Corning City Zoning Code
ARTICLE IV
Zoning Districts
§ 240-15 Establishment of zoning districts.
A.
In order to fulfill the purpose of this chapter, the City of Corning establishes the following districts:
R1 | Residential — Low Density |
R2 | Residential — Moderate Density |
MR | Multiple Residence |
RT | Residential Transition |
C | Commercial |
CL | Commercial/Light Industrial |
BD | Business Development |
I | Industrial |
PC | Public/Conservation |
B.
This article also establishes a flexible district that may be applicable anywhere in the City that specified criteria and conditions are met:
PDD | Planned Development District |
§ 240-16 Zoning Map.
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.
§ 240-17 Interpretation of district boundaries.
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.
§ 240-18 Residential Low Density (R1).
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.
§ 240-19 Residential Moderate Density (R2).
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.
§ 240-20 Multiple Residence (MR).
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.
§ 240-21 Residential Transition (RT).
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.
§ 240-22 Commercial (C).
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.
§ 240-23 Commercial/Light Industrial (CL).
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.
§ 240-24 Business Development (BD).
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.
§ 240-25 Industrial (I).
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.
§ 240-26 Public-Conservation (PC).
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.