Dryden Town, NY Zoning Ordinance

Dryden Town City Zoning Code

ARTICLE V

Use Regulations

§ 270-5.1 Restrictions on land/structure uses.

[Amended 2-19-2026 by L.L. No. 3-2026]

No structure or land shall be used except as provided in the Allowable Use Groups Chart in § 270-5.2. Uses which are not explicitly permitted are prohibited, unless specifically stated elsewhere by this chapter.

If an applicant proposes a land use that does not clearly fall within any of the categories contained in the Allowable Use Groups Chart in § 270-5.2, the Planning Department shall deny the application for a zoning permit and inform the applicant of the process of appealing such denial to the ZBA, or refer the applicant to the Town Board for its review and possible consideration of an amendment to this chapter. When a proposed land use clearly falls within a category contained in the Allowable Use Groups Chart in § 270-5.2 or a use defined in § 270-3.2, then such proposed land use shall not be interpreted as falling within another category or defined use unless specifically stated elsewhere by this chapter.

§ 270-5.2 Allowable Use Groups Chart.

In the following Allowable Use Groups Chart:

"P" means the use is allowed as of right, but in many cases requires site plan review;

"PA" means an accessory use is allowed as of right;

"Special Use Permit" or "SUP" means the use requires a special use permit;

"X" means the use is not allowed in that particular district.

The following uses shall be subject to site plan review:

(1)

All business group uses;

(2)

All community group uses;

(3)

All uses requiring a special use permit.

(4)

Wherever specifically required by other sections of this chapter.

[Added 3-17-2016 by L.L. No. 1-2016]

Building sizes:

(1)

In the CV, RA and RR Districts, no Business Group Use shall include a structure larger than 5,000 square feet without a variance.[1]

[1]

Editor's Note: Original Section 501.C.2, regarding the H District, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(2)

In the LIO and MC Districts, any use that includes a structure larger than 20,000 square feet requires a special use permit.

(3)

No single retail structure shall be permitted in the Town larger than 45,000 square feet or a retail shopping center greater than 90,000 square feet, except as provided for in § 270-8.2.

(4)

Agricultural structures directly related to an agricultural use shall be exempt from all such building size limits.

