For the purposes specified in this chapter, the Town of Dryden is divided into the following zoning districts:
A. 
BO Billboard Overlay District. The purpose of the Billboard Overlay (BO) District is to define a location where billboards may be appropriate, and to define specific requirements for the review and approval of billboards. By establishing a Billboard Overlay District, the Town intends to encourage the responsible development and location of billboards, thereby reducing the potential harmful impacts from billboards. Areas suitable to the Billboard Overlay District are those of an industrial and commercial character, without nearby residential development.
[Added 8-10-2023 by L.L. No. 6-2023[1]]
[1]
Editor's Note: This local law also redesignated former Subsections A through L as Subsections B through M, respectively.
B. 
CV Conservation District. The purpose of the Conservation (CV) District is to protect areas of the Town that contain a variety of ecological and open space assets that warrant protection from the impacts of development. Residential uses and agriculture will remain the primary land use activities.
C. 
LIO Light Industrial/Office District. The purpose of the Light Industrial/Office (LIO) District is to define a location in the Town for light industrial and warehousing enterprises, office buildings and administrative operations and service enterprises, or research and development enterprises such as computer software and equipment design businesses. Agriculture is an allowed use in this district.
D. 
LIO-A Light Industrial/Office/Adult Use District. The purpose of the Light Industrial/Office/Adult Use (LIO-A) District is to define an appropriate location in the Town for adult uses that is separated from and minimizes impacts to noncompatible uses such as residential areas, schools, churches and parks. In addition to adult uses, all other uses permitted within the Light Industrial/Office District are permitted within the Light Industrial/Office/Adult Use District. Agriculture is an allowed use in this district.
E. 
LSRDD Large-Scale Retail Development District. The purpose of the Large-Scale Retail Development District (LSRDD) is to provide the opportunity to evaluate a location in the Town where large-scale retail development may be appropriate, and to define specific requirements for the review and possible approval of large-scale retail shops and shopping centers. This type of development requires a special use permit and site plan review to develop a property for large-scale stores or shopping centers as defined herein. This district is not mapped, but may be proposed on any property, not in Tompkins County Agricultural District 1, along a state or county public highway.
F. 
MC Mixed-Use Commercial District. The Mixed-Use Commercial (MC) District allows a mix of retail and service businesses, office buildings and research and development businesses such as computer software and equipment design businesses as well as residential development. The district allows for mixed use development. Agriculture is an allowed use in this district.
G. 
NR Neighborhood Residential District. The purpose of the Neighborhood Residential (NR) District is to define areas of the Town where established neighborhoods are situated in a rural landscape and constitute the primary land use. Single-family homes are the predominant form of development, and future development is unlikely. Home occupations are the primary commercial activity in this district. Agriculture is an allowed use in this district.
H. 
RA Rural Agricultural District. The purpose of the Rural Agricultural (RA) District is to define an area of the Town primarily for agricultural use and associated natural areas protection. The Rural Agricultural District is an area that is intended to remain rural and where agriculture is recognized as the primary land use. Small-scale rural businesses which are agriculturally related or supporting may be appropriate in this district.
I. 
RR Rural Residential District. The purpose of the Rural Residential (RR) District is to define an area of the Town where residential uses situated in a rural landscape constitute the primary land use. Public water and sewer does not exist in this area. Single- and two-family homes are the predominant form of development. Agriculture is also expected to be a substantial land use well into the future.
J. 
TNDO Traditional Neighborhood Development Overlay District. The purpose of the Traditional Neighborhood Development Overlay District (TNDOD) is to provide development alternatives for landowners located at the periphery of villages and in hamlets that do not currently have water or sewer. Public water and sewer does not currently exist in these areas, and it will be necessary to develop or extend such infrastructure in order to take advantage of the development alternatives provided under the provisions of this overlay district. Utilizing incentive zoning authority in Town Law, land in the overlay district can be developed more intensively in return for specified public benefits and the incorporation of Traditional Neighborhood Design (TND) principles in the design of sites and structures. Small-scale businesses, primarily in mixed-use structures, can also be incorporated into these areas.
K. 
VHMUD Varna Hamlet Mixed-Use District. The purpose of the Varna Hamlet Mixed-Use District (VHMUD) is to foster new and redevelopment of existing properties while retaining the traditional character of buildings, as well as the hamlet character found in Varna and described in the Varna Community Development Plan. The purpose includes Traditional Neighborhood Design, and commercial development of vacant lots, including the combining of lots and rehabilitation of existing buildings.
L. 
VHRD Varna Hamlet Residential District. The purpose of the Varna Hamlet Residential District (VHRD) is to foster development of new residential neighborhoods and accommodate existing neighborhoods. Lots in this district will be large enough to accommodate significant residential development without affecting the character of the hamlet.
M. 
VHTD Varna Hamlet Traditional District. The purpose of the Varna Hamlet Traditional District (VHTD) is to foster development in environmentally sensitive areas. This area is along Fall Creek, an important drainage area in the hamlet. Lot sizes and a limited amount of development that is sensitive to these resources, and designed in a more traditional manner are preferred.
All land in the Town of Dryden shall fall within one of the established zones as shown on a map entitled the "Town of Dryden Zoning Map" dated September 1, 2011, and revised March 18, 2014. The original and official Town of Dryden Zoning Map as revised is filed with the Town Clerk. A reduced and unofficial copy is found in Appendix A-1.[1]
[1]
Editor's Note: Appendix A-1 is included as an attachment to this chapter.
Where uncertainty exists as to the boundaries of a zoning district as shown on the Zoning Map, the following rules shall apply:
A. 
Zone boundaries are intended to follow parcel lines whenever possible. Where boundaries approximately follow parcel lines, such parcel lines shall be construed to be said boundaries.
B. 
Where district boundaries are indicated as approximately following the center line or right-of-way line of public highways, such lines shall be construed to be district boundaries and follow such center line or right-of-way line.
C. 
Where district boundaries are indicated as approximately following a stream, lake, or other body of water, such stream center line, lake or body of water shoreline shall be construed to be such district boundaries (unless otherwise noted on the Zoning Map). In the event of a change in the shoreline or stream, the district boundaries shall be construed as moving with the actual shoreline or stream.
D. 
Where a district boundary is not indicated as approximately following the items listed in Subsections A, B and C above, or is not designated on the Zoning Map, the boundary line shall be determined by the use of the Town's Geographic Information System utilizing the Zoning Map boundaries laid over aerial imagery.
E. 
Where district boundaries are based upon natural features such as slopes, topographic contour lines, watershed boundaries, soil types, or ecological communities, such boundaries may be more precisely established through field investigation by a qualified professional.
F. 
Whenever any public highway is abandoned in the manner authorized by law, the district adjoining each side of such highway shall be automatically extended to the center of the former highway, and all of the area included in the abandoned highway shall henceforth be subject to all regulations within the extended districts.
G. 
In the event that none of the above rules are applicable, or in the event that further clarification or definition is considered necessary or appropriate, the location of a district boundary shall be determined by the ZBA.
H. 
One parcel in two zones. Except in the VHMUD, VHRD, and VHTD, when a parcel is divided by a zoning district boundary, the regulations and requirements of the least restrictive zone may be extended for a distance of 100 feet into the more restrictive zone.