Key Facts Full Breakdown Violations FAQ Sources

Suffolk County, NY Zoning Overlays & Bonuses: Specific Plans Overview (2026)

Heavy Restrictions

Verified 1 week ago|Source: NY Pine Barrens Act →

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Key Facts

Authority: NY ECL Article 57
Adopted: 1993
Core area: Generally no new development
TDR program: Pine Barrens Credits

These county ordinances apply to unincorporated areas of Suffolk County. Incorporated cities within the county may have their own rules that take precedence over county-level regulations.

Summary

The Long Island Pine Barrens Protection Act of 1993, codified at NY ECL Article 57, creates a Core Preservation Area and Compatible Growth Area in central Suffolk County administered by the Pine Barrens Commission with strict land-use controls.

Full Breakdown

Article 57 of the New York Environmental Conservation Law established the Central Pine Barrens, comprising roughly 100,000 acres in the Towns of Brookhaven, Riverhead, and Southampton. The Core Preservation Area generally prohibits new residential and commercial development to protect the deep-recharge aquifer that supplies the East End. The Compatible Growth Area allows planned development subject to a comprehensive land-use plan and Pine Barrens Credit Program transfers of development rights. The Pine Barrens Commission, with state and county members, reviews variances and hardship applications.

Violations & Fines

Development within the Core Preservation Area without Pine Barrens Commission approval is enjoinable in state court; civil penalties may exceed 25000 dollars per offense, plus restoration and attorneys fees.

Frequently Asked Questions

Can I build a house I already own land for in the Core?

Generally no. Pre-existing vacant lots in the Core Preservation Area are typically purchased through Pine Barrens Credits or county acquisition rather than developed. Hardship variances are rare.

What is a Pine Barrens Credit?

A transferable development right severed from a sending parcel in the Core, sold to receiving parcels in the Compatible Growth Area to increase density there while preserving the Core permanently.

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Suffolk County, NY Zoning Overlays & Bonuses: Specific Plans Overview (2026)

Key Facts

Summary

Full Breakdown

Violations & Fines

Frequently Asked Questions

Sources & Official References

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