Use Table [Amended 3-17-2016 by L.L. No. 1-2016; 2-16-2017 by L.L. No. 3-2017; 11-19-2020 by L.L. No. 4-2020]
Uses	NR Neighborhood Residential	RR Rural Residential	RA Rural Agricultural	CV Conservation	MC Mixed-Use Commercial	LIO, LIO-A Light Industrial/ Office
Agricultural use	P	P	P	P	P	P
Farmstand	P	P	P	P	P	P
Adult use (see § 270-13.2)	X	X	X	X	X	SUP only permitted in LIO-A
Agriculture-related enterprise	X	SUP	P	P	P	SUP
Artist studio/craft workshop	X	P	P	P	P	P
Automotive repair garage (see § 270-13.10)	X	SUP	SUP	SUP	SUP	SUP
Automotive sales	X	X	X	X	SUP	SUP
Automotive salvage and junkyards	X	X	SUP	SUP	SUP	SUP
Automotive towing service (see § 270-13.6)	X	X	SUP	X	SUP	SUP
Bed-and breakfast establishment	X	P	P	P	P	SUP
Boarding house	X	SUP	SUP	X	X	X
Campground	X	SUP	SUP	SUP	X	X
Car wash	X	P	P	P	SUP	P
Contractor's yard	X	SUP	SUP	P	P	P
Day-care center, child	X	SUP	SUP	X	P	P
Drive-through facility (see § 270-13.9)	X	X	X	X	SUP	SUP
Gasoline station	X	X	X	X	SUP	SUP
General office building	X	X	X	X	P	P
Hotel/motel	X	X	X	X	P	SUP
Industry, light	X	X	X	X	P	P
Industry/manufacturing (see § 270-13.3)	X	X	X	X	SUP	SUP
Inn	X	SUP	SUP	SUP	P	X
Kennel (see § 270-13.8)	X	SUP	SUP	SUP	SUP	X
Large-scale retail development	X	SUP	X	X	SUP	SUP
Mining (see § 270-13.4)	X	X	SUP; see § 270-13.4 for restrictions	SUP; see § 270-13.4 for restrictions	X	SUP; see § 270-13.4 for restrictions
Nursery/greenhouse, retail	X	SUP	P	SUP	P	X
Professional office	X	SUP	P	SUP	P	P
Restaurant	X	SUP	SUP	X	P	SUP
Retail business	X	X	SUP	X	P	P
Retail shopping centers/plazas	X	X	X	X	SUP	X
Retreat or conference center	X	SUP	SUP	SUP	SUP	X
Self-storage	X	X	X	X	SUP	SUP
Service business	X	SUP	SUP	X	P	P
Short-term rental	P	P	P	P	P	P
Theater	X	X	X	X	P	P
Warehouse	X	X	X	X	SUP	P
Bed-and-breakfast home	P	P	P	SUP	P	X
Congregate care facility	X	P	P	P	P	X
Day-care home, family	P	P	P	P	P	X
Day-care home, family group	P	P	P	P	P	X
Dwelling, accessory unit (see § 270-13.11)	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	X
Dwelling, multifamily	X	See § 270-6.7	See § 270-6.7	X	SUP	X
Dwelling, single-family	See § 270-6.8	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, two-family	X	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, upper-floor apartment(s)	X	X	X	X	SUP	X
Elder cottage see § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	X
Home Occupation: Level 1	P	P	P	P	P	X
Home Occupation: Level 2	X	SUP	SUP	SUP	SUP	X
Manufactured home	X	P	P	P	SUP	X
Manufactured home park	X	SUP only with municipal water and sewer	SUP only with municipal water and sewer	X	SUP only with municipal water and sewer	X
Mobile home	X	X	X	X	X	X
Senior housing, family	SUP	SUP	SUP	SUP	SUP	X
Senior care facility	X	SUP	SUP	X	SUP	X
Solar energy systems	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12
Workshop/garage, noncommercial	P	P	P	P	P	P
Cemetery	X	P	P	P	P	P
Educational use	X	SUP	SUP	SUP	SUP	X
Library	X	SUP	X	X	SUP	X
Lodge or club	X	SUP	SUP	SUP	P	X
Municipal use	P	P	P	P	P	P
Public safety use	X	SUP	SUP	SUP	SUP	SUP
Public utility	X	SUP	SUP	SUP	SUP	SUP
Religious institution	SUP	SUP	SUP	SUP	SUP	SUP
Recreation, active	X	SUP	SUP	SUP	SUP	SUP
Recreation, passive	P	P	P	P	P	P
Recreation facility, amusement	X	X	SUP	X	SUP	SUP
Recreational facility, athletic	X	SUP	SUP	SUP	SUP	SUP
Recreational facility, motorized	X	X	SUP	SUP	X	X
Any accessory building or use determined by the Planning Department or Zoning Board of Appeals to be customarily incidental to a permitted use, including detached garages and sheds	PA	PA	PA	PA	PA	PA
Accessory recreational uses, such as swimming pools and sports courts, provided that they are in compliance with the setback requirements for the principal use	PA	PA	PA	PA	PA	PA
Off-street parking facilities	PA	PA	PA	PA	PA	PA

§ 270-5.3 Prohibited uses.

Prohibition against the exploration for or extraction of natural gas and/or petroleum. No land in the Town shall be used: to conduct any exploration for natural gas and/or petroleum; to drill any well for natural gas and/or petroleum; to transfer, store, process or treat natural gas and/or petroleum; or to dispose of natural gas and/or petroleum exploration or production wastes; or to erect any derrick, building, or other structure; or to place any machinery or equipment for any such purposes.

Prohibition against the storage, treatment and disposal of natural gas and/or petroleum exploration and production materials. No land in the Town shall be used for: the storage, transfer, treatment and/or disposal of natural gas and/or petroleum exploration and production materials.

Prohibition against the storage, treatment and disposal of natural gas and/or petroleum exploration and production wastes. No land in the Town shall be used for: the storage, transfer, treatment and/or disposal of natural gas and/or petroleum exploration and production wastes.

Prohibition against natural gas and/or petroleum support activities. No land in the Town shall be used for natural gas and/or petroleum support activities.

Dryden Town City Zoning Code

ARTICLE V

Use Regulations

§ 270-5.1 Restrictions on land/structure uses.

[Amended 2-19-2026 by L.L. No. 3-2026]

§ 270-5.2 Allowable Use Groups Chart.

In the following Allowable Use Groups Chart:

"P" means the use is allowed as of right, but in many cases requires site plan review;

"PA" means an accessory use is allowed as of right;

"Special Use Permit" or "SUP" means the use requires a special use permit;

"X" means the use is not allowed in that particular district.

