Dryden Town City Zoning Code
ARTICLE VI
Area and Bulk Regulations
§ 270-6.1 Area and bulk table.
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.
NR Neighborhood Residential | RR Rural Residential | RA Rural Agricultural | CV Conservation | MC Mixed-Use Commercial | LIO, LIO-A Light Industrial/ Office | |
|---|---|---|---|---|---|---|
Minimum lot area with public sewer and water facilities | 10,000 sf | 10,000 sf | 10,000 sf | 10,000 sf | 10,000 sf | 10,000 sf |
Minimum lot area without public sewer and water facilities | 1 acre | 1 acre except for major subdivisions; see § 270-6.5 | 1 acre except for major subdivisions; see § 270-6.5 | 1 acre | 1 acre | 1 acre |
Minimum front yard setback | 50 feet | 50 feet | 50 feet | 50 feet | 40 feet | 40 feet |
Minimum side yard setback | 15 feet | 15 feet | 15 feet | 15 feet | 0 or 7.5 feet if buildings are not attached | 15 feet |
Minimum side yard setback: accessory building with less than 15 feet building height and 200 square feet or less | 1 foot | 1 foot | 1 foot | 1 foot | 1 foot | 1 foot |
Minimum rear yard setback | 25 feet | 25 feet | 25 feet | 25 feet | 25 feet | 25 feet |
Minimum rear yard setback: accessory building less than 15 feet building height and 200 square feet or less | 1 foot | 1 foot | 1 foot | 1 foot | 1 foot | 1 foot |
Minimum lot frontage | 150 feet | 250 feet; see § 270-6.3 | 250 feet; see § 270-6.3 | 250 feet; see § 270-6.3 | 150 feet | 150 feet |
Minimum lot width | 100 feet | 100 feet | 100 feet | 100 feet | 125 feet | 125 feet |
Maximum lot coverage | 25% | 25% | 25% | 15% | 60% | 60% |
Maximum building height | 35 feet; see § 270-6.4 | 35 feet; see § 270-6.4 | 35 feet; see § 270-6.4 | 35 feet; see § 270-6.4 | 35 feet; see § 270-6.4 | 35 feet; see § 270-6.4 |
§ 270-6.2 Relief from lot dimension requirements in CV, RR, RA, VHMU, VHR and VHT Districts.
[Amended 12-15-2016 by L.L. No. 4-2016]
For relief from the minimum lot size and minimum lot frontage requirements in the CV, RR, RA, VHMU, VHR and VHT Districts, see Chapter 240, Subdivision of Land, which permits smaller lot dimensions by utilizing the conservation subdivision procedure.
§ 270-6.3 Flag lots in RR, RA and CV Districts.
A.
A lot in the RR, RA, or CV Districts may derive its Frontage and access by means of a narrow portion of land connecting the Public Highway and the larger rear portion of the lot, provided that no portion of the access from the frontage shall be less than 25 feet wide. The front yard setback of such a flag lot shall be measured from the rear lot line of the lot between the flag lot and the public highway. In the case of a lot with radial or angled side lot lines, the front yard setback shall be established where the lot meets the minimum lot width requirement when measured parallel to the street from which the lot derives access.
B.
Two or more adjacent flag lots shall provide access by a common driveway as provided in Chapter 240, Subdivision of Land.
C.
No more than four flag lots shall be served by a common driveway.
§ 270-6.4 Exemptions from height requirements.
The following structures are exempt from building height requirements in the table above: church steeples, water towers, farm structures, public monuments, and those structures subject to approval under other local laws such as Chapter 202, Renewable Energy Facilities, and Chapter 249, Telecommunications Towers and Facilities.
§ 270-6.5 Special provisions for major subdivisions in RR and RA Districts.
For major subdivisions in the RR and RA Districts, the minimum lot size shall be two acres, unless the subdivider elects to proceed with subdivision approval pursuant to the conservation subdivision procedures as provided in Chapter 240, Subdivision of Land, in which case, for the purposes only of determining the number of lots which could be permitted if the property were subdivided into lots conforming to the minimum lot size requirements, the minimum lot size shall be deemed to be one acre.
§ 270-6.6 Density in MC Zone.
The following table includes the maximum density and related restrictions in the MC Zone:
Type of Dwelling | Dwelling Units per Acre | Restrictions |
|---|---|---|
Multifamily (rental) | 8 | No greater than 20 dwelling units per building |
Multifamily (townhouse or condominium), owner-occupied | 10 | No greater than 20 dwelling units per building (or series of buildings) |
Multifamily (detached dwelling units) | 6 | No greater than eight individual building per parcel |
Multifamily condominium (rental), over commercial | 2 residential dwelling units per 5,000 square feet commercial space | |
Multifamily, multistory (rental) | 8 | 3 story maximum, 60% lot coverage limit, maximum 20 units per building (or series of buildings) |
Multifamily condominium, multistory (greater than two stories) | 10 | 70% green space requirement, 15 units per building maximum (or series of buildings) |
Single-family | 4 | 70% green space requirement |
§ 270-6.7 Density in Rural Residential and Rural Agricultural Districts.
[Added 3-17-2016 by L.L. No. 1-2016]
A.
Single-, two-, and multifamily dwellings are permitted subject to a maximum allowable density of two dwelling units per acre with a maximum of 10 dwelling units per lot. Subject to the foregoing limits, the maximum number of dwellings that can be built on a lot is the equal to the maximum number of conforming lots that could be created if the lot were subdivided in accordance with Chapter 240, Subdivision of Land, as calculated by the Town Planning Director. This determination by the Town Planning Director of the maximum number of dwellings shall be recorded in the Tompkins County Clerk's Office and cross-referenced to the deed of the lot in question and the maximum number of dwellings for said lot shall not increase even if said lot is thereafter subdivided.
B.
The following review is required:
Number of Dwellings on a Lot | Review Required |
|---|---|
One single- or two-family dwelling | No SPR or SUP required |
Two to four single or two-family dwellings | SPR (SITE PLAN REVIEw) |
All others | SUP |
C.
These provisions shall not apply to farm worker housing on lots on which a farm operation is conducted.
§ 270-6.8 Density in Neighborhood Residential and Conservation Districts.
[Added 3-17-2016 by L.L. No. 1-2016]
In the Neighborhood Residential District, only one single-family dwelling plus one accessory unit dwelling per lot is allowed. In the Conservation District, only the following is allowed per lot: one single-family dwelling plus one accessory unit dwelling, or one two-family dwelling.