This article applies only to the three zoning districts which constitute Varna: the Varna Hamlet Mixed-Use District (VHMUD), Varna Hamlet Residential District (VHRD), and the Varna Hamlet Traditional District (VHTD).
All development and redevelopment of lots and property in Varna shall comply with the Varna Design Guidelines and Landscape Standards, including:
A. 
Landscape design. Any proposed development or redevelopment subject to a building permit or review under this chapter shall include a landscape and planting plan that includes:
(1) 
A map or sketch of existing vegetation to be retained or removed.
(2) 
A detailed landscape plan that includes a list of the number, type and location of proposed vegetation.
(3) 
A narrative or drawing demonstrating how the development or redevelopment will preserve open space and existing natural features including mature trees, tree canopies, land forms, existing topography and vegetation.
B. 
Streetscape and sidewalk design. Any proposed development or redevelopment subject to a building permit or review under this chapter shall include plans for sidewalks or pedestrian paths that contribute to the goal of a unified pedestrian network in Varna. Any such proposed development or redevelopment shall include a streetscape and sidewalk plan that includes:
(1) 
A map or sketch and list of dimensions of proposed pedestrian paths, sidewalks, and trails.
(2) 
A map and sketch detailing streetscape amenities including lighting, sidewalk furniture (such as benches and refuse containers), signage, and a maintenance plan for such amenities, including provisions for snow removal.
(3) 
Any proposed development or redevelopment along Route 366 requires sidewalks.
C. 
Building and architectural detail.
(1) 
No proposed building shall exceed 40 feet in height.
(2) 
Any proposed development shall be designed to preserve, as much as practicable, the existing views and line of sight of existing buildings and neighboring properties.
D. 
Streets and parking.
(1) 
Any proposed development shall provide a circulation plan in and around the development for pedestrians, vehicles, and cyclists which includes a detailed map showing:
(a) 
Proposed roads, trails and cyclist paths.
(b) 
The connection of proposed roads, trails and cyclist paths to existing public highways.
(c) 
Circulation patterns including points of ingress and egress.
(d) 
The dimensions of any proposed roads, trails and cyclist paths.
(e) 
The location of any proposed curb cuts to Route 366.
(f) 
The location and number of proposed parking spaces.
(2) 
New roads should be designed and located to preserve existing topography as much as practicable.
All uses in Varna shall comply, to the maximum extent practicable, with the Varna Design Guidelines and Landscape Standards.
A. 
Planning Department report. No application shall be deemed complete without a written report by the Planning Department detailing the extent to which the application complies with the Varna Design Guidelines and Landscape Standards.
(1) 
For applications which require either Town Board approval or Planning Board approval, such report shall be considered part of the application and subject to review by the respective boards.
(2) 
For applications which require only a building permit, such report shall be completed prior to the issuance of a building permit.
B. 
No structure or land in Varna shall be used except as provided in the Allowable Use Groups Chart in Subsection D below. Uses which are not explicitly permitted are prohibited unless specifically stated elsewhere in this chapter.
C. 
Building sizes:
(1) 
In the Varna districts, no use shall include a structure larger than 5,000 square feet without a special use permit.
(2) 
All exemptions in § 270-6.4 shall also apply in Varna.
D. 
In the following Allowable Use Groups Chart:
"P" means the use is allowed as of right, but in many cases requires site plan review;
"SPR" means this use requires site plan review;
"Special Use Permit" or "SUP" means the use requires a special use permit;
"X" means the use is not allowed in that particular district.
Use Group
[Amended 2-16-2017 by L.L. No. 3-2017; 11-19-2020 by L.L. No. 4-2020]
Allowed Principal Uses
Varna Hamlet Mixed-Use District (VHMUD)
Varna Hamlet Residential District (VHRD)
Varna Hamlet Traditional District (VHTD)
Minimum Lot Size
Agricultural use
P
P
P
None
Farmstand
P
P
P
None
Artist studio/craft workshop
SPR
X
SPR
1/8 acre
Automotive repair garage
SPR
X
X
1 acre
Bed-and-breakfast establishment
SPR
SPR
SPR
None
Boarding house
SPR
SPR
SPR
1/4 acre
Day-care center
SPR
SPR
X
1 acre
Gasoline station
SPR
X
X
2 acres
General office building
SPR
SPR
X
1 acre
Hotel/motel
SPR
X
X
1 acre
Industry, light
SUP/SPR
SUP/SPR
X
2 acres
Inn
SPR
SPR
SPR
1/2 acre
Nursery/greenhouse, retail
SPR
SPR
X
1 acre
Professional office
SPR
SPR
SPR
None
Restaurant
SPR
X
X
None
Retail business
SPR
X
X
None
Retail shopping center/plaza
SPR
X
X
2 acres
Retreat/conference center
SPR
SPR
X
2 acres
Service business
SPR
X
X
None
Short-term rental
P
P
P
Theater
SPR
SPR
X
1 acre
Bed-and-breakfast, home
SPR
SPR
SPR
None
Congregate care facility
SPR
SPR
X
1 acre
Day-care home, family
SPR
SPR
SPR
None
Day-care, family group
SPR
SPR
SPR
None
Dwelling, accessory unit (see § 270-13.11)
SPR
SPR
SPR
None
Dwelling, multifamily
SPR
SUP
SUP
1 acre
Dwelling, single-family
P
P
P
None
Dwelling, two-family
SPR
SPR
SPR
10,000 square feet
Dwelling, upper-floor apartments
SPR
SPR
SPR
None
Elder cottages
See § 270-13.5
See § 270-13.5
See § 270-13.5
None
Home occupation: Level 1
P
P
P
None
Home occupation: Level 2
P
SPR
SPR
None
Manufactured home
X
X
X
None
Manufactured home park
X
PUD
X
5 acres
Senior housing
SPR
SPR
SPR
1 acre
Senior care facility
SPR
SPR
X
2 acres
Workshop/garage, noncommercial
P
P
P
None
Educational use
SPR
SPR
X
None
Library
SPR
SPR
X
1 acre
Lodge or club
SPR
SPR
SUP
2 acres
Municipal use
SPR
SPR
X
None
Public safety
SPR
SPR
X
1/2 acre
Public utility
SUP
SUP
SUP
1/2 acre
Religious institution
SPR
SPR
SUP
None
Recreation, active
SPR
SPR
X
1 acre
Recreation, passive
SPR
SPR
SPR
None
Recreation facility, amusement
SPR
SPR
X
2 acres
Recreation facility, athletic
SPR
SPR
X
2 acres
Solar energy systems
See § 270-13.12
See § 270-13.12
See § 270-13.12
See § 270-13.12
E. 