The following uses shall be subject to site plan review:

(1)

All business group uses;

(2)

All community group uses;

(3)

All uses requiring a special use permit.

(4)

Wherever specifically required by other sections of this chapter.

[Added 3-17-2016 by L.L. No. 1-2016]

Building sizes:

(1)

In the CV, RA and RR Districts, no Business Group Use shall include a structure larger than 5,000 square feet without a variance.[1]

[1]

Editor's Note: Original Section 501.C.2, regarding the H District, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(2)

In the LIO and MC Districts, any use that includes a structure larger than 20,000 square feet requires a special use permit.

(3)

No single retail structure shall be permitted in the Town larger than 45,000 square feet or a retail shopping center greater than 90,000 square feet, except as provided for in § 270-8.2.

(4)

Agricultural structures directly related to an agricultural use shall be exempt from all such building size limits.

Use Table [Amended 3-17-2016 by L.L. No. 1-2016; 2-16-2017 by L.L. No. 3-2017; 11-19-2020 by L.L. No. 4-2020]
Uses	NR Neighborhood Residential	RR Rural Residential	RA Rural Agricultural	CV Conservation	MC Mixed-Use Commercial	LIO, LIO-A Light Industrial/ Office
Agricultural use	P	P	P	P	P	P
Farmstand	P	P	P	P	P	P
Adult use (see § 270-13.2)	X	X	X	X	X	SUP only permitted in LIO-A
Agriculture-related enterprise	X	SUP	P	P	P	SUP
Artist studio/craft workshop	X	P	P	P	P	P
Automotive repair garage (see § 270-13.10)	X	SUP	SUP	SUP	SUP	SUP
Automotive sales	X	X	X	X	SUP	SUP
Automotive salvage and junkyards	X	X	SUP	SUP	SUP	SUP
Automotive towing service (see § 270-13.6)	X	X	SUP	X	SUP	SUP
Bed-and breakfast establishment	X	P	P	P	P	SUP
Boarding house	X	SUP	SUP	X	X	X
Campground	X	SUP	SUP	SUP	X	X
Car wash	X	P	P	P	SUP	P
Contractor's yard	X	SUP	SUP	P	P	P
Day-care center, child	X	SUP	SUP	X	P	P
Drive-through facility (see § 270-13.9)	X	X	X	X	SUP	SUP
Gasoline station	X	X	X	X	SUP	SUP
General office building	X	X	X	X	P	P
Hotel/motel	X	X	X	X	P	SUP
Industry, light	X	X	X	X	P	P
Industry/manufacturing (see § 270-13.3)	X	X	X	X	SUP	SUP
Inn	X	SUP	SUP	SUP	P	X
Kennel (see § 270-13.8)	X	SUP	SUP	SUP	SUP	X
Large-scale retail development	X	SUP	X	X	SUP	SUP
Mining (see § 270-13.4)	X	X	SUP; see § 270-13.4 for restrictions	SUP; see § 270-13.4 for restrictions	X	SUP; see § 270-13.4 for restrictions
Nursery/greenhouse, retail	X	SUP	P	SUP	P	X
Professional office	X	SUP	P	SUP	P	P
Restaurant	X	SUP	SUP	X	P	SUP
Retail business	X	X	SUP	X	P	P
Retail shopping centers/plazas	X	X	X	X	SUP	X
Retreat or conference center	X	SUP	SUP	SUP	SUP	X
Self-storage	X	X	X	X	SUP	SUP
Service business	X	SUP	SUP	X	P	P
Short-term rental	P	P	P	P	P	P
Theater	X	X	X	X	P	P
Warehouse	X	X	X	X	SUP	P
Bed-and-breakfast home	P	P	P	SUP	P	X
Congregate care facility	X	P	P	P	P	X
Day-care home, family	P	P	P	P	P	X
Day-care home, family group	P	P	P	P	P	X
Dwelling, accessory unit (see § 270-13.11)	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	X
Dwelling, multifamily	X	See § 270-6.7	See § 270-6.7	X	SUP	X
Dwelling, single-family	See § 270-6.8	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, two-family	X	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, upper-floor apartment(s)	X	X	X	X	SUP	X
Elder cottage see § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	X
Home Occupation: Level 1	P	P	P	P	P	X
Home Occupation: Level 2	X	SUP	SUP	SUP	SUP	X
Manufactured home	X	P	P	P	SUP	X
Manufactured home park	X	SUP only with municipal water and sewer	SUP only with municipal water and sewer	X	SUP only with municipal water and sewer	X
Mobile home	X	X	X	X	X	X
Senior housing, family	SUP	SUP	SUP	SUP	SUP	X
Senior care facility	X	SUP	SUP	X	SUP	X
Solar energy systems	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12
Workshop/garage, noncommercial	P	P	P	P	P	P
Cemetery	X	P	P	P	P	P
Educational use	X	SUP	SUP	SUP	SUP	X
Library	X	SUP	X	X	SUP	X
Lodge or club	X	SUP	SUP	SUP	P	X
Municipal use	P	P	P	P	P	P
Public safety use	X	SUP	SUP	SUP	SUP	SUP
Public utility	X	SUP	SUP	SUP	SUP	SUP
Religious institution	SUP	SUP	SUP	SUP	SUP	SUP
Recreation, active	X	SUP	SUP	SUP	SUP	SUP
Recreation, passive	P	P	P	P	P	P
Recreation facility, amusement	X	X	SUP	X	SUP	SUP
Recreational facility, athletic	X	SUP	SUP	SUP	SUP	SUP
Recreational facility, motorized	X	X	SUP	SUP	X	X
Any accessory building or use determined by the Planning Department or Zoning Board of Appeals to be customarily incidental to a permitted use, including detached garages and sheds	PA	PA	PA	PA	PA	PA
Accessory recreational uses, such as swimming pools and sports courts, provided that they are in compliance with the setback requirements for the principal use	PA	PA	PA	PA	PA	PA
Off-street parking facilities	PA	PA	PA	PA	PA	PA

