Southampton Village, NY Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- Lots under 20,000 sq ft
- 30 feet maximum
- 20,000 to under 40,000 sq ft
- 33 feet maximum
- Lots of 40,000 sq ft or more
- 35 feet maximum
- Flat-roof reduction
- Seven feet less if pitch is flatter than 7/12 over more than 5% of roof
- Pyramid Law
- Sky plane at a 45 degree angle (§ 116-12E)
- Narrow flood-zone lot
- BFE plus 32 feet, or plus 30 feet under 20,000 sq ft
Summary
In the Village of Southampton, § 116-12F caps structure height in one-family residence districts and MF-20 at 30 feet on lots under 20,000 square feet, 33 feet from 20,000 up to 40,000, and 35 feet at 40,000 or more. A roof flatter than 7/12 over more than 5% of the roof cuts the cap by seven feet.
F. Height in certain residence districts. ... (1) Except as otherwise hereinafter provided, the maximum height in feet for all structures within all one-family residence districts (the R-120, R-80, R-60, R-40, R-20, R-12.5 and R-7.5 Residence Districts) and the MF-20 Multifamily Residence District shall be based on the lot area of the lot and shall be as set forth in the following table: Lot Area (square feet) Maximum Height (feet) Less than 20,000 30 20,000 or greater but less than 40,000 33 40,000 or greater 35 (2) Notwithstanding the foregoing, the maximum height in feet for any residential building with a roof pitch flatter than 7/12 (i.e., seven inches of rise for every 12 inches of run) over greater than 5% of the total roof area shall be seven feet less than the maximum height set forth in the above table. For the purposes of this section, a roof over an unenclosed porch or entryway shall not be considered as part of the roof area.
Full Breakdown
Section 116-12F sets the maximum height in feet for all structures in the R-120, R-80, R-60, R-40, R-20, R-12.5 and R-7.5 districts and the MF-20 Multifamily Residence District by lot area: 30 feet for lots under 20,000 square feet, 33 feet for lots of 20,000 or greater but less than 40,000, and 35 feet for lots of 40,000 or greater. Subsection F(2) then subtracts seven feet from that maximum for any residential building with a roof pitch flatter than 7/12 (seven inches of rise for every 12 inches of run) over greater than 5% of the total roof area. A roof over an unenclosed porch or entryway is not counted as roof area.
The Pyramid Law in § 116-12E adds a second envelope. In the MF-20, MF-25, R-7.5, R-12.5, R-20, R-40, R-60, R-80 and R-120 districts, all buildings and structures except chimneys, flagpoles, church spires and decorative railings must remain inside the sky plane of the lot. On non-flagpole lots in R-7.5, R-12.5 and R-20 the plane starts at the front and rear lot lines at the average natural grade and five feet above that grade at the side lot lines, rising at 45 degrees. Flagpole lots and the MF and larger R districts start at natural grade on every line. A licensed surveyor must certify the average natural grade, and the table height is never exceeded.
Flood-zone homes follow § 116-12G: an elevated building is measured from the base flood elevation, and on narrow lots under 175 feet wide in a FEMA special flood hazard area, height is limited to BFE plus 32 feet for lots of 20,000 square feet or more and BFE plus 30 feet for smaller lots. Section 116-12A exempts spires, flagpoles, chimneys and farm structures from the district limit, and § 116-12D bars changing the natural grade of a lot except as a building permit allows. In the VB district, § 116-11.3D sets 35 feet and 2 1/2 stories.
Violations & Fines
Section 116-40 makes the owner, the tenant, and any agent, architect or contractor who takes part in a zoning violation liable. On conviction, Chapter 1, Article II applies: a violation under the New York Penal Law punishable by a fine not exceeding $2,000, imprisonment not exceeding 15 days, or both, plus court-directed community service (§ 1-17). An over-height structure is a continuing violation, and each day counts as a separate offense.
Frequently Asked Questions
What is the height limit for a house in the Village of Southampton?
How does a flat roof change the limit?
What is the Pyramid Law?
How is height measured in a flood zone?
Sources & Official References
Other rules in Southampton Village
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Structure Height Limits in Nearby Cities
How other cities in Suffolk County handle structure height limits.