Thinking about a tear-down, land purchase, or major remodel in East Hampton but unsure what the alphabet soup of ARB, FAR, and lot coverage really means for your plans? You’re not alone. Even experienced buyers find that design review, zoning math, and environmental rules can reshape a project. This guide breaks down the essentials so you can quickly gauge what is feasible and where to verify the details for your specific parcel. Let’s dive in.
ARB basics in East Hampton
The Architectural Review Board, or ARB, reviews the exterior look of your project. You will focus on materials, massing, rooflines, siting, screening, and how the design fits local character. ARB review is separate from zoning. Zoning sets the numbers, while ARB weighs in on design quality and compatibility.
Town vs. Village
East Hampton has two levels of government. Properties inside the Village of East Hampton fall under the Village’s own ARB and historic review. Properties in the Town of East Hampton, outside village lines, follow Town ARB rules where applicable. Your first step is to confirm whether a parcel sits in the Town or the Village, then follow that jurisdiction’s process.
What triggers ARB review
Common triggers include new construction, sizable additions that change the exterior, exterior material changes, and demolition. In designated historic areas, demolitions and alterations often get closer scrutiny. If you plan to alter fences, signage, or site screening, expect ARB involvement in some districts.
Where ARB fits in the permit path
ARB approval is typically required before you can get a building permit. If your project also needs zoning relief, the Board of Zoning Appeals handles variances, while the Planning Board reviews larger or more complex plans. The ARB does not grant variances. Still, its comments on design and neighborhood character can influence other boards’ decisions, so it pays to design thoughtfully from day one.
FAR: the key to total area
Floor Area Ratio, or FAR, controls total allowable gross floor area on your lot. Think of FAR as the cap on how much interior area you can have across all floors, separate from footprint.
What FAR means
FAR is a simple formula: FAR multiplied by lot area equals maximum allowable gross floor area. What counts in that total depends on local code definitions. Some jurisdictions include basements, garages, porches, or attics; others do not. East Hampton’s zoning code definitions govern exactly what is included.
Why FAR matters here
FAR often sets the true upper limit for house size, especially on smaller lots. Even if your footprint could be large, a low FAR can limit the overall area across multiple stories. FAR also ties into height limits and setbacks, which can further shape massing and layout.
How to confirm your FAR
Numbers vary by zoning district. Start by pulling the zoning table and definitions for your parcel. For Town properties, check the Town of East Hampton Zoning Code. For Village parcels, use the Village’s zoning code and ARB guidance found on the Village website. Always review the code definitions for “gross floor area” and “floor area ratio” so you know what is counted.
An illustrative example
Assume a 10,000 square foot lot with a FAR of 0.25. The maximum allowable gross floor area would be 2,500 square feet. If lot coverage allowed a 40 percent footprint, that would be up to 4,000 square feet on the ground, but FAR would still cap total interior area to 2,500 square feet across all floors. In that case, FAR is the binding control.
Lot coverage, setbacks, and height
Lot coverage limits how much of your lot can be occupied by roofed structures. Many codes also track impervious or total coverage, which can include driveways, patios, and pools. On some parcels, lot coverage binds before FAR does, which pushes you to go up rather than out.
Lot coverage vs. impervious limits
Lot coverage often applies to buildings only, while impervious or total coverage combines buildings with hardscape. These rules shape how you fit the house, pool, pool house, and driveways on the site. They also affect stormwater management and regrading.
Setbacks and height
Front, side, and rear yard setbacks create the buildable envelope. Height limits control how tall you can go. Even when FAR and coverage look generous, setbacks and height can still shrink the workable footprint or upper floor area. Waterfront and scenic road properties may have extra buffers or open space ratios that further limit siting.
Environmental overlays that change the envelope
Some constraints operate outside the zoning table but are just as important. If you are near wetlands, in a flood zone, or within a coastal program area, special approvals and added standards can change the cost, timeline, and design.
- Wetlands and buffers: Use the NYS DEC Environmental Resource Mapper to check for tidal or freshwater wetlands and likely buffer areas. Additional permits or wider setbacks may apply.
- Flood zones: Look up your parcel in the FEMA Flood Map Service Center. AE or VE zones can require higher finished floor elevations, freeboard, and specialized construction.
- Coastal policies: Many shoreline parcels are governed by local coastal consistency rules. Explore the New York State Department of State’s Local Waterfront Revitalization Program for background.