§ 270-5.3 Prohibited uses.

Prohibition against natural gas and/or petroleum support activities. No land in the Town shall be used for natural gas and/or petroleum support activities.

Dryden Town City Zoning Code

ARTICLE V

Use Regulations

§ 270-5.1 Restrictions on land/structure uses.

[Amended 2-19-2026 by L.L. No. 3-2026]

§ 270-5.2 Allowable Use Groups Chart.

In the following Allowable Use Groups Chart:

"P" means the use is allowed as of right, but in many cases requires site plan review;

"PA" means an accessory use is allowed as of right;

"Special Use Permit" or "SUP" means the use requires a special use permit;

"X" means the use is not allowed in that particular district.

The following uses shall be subject to site plan review:

(1)

All business group uses;

(2)

All community group uses;

(3)

All uses requiring a special use permit.

(4)

Wherever specifically required by other sections of this chapter.

[Added 3-17-2016 by L.L. No. 1-2016]

Building sizes:

(1)

In the CV, RA and RR Districts, no Business Group Use shall include a structure larger than 5,000 square feet without a variance.[1]

[1]

Editor's Note: Original Section 501.C.2, regarding the H District, which immediately followed this subsection, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(2)

In the LIO and MC Districts, any use that includes a structure larger than 20,000 square feet requires a special use permit.

(3)

No single retail structure shall be permitted in the Town larger than 45,000 square feet or a retail shopping center greater than 90,000 square feet, except as provided for in § 270-8.2.

(4)

Agricultural structures directly related to an agricultural use shall be exempt from all such building size limits.