Short-term rental provisions contained in § 270-9.13 shall also apply in Varna, and shall be subject to the short-term rental permit process outlined in that section.
[Added 11-19-2020 by L.L. No. 4-2020]
All residential uses in Varna are subject to the maximum number of dwelling units per area set forth in the following Varna Density Table.
Type of Development
Varna Hamlet Mixed-Use District (VHMUD)
Varna Hamlet Residential District (VHRD)
Varna Hamlet Traditional District (VHTD)
Green Development Bonus
(See § 270-7.7)
Redevelopment Bonus
(See § 270-7.8)
Single-family home
8 DU per 1 acre
12 DU per 1 acre
4 DU per 1 acre
2 DU per 1 acre
1 DU per 1 acre or tax parcel
Duplex (rental)
4 DU per 1 acre
6 DU per 1 acre
2 DU per 1 acre
X
X
Townhouse
10 DU per 1 acre
11 DU per 1 acre
6 DU per 1 acre
2 DU per 1 acre
2 DU per 1 acre or tax parcel
Condominium
10 DU per 1 acre
10 DU per 1 acre
6 DU per 1 acre
1 DU per 1 acre
1 DU per 1 acre or tax parcel
Rental apartments
6 DU per 1 acre
4 DU per 1 acre
3 DU per 1 acre
4 DU per 1 acre
4 DU per 1 acre or tax parcel
Senior housing
10 DU per 1 acre
11 DU per 1 acre
X
2 DU per 1 acre
2 DU per 1 acre or tax parcel
Residential over commercial
2 DU per 5,000 square feet commercial
2 DU per 5,000 square feet commercial
2 DU per 5,000 square feet commercial
1 DU per 5,000 square feet commercial
1 DU per 5,000 square feet commercial
Multifamily rental, detached units
6 DU per 1 acre
4 DU per 1 acre
2 DU per 1 acre
1 DU per 1 acre
1 DU per 1 acre or tax parcel
All uses in Varna shall incorporate the amount of green space set forth in the following table.
Varna District
Required Green Space
Varna Hamlet Mixed-Use District (VHMUD)
40% of lot
Varna Hamlet Residential District (VHRD)
60% of lot
Varna Hamlet Traditional District (VHTD)
70% of lot
The following table includes the minimum requirements for a building lot. Unless otherwise indicated, this table does not indicate the number of lots that can be created from a parcel.
VHMUD, VHRD and VHTD
Minimum front yard setback
10 feet
Minimum side yard setback
None or 7.5 feet if buildings are not attached
Accessory building with less than 15 feet building height and 200 square feet or less
1 foot
Minimum rear yard setback
25 feet
Accessory building less than 15 feet building height and 200 square feet or less
1foot
Minimum lot frontage
45 feet
[Amended 2-21-2019 by L.L. No. 3-2019]
In addition to the density permitted in the Varna Density Table in § 270-7.4, a density bonus may be awarded if a neighborhood development proposal achieves at least basic LEED certification according to the most current LEED Neighborhood Development Protocol. The Town shall have the discretion to excuse noncompliance with LEED prerequisites which can't be reasonably attained within the Town of Dryden.
A. 
In addition to the density permitted in the Varna Density Table in § 270-7.4, a density bonus may be awarded rdevelopment of existing tax parcel(s) according to the table in § 270-7.4. For purposes of this section, a tax parcel shall be determined according to the 2012 final assessment toll. The redevelopment bonus may be computed on either a per acre or tax parcel basis, whichever produces the largest bonus.
B. 
In addition to the density bonus provided in Subsection A above, an additional density bonus may be awarded if redevelopment of an existing tax parcel achieves at least a basic LEED certification.