These overlays can reduce buildable area or alter house elevation, which then interacts with height and design review. Plan for that interplay early.
Septic and bedroom counts in Suffolk County
On the East End, sanitary rules are a major driver of feasibility. Septic capacity and bedroom counts often control how big you can go and whether you will need an upgrade. The Suffolk County Department of Health Services sets standards for new systems and expansions. If you add bedrooms or increase flow, expect to coordinate on septic sizing, location, setbacks from wells or wetlands, and potential advanced treatment requirements. These systems take space and can shift building placement.
How ARB and zoning interact
Zoning sets the numbers. ARB focuses on design character and compatibility. If your proposal fits FAR, coverage, setbacks, and height, ARB still evaluates exterior materials, proportions, and site design. ARB approval can include conditions that drive revisions. For any dimensional relief, the ZBA is the correct board. Since ARB feedback can influence Planning or ZBA decisions, invest in a cohesive package that respects code and context.
A step-by-step feasibility checklist
Use this quick checklist before you purchase or design:
- Confirm jurisdiction: Is the property inside the Village of East Hampton or in the Town?
- Identify the zoning district using the Town or Village zoning map.
- Pull the district table: note FAR, lot coverage, setbacks, height, and accessory structure rules. For Town parcels, start with the Town of East Hampton Zoning Code.
- Read definitions: confirm what counts toward “gross floor area,” “floor area ratio,” “building coverage,” and “impervious surface.”
- Determine ARB requirements: check if ARB review is required and whether any historic district rules apply.
- Map environmental overlays: check wetlands, buffers, and flood zones with the NYS DEC Environmental Resource Mapper and the FEMA Flood Map Service Center. Review local coastal policies via the Local Waterfront Revitalization Program.
- Verify sanitary capacity: pull septic records and bedroom count with the Suffolk County Department of Health Services. Ask about required upgrades for added bedrooms.
- Confirm demolition rules: if planning a tear-down, check for ARB or historic review and any demolition delays.
- Meet early: request guidance from the Building Department and ARB staff. Consider a pre-application meeting with Land Management or Planning.
- Flag variances: if any dimension misses the mark, plan for a ZBA timeline and any environmental review.
Tips to streamline approvals
- Start with a current survey and topography. Discuss a preliminary site plan with a local architect before locking your program.
- Right-size your concept to match septic limits and overlays. It is easier to add detail than to scale back late.
- Anticipate ARB priorities: massing, siting, screening, and materials that respect neighborhood context. Bring samples or precedent images.
- Build a clean submittal. Clear drawings, code calculations, and a concise narrative often shorten review time.
- Engage local professionals. Surveyors, architects, engineers, and land-use attorneys with East Hampton experience can navigate the sequence efficiently.
Your next step
If you are weighing a tear-down, vacant lot, or compound plan anywhere in East Hampton, you deserve clear, grounded guidance before you commit. With decades of local relationships and a design-forward approach, we help you match vision to what the site will support. When you are ready to evaluate options or source the right parcel, connect with Deborah Srb for discreet, informed advisement.
FAQs
How much can I build in East Hampton?
- It depends on your specific zoning district’s FAR, lot coverage, setbacks, height limits, septic capacity, and any wetlands or floodplain overlays, so always verify your parcel’s rules in the code and with the Health Department.
Do I always need ARB approval for a renovation?
- Not always, but exterior changes, sizable additions, and demolitions commonly trigger ARB review, and historic areas can have stricter thresholds, so confirm with the Town or Village before you design.
Can ARB deny a project that meets zoning numbers?
- ARB does not change zoning numbers, but it can withhold design approval or add conditions based on exterior appearance and compatibility, which may require you to revise materials, massing, or siting.
How long does ARB approval take in East Hampton?
- Simple applications can wrap in weeks, while projects needing variances, site plan review, or environmental permits can take several months, so plan for iterations and feedback in your timeline.
Will I need a septic upgrade to add bedrooms?
- Often yes, since bedroom count and sanitary flow are regulated by Suffolk County, and upgrades can affect layout and cost, so coordinate early with the Health Department and your design team.
Are tear-downs straightforward in the Town or Village?
- Not necessarily, because demolition can require ARB or historic review, and new construction must meet current zoning, sanitary, flood, and environmental rules, which adds steps and time to your schedule.
