WELCOME
At the heart of Southold’s zoning code update is a shared vision for the future.
We recognize that the Town’s unique character, shaped by its rich history and rural beauty, is something worth preserving — while also paving the way for thoughtful growth that meets the evolving needs of our community.
This update is more than policy; it’s a promise. A promise to preserve farmland and the natural environment, and support local families with diverse housing. It’s about ensuring our residents can afford to stay, our businesses can grow, and our natural spaces endure. Most of all, it’s about honoring our past while building a future where the Town of Southold remains vibrant, sustainable, and true to its roots.
Guided by the Southold Town Comprehensive Plan, this new code reflects our shared hopes — but its success depends on you. Whether you’ve lived in Southold for decades or are just starting to build your life here, your voice matters. This is our Town, and together, we can ensure it remains a place we’re all proud to call home.
Please review the proposed new Zoning Code & Map Public Review Drafts and then share your feedback to the proposed changes.
Help shape the Southold that we’ll pass to future generations.
PROJECT GOALS
Reorganize the zoning code to improve clarity and usability for all users
Update terminology and definitions to reflect modern planning practices and ensure consistency throughout the zoning code
Conduct a comprehensive zoning review and revision to ensure consistency with the Southold Town Comprehensive Plan and ensure that future land uses will be at the appropriate scale, intensity and location
Achieve a balance between the built and natural environment and between commercial and residential uses, while allowing for the strengthening of the local economy
PROCESS
ZONING UPDATES FOR BUSINESSES
Key Zoning Changes Affecting Businesses: (Non-Residential Zoning Districts)
Multiple Uses Permitted on One Parcel: Non-residential parcels may now include multiple permitted uses and buildings in the zone district, provided they meet all setback, lot coverage, parking, and landscaping requirements. This replaces the former rule that limited parcels to one use per minimum lot area, encouraging more flexible and efficient site design in business zones.
Accessory Apartments: Accessory apartments may now include a mix of market-rate and affordable units.
All-residential buildings: Buildings that are 100% residential are now permitted in certain zones, and must include a mix of market-rate and affordable apartments.
Zoning District Updates: Some zoning districts have been revised, affecting permitted uses. Certain parcels have received updated zoning classifications.
Retail and Restaurant Use Restrictions: New limitations restrict retail and restaurant uses to hamlet center areas, in alignment with the Southold Town Comprehensive Plan, (Chapter 3, Goal 2, Objective 2.1 B). This aims to support vibrant hamlet centers by discouraging foot traffic–generating uses outside these areas. Note that existing retail and restaurants outside these areas will be protected by the new rules for nonconforming uses in business zones.
Nonconforming Business Protections: Existing businesses rendered nonconforming by zoning changes are protected under Section 280-65. They may continue indefinitely, go dormant and reopen, expand or be sold.
Hotel Use Regulations: In the Rural Business II Zone (formerly Limited Business Zone), hotel use has been replaced by Country Inns, which have more restrictive limits on the number of rooms permitted and require the reuse of existing buildings fronting Route 25 or County Route 48. A cap on the number of hotel rooms has also been added in the Marine II zoning district. In and near the hamlet centers, hotels are still allowed, but with a higher restriction on the number of rooms, and a larger minimum lot size.
Streamlined Review Process: Special Exception uses that also require Site Plan review by the Planning Board now undergo review solely by the Planning Board, eliminating ZBA review. This change reduces the number of public hearings, shortens the review timeline, and minimizes uncertainty by consolidating discretionary approvals.
Please review the complete Zoning Code Public Review Draft for additional information
ZONING UPDATES FOR RESIDENCES
Key Zoning Code Changes Affecting Residential Homeowners:
Accessory Apartments: Apartments may now be located in existing detached accessory buildings (e.g., garages or barns) or created as their own small accessory buildings without a three-year waiting period.● Maximum size: 750 sq. ft.● Either the primary residence or the accessory apartment must be owner-occupied.● One unit must be leased for year-round occupancy ● No longer requires a Special Exception from the Zoning Board of Appeals.
Walls: Retaining and other walls must be set back from property lines.
House Size: Existing restrictions on maximum house size remain unchanged.
Outdoor Lighting: Regulations have been included in the zoning code to support improved compliance.
Lot Coverage Limits: Now includes other constructed surfaces — such as pavement, patios, gravel driveways, and sidewalks — not just buildings.
Please review the complete Zoning Code Public Review Draft for additional information
SHARE YOUR FEEDBACK:
Review the Zoning Code & Map Public Review Drafts then share input on the proposed zoning changes.
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