The Difference Between Zoning in Southampton vs. East Hampton

Why Knowing Local Code Variations Can Make or Break Your Project

If you're planning to build, renovate, subdivide, or even sell property in the Hamptons, understanding the local zoning code is essential. But here’s what most property owners don’t realize: zoning laws vary significantly from one township to the next, even within the same region.

The two largest municipalities on the East End, Southampton and East Hampton, each have their own zoning code, planning board, environmental overlays, permit process, and building department. What’s allowed in one town may be restricted in the other.

At Land Planning Services, we routinely help clients navigate both zoning systems. Whether you’re working in Wainscott or Water Mill, Amagansett or Bridgehampton, knowing the differences up front can save you time, money, and frustration.

Why Zoning Codes Differ Across Municipalities

Southampton and East Hampton operate independently, each with its own:

• Zoning map

• Town code and amendments

• Planning, Zoning, and Building Departments

• Environmental regulations

• Historic, scenic, or agricultural overlays

• Permit and variance procedures

Even if two properties are the same size and shape, the zoning code that governs them can lead to entirely different outcomes in what you can build or how much time it will take to get approved.

Zoning Code Overview: East Hampton vs. Southampton

Here’s a breakdown of some of the key differences:

1. Minimum Lot Sizes

• Southampton: Zoning classifications range from R-20 (20,000 square feet) up to CR-200 (200,000 square feet).

• East Hampton: Zones include A2 Residence, A3 Residence, etc., with similarly increasing lot size requirements. However, East Hampton often requires larger lot sizes near environmentally sensitive areas.

2. Setbacks

• Setbacks differ not only by town, but also by zone, property shape, and road classification.

• Southampton uses front, side, and rear yard dimensions tied to zoning classification.

• East Hampton often has stricter setback requirements, especially for properties in coastal areas or those near wetlands.

3. Lot Coverage and Floor Area Ratio

• East Hampton typically enforces lot coverage limits and total floor area caps more aggressively, especially in flood-prone or historic districts.

• Southampton allows slightly higher coverage thresholds in many zones but imposes design restrictions on new builds or renovations within historic hamlets.

4. Accessory Structures

• Pool houses, sheds, garages, and guest cottages are handled differently by each town.

• East Hampton may require Natural Resources Special Permits (NRSP) if these structures are near protected areas.

• Southampton may allow accessory structures as of right, provided setbacks and coverage limits are met.

5. Environmental Review

• East Hampton has stricter oversight for wetlands, dunes, flood zones, and steep slopes. Projects in these zones often require NRSPs, Planning Board review, or referral to the Environmental Protection Department.

• Southampton conducts environmental reviews but does not have a specific NRSP process. Instead, they may issue wetland permits or require Planning Board input depending on the location.

6. Historic and Scenic Overlay Zones

• Both towns enforce overlay districts to preserve the historic character of the Hamptons.

• East Hampton Village and Town impose restrictions on materials, design style, and even color in some historic areas.

• Southampton also maintains historic and scenic overlay districts, but approvals are handled through their Historic Division or Planning Board depending on the scope.

7. Variance Process

• Both municipalities require Zoning Board of Appeals approval for variances, but the timeline and complexity can differ.

• East Hampton often requires more supporting documentation and public hearings for minor variances, especially on older or nonconforming lots.

• Southampton’s ZBA process can sometimes move faster but still requires full justification and public notification.

Why These Differences Matter

Misunderstanding which zoning rules apply to your property can lead to:

• Permit denials or delays

• Costly design revisions

• Missed opportunities during land purchases or sales

• Stop work orders if unpermitted construction is discovered

• Difficulty obtaining Certificates of Occupancy after the fact

Even professionals can get tripped up by the fine print—especially when a single project spans multiple lots or borders two towns.

How Land Planning Services Helps You Navigate Both

At Land Planning Services, we understand the zoning code in both Southampton and East Hampton inside and out. We help our clients:

• Research and confirm the zoning district and restrictions for their property

• Identify any overlays, environmental zones, or historic considerations

• Coordinate with local departments to verify allowable uses and requirements

• Work with architects and engineers to design compliant projects from the start

• Prepare and file variance applications, wetlands permits, or board reviews when needed

• Manage every step of the permit process, tailored to the specific town’s expectations and requirements

We act as the bridge between your team and the municipality—so nothing falls through the cracks.

Have Properties or Projects in Multiple Hamptons Municipalities?

If you're developing, designing, or buying land across town lines, or you're unsure which code applies to your property, contact Land Planning Services today. We’ll help you understand what’s allowed, what’s required, and how to get the green light faster.

One set of rules doesn’t fit all in the Hamptons, but with the right guidance, you can move forward with confidence in either town.