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.
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.
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.
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.
B. Dimensions.
(1)
Maximum allowable height shall be 80 feet, unless otherwise
prohibited by state or federal statutes or restrictions.
(2)
Minimum blade height shall be 15 feet at the lowest point of
arc.
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.
E. Design considerations.
(1)
All electric lines serving the installation shall be installed
underground.
(2)
No towers with guy wire supports shall be allowed.