Use Table [Amended 3-17-2016 by L.L. No. 1-2016; 2-16-2017 by L.L. No. 3-2017; 11-19-2020 by L.L. No. 4-2020]
Uses	NR Neighborhood Residential	RR Rural Residential	RA Rural Agricultural	CV Conservation	MC Mixed-Use Commercial	LIO, LIO-A Light Industrial/ Office
Agricultural use	P	P	P	P	P	P
Farmstand	P	P	P	P	P	P
Adult use (see § 270-13.2)	X	X	X	X	X	SUP only permitted in LIO-A
Agriculture-related enterprise	X	SUP	P	P	P	SUP
Artist studio/craft workshop	X	P	P	P	P	P
Automotive repair garage (see § 270-13.10)	X	SUP	SUP	SUP	SUP	SUP
Automotive sales	X	X	X	X	SUP	SUP
Automotive salvage and junkyards	X	X	SUP	SUP	SUP	SUP
Automotive towing service (see § 270-13.6)	X	X	SUP	X	SUP	SUP
Bed-and breakfast establishment	X	P	P	P	P	SUP
Boarding house	X	SUP	SUP	X	X	X
Campground	X	SUP	SUP	SUP	X	X
Car wash	X	P	P	P	SUP	P
Contractor's yard	X	SUP	SUP	P	P	P
Day-care center, child	X	SUP	SUP	X	P	P
Drive-through facility (see § 270-13.9)	X	X	X	X	SUP	SUP
Gasoline station	X	X	X	X	SUP	SUP
General office building	X	X	X	X	P	P
Hotel/motel	X	X	X	X	P	SUP
Industry, light	X	X	X	X	P	P
Industry/manufacturing (see § 270-13.3)	X	X	X	X	SUP	SUP
Inn	X	SUP	SUP	SUP	P	X
Kennel (see § 270-13.8)	X	SUP	SUP	SUP	SUP	X
Large-scale retail development	X	SUP	X	X	SUP	SUP
Mining (see § 270-13.4)	X	X	SUP; see § 270-13.4 for restrictions	SUP; see § 270-13.4 for restrictions	X	SUP; see § 270-13.4 for restrictions
Nursery/greenhouse, retail	X	SUP	P	SUP	P	X
Professional office	X	SUP	P	SUP	P	P
Restaurant	X	SUP	SUP	X	P	SUP
Retail business	X	X	SUP	X	P	P
Retail shopping centers/plazas	X	X	X	X	SUP	X
Retreat or conference center	X	SUP	SUP	SUP	SUP	X
Self-storage	X	X	X	X	SUP	SUP
Service business	X	SUP	SUP	X	P	P
Short-term rental	P	P	P	P	P	P
Theater	X	X	X	X	P	P
Warehouse	X	X	X	X	SUP	P
Bed-and-breakfast home	P	P	P	SUP	P	X
Congregate care facility	X	P	P	P	P	X
Day-care home, family	P	P	P	P	P	X
Day-care home, family group	P	P	P	P	P	X
Dwelling, accessory unit (see § 270-13.11)	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	P as per § 270-13.11	X
Dwelling, multifamily	X	See § 270-6.7	See § 270-6.7	X	SUP	X
Dwelling, single-family	See § 270-6.8	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, two-family	X	See § 270-6.7	See § 270-6.7	See § 270-6.8	P	X
Dwelling, upper-floor apartment(s)	X	X	X	X	SUP	X
Elder cottage see § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	See § 270-13.5	X
Home Occupation: Level 1	P	P	P	P	P	X
Home Occupation: Level 2	X	SUP	SUP	SUP	SUP	X
Manufactured home	X	P	P	P	SUP	X
Manufactured home park	X	SUP only with municipal water and sewer	SUP only with municipal water and sewer	X	SUP only with municipal water and sewer	X
Mobile home	X	X	X	X	X	X
Senior housing, family	SUP	SUP	SUP	SUP	SUP	X
Senior care facility	X	SUP	SUP	X	SUP	X
Solar energy systems	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12	See § 270-13.12
Workshop/garage, noncommercial	P	P	P	P	P	P
Cemetery	X	P	P	P	P	P
Educational use	X	SUP	SUP	SUP	SUP	X
Library	X	SUP	X	X	SUP	X
Lodge or club	X	SUP	SUP	SUP	P	X
Municipal use	P	P	P	P	P	P
Public safety use	X	SUP	SUP	SUP	SUP	SUP
Public utility	X	SUP	SUP	SUP	SUP	SUP
Religious institution	SUP	SUP	SUP	SUP	SUP	SUP
Recreation, active	X	SUP	SUP	SUP	SUP	SUP
Recreation, passive	P	P	P	P	P	P
Recreation facility, amusement	X	X	SUP	X	SUP	SUP
Recreational facility, athletic	X	SUP	SUP	SUP	SUP	SUP
Recreational facility, motorized	X	X	SUP	SUP	X	X
Any accessory building or use determined by the Planning Department or Zoning Board of Appeals to be customarily incidental to a permitted use, including detached garages and sheds	PA	PA	PA	PA	PA	PA
Accessory recreational uses, such as swimming pools and sports courts, provided that they are in compliance with the setback requirements for the principal use	PA	PA	PA	PA	PA	PA
Off-street parking facilities	PA	PA	PA	PA	PA	PA

§ 270-5.3 Prohibited uses.

Prohibition against natural gas and/or petroleum support activities. No land in the Town shall be used for natural gas and/or petroleum support activities.