate guidelines for each buffer and landscape technique.
(2)
Minimum plant size. Unless otherwise specifically stated elsewhere
in this article, all plant materials shall meet the following minimum
size standards:
|
Plant Material Type
|
Planting in Buffer Yards Abutting Vacant Lands
|
All Other Plantings
| |
|---|---|---|---|
|
Canopy tree
| |||
|
Single stem
|
1 1/2 inch caliper
|
2 1/2 inch caliper
| |
|
Multistem clump
|
6 feet (height)
|
10 feet (height)
| |
|
Understory tree
|
4 feet (height)
|
1 1/2 inch caliper
| |
|
Evergreen tree
|
3 feet (height)
|
5 feet (height)
| |
|
Shrub
| |||
|
Deciduous
|
15 inches (height)
|
24 inches (height)
| |
|
Evergreen
|
12 inches (height)
|
18 inches (height)
| |
(3)
Plant material substitutions. The following plant material substitutions
shall satisfy the requirements of this section:
(4)
All disturbed soil areas of the site shall be replanted or reseeded
in an appropriate fashion.
(5)
No landscape feature shall be erected, placed or maintained
in such a manner as to interfere with clear vision and/or the safe
movement of vehicular traffic.
A.
Water supply and sewage disposal. Provisions for water and sewer
lines shall comply with requirements of the Superintendent of Public
Works, New York State Health Department and/or New York State Department
of Environmental Conservation. The Superintendent of Public Works
shall approve all water and sewer installation design and construction.
B.
Underground installation. All utility companies (telephone, electric,
etc.) are now equipped to make underground installation of their services;
underground installation shall be required when practical.
To the maximum extent possible, all new development proposals
totaling 87,000 square feet of site area or more may be designed so
that the maximum number of buildings shall receive direct sunlight
sufficient for using solar energy systems for space, water or industrial
process heating or cooling. Buildings and vegetation should be sited
and maintained so that unobstructed direct sunlight reaches the southern
exposure of the greatest number of buildings according to the following
guidelines:
A.
Solar access shall be protected between the solar azimuths of -45°
(east of due south) to +45° (west of due south).
B.
In considering dimensional modifications permitted in Article V, the Planning Commission shall also consider solar access and design considerations.
C.
For purposes of solar access, streets, lots and building setbacks
should be designed so that the buildings are oriented with their long
axes running from east to west for single-family development and north
to south for townhouse and multifamily development.
D.
In order to maximize solar access, the highest densities shall, to
the maximum extent possible, be placed on the south-facing slopes
with lower densities sited on north-facing slopes.
E.
Streets should be oriented on an east/west axis to the greatest possible
extent.
F.
Buildings shall, to the greatest possible extent, be sited as close
to the north lot line or lines as possible to increase yard space
to the south for better owner control of shading.
G.
Tall buildings shall, to the greatest possible extent, be sited to
the north of shorter ones and be buffered from adjacent development.
H.
Existing vegetation shall be retained and incorporated into the design
as practicable.
I.
A description of any mechanisms, such as deed restrictions, covenants,
etc., that are to be applied shall be provided.
The intent of this section is to regulate the placement of and
access to wind energy conversion systems (windmills) for the purpose
of protecting the health and safety of individuals on adjacent properties
as well as the general public.
A.
Setback. The installation shall not be erected nearer to any lot
line than the total height of the structure. Such height shall be
defined as the tower height, plus 1/2 the rotor diameter, on a horizontal
axis installation, and, on vertical axis installations, the distance
from the base of the tower to the top of the unit.
C.
Safety.
(1)
The foundation and supports for the windmill shall either be
designed by a licensed professional engineer, and the drawings bear
his/her seal and signature, or carry a manufacturer's seal and certification.
(2)
At least one sign shall be posted at the base of the tower warning
of high voltage.
(3)
Tower climbing apparatus shall be no lower than 12 feet from
the ground.
(4)
All installations shall be designed with braking systems.
D.
Noise. The maximum level of noise permitted to be generated by an
installation shall be 55 dba, measured at the property line.
