Navigating Variances: What Architects Need to Know About East End Zoning

Designing Within the Rules Without Compromising Vision

Designing a beautiful, functional home in the Hamptons is no small feat. But for architects working in areas like East Hampton, Southampton, Sag Harbor, and beyond, zoning is often just as important as creativity. The truth is, even the most elegant, well-planned designs can hit a wall, literally, if they do not comply with local zoning regulations.

That’s where variances come in. If your design challenges the boundaries of what's allowed under current zoning laws, a variance might be the only path forward. But the process of securing one can be complex, time-consuming, and, if mishandled, disastrous for your timeline and client satisfaction.

What Is a Variance?

A variance is a special approval granted by the Zoning Board of Appeals (ZBA) that allows a project to legally deviate from the existing zoning code. In the Hamptons, zoning codes are detailed and strict, designed to protect open space, preserve character, and control growth. These codes regulate:

• Minimum front, side, and rear yard setbacks

• Building height and number of stories

• Lot coverage, including decks, patios, and pools

• Floor area ratio and square footage

• Number and type of accessory structures

Even slight departures from these rules require a formal request and a compelling justification.

When a Variance Is Needed

As an architect, you may run into scenarios where a variance becomes necessary, including:

• Designing a second-story addition that exceeds height limits

• Placing a garage or pool too close to the property line

• Trying to build on an undersized or irregular-shaped lot

• Expanding the footprint of a home beyond what zoning allows

• Building on a nonconforming lot or in a historic district

• Adding an accessory dwelling unit on a residential property

In each of these cases, you will need more than just a great design—you’ll need a strategic plan to get approval.

The Variance Process in Suffolk County

Every municipality has its own process, but generally, it includes:

1. Zoning analysis to determine the nature of the violation

2. Preparation of formal application with plans, surveys, and legal notices

3. Submission to the Zoning Board of Appeals

4. Public notice and hearing, where neighbors can support or oppose the request

5. Board deliberation and decision, which can include conditions or adjustments

This process can take anywhere from 6 to 16 weeks or longer, depending on the complexity of the request, public feedback, and meeting schedules.

How LPS Helps Architects Through the Process

At Land Planning Services, we work directly with architects across the East End to support and streamline the variance process. Our role is to act as your permitting partner and advocate, allowing you to focus on your design while we focus on approvals.

We:

• Conduct detailed zoning analyses to identify any potential variances required before plans are finalized

• Provide guidance on how to adjust designs to increase the chance of approval or avoid variances altogether

• Prepare and submit complete and compliant variance applications

• Draft narratives and justifications that align with local code interpretations

• Attend and represent your client at Zoning Board of Appeals hearings

• Communicate with town planners and board members on your behalf

Why It Matters

Delays in zoning approvals can derail project timelines and budgets. Worse, a denied variance can send you back to the drawing board, literally. By working with a consultant who understands the nuances of local zoning, you give your design the best possible chance of success.

At LPS, we believe that creativity and compliance are not mutually exclusive. Our job is to support your vision by helping you work smarter within the system, or around it, when needed.

Need a second set of eyes on your plans? Let’s talk before you submit.