What are the typical residential setbacks in Brookhaven?

Setbacks vary significantly by zone. A-1 (1 acre): 60-foot front, 25-foot side, 50-foot rear with 20% coverage. B Residence (20,000 sq ft): 40-foot front, 10-foot side, 30-foot rear with 30% coverage. D Residence (12,500 sq ft): 30-foot front, 8-foot side, 25-foot rear.

What Pine Barrens requirements apply?

The Central Pine Barrens Commission regulates development. Core Preservation Area: development largely prohibited, Pine Barrens Credits available. Compatible Growth Area: development with environmental review, clearing limits, native vegetation preservation, and fertilizer restrictions to protect groundwater.

Do I need septic system approval?

Yes — most of Brookhaven is unsewered. Suffolk County Health Department must approve septic designs and well placements. Your site plan must show septic system, leaching fields, well location, and required setbacks. SCHD approval adds 4-8 weeks.

What flood zone requirements apply?

Extensive V and AE zones along the South Shore and barrier beaches. Structures must be above BFE plus freeboard. Coastal Erosion Hazard Areas require DEC permits. NY Coastal Management consistency review for waterfront properties.

What groundwater protection is required?

Long Island's sole-source aquifer requires enhanced protection. Nitrogen reduction may require innovative septic systems. Fertilizer restrictions in Pine Barrens. All development must protect groundwater quality.

Is my property in the Pine Barrens?

Check with the Central Pine Barrens Commission or Suffolk County GIS. The Pine Barrens covers significant portions of central Brookhaven. Properties in the Core may transfer credits rather than develop.

How do I submit plans?

Walk-in at 1 Independence Hill, Farmingville, NY 11738. The Town also has electronic plan review. Residential permits take 4-8 weeks. SCHD septic adds 4-8 weeks.

How long does plan review take?

Residential 4-8 weeks. Suffolk County Health Department septic review adds 4-8 weeks. Pine Barrens Commission review adds 4-6 weeks. Coastal/floodplain review concurrent.

Brookhaven Site Plan Requirements | Permits & Zoning Guide

By Site Plan Creator Team • March 6, 2026

Everything you need to know about creating a site plan for building permits in Brookhaven, NY. Covers zoning requirements, setbacks, stormwater management, and submission procedures.

Brookhaven Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in the Town of Brookhaven, New York requires meeting specific requirements set by the Town of Brookhaven Building Division. As the largest town in Suffolk County and one of the largest in the United States, Brookhaven's development is governed by the Town Code Chapter 85 (Zoning), with significant considerations for Long Island Pine Barrens preservation, coastal erosion hazard areas, groundwater protection over the sole-source aquifer, and FEMA flood zones along the South Shore and barrier beaches.

What Is a Site Plan and Why Does the Town of Brookhaven Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. The Town of Brookhaven Building Division requires a site plan for all building permit applications to verify compliance with Chapter 85 and the New York State Building Code. Look up your property's zoning through the Suffolk County GIS portal or the Town's online property viewer.

Required Site Plan Elements

Property boundaries with dimensions and total lot area from a licensed surveyor
Setbacks per Chapter 85
Existing and proposed structures with dimensions, height, and use
Lot coverage and Floor Area Ratio (FAR) calculations
Parking spaces per Town Code
Sanitary system: Location of septic system and leaching fields (most of Brookhaven is not sewered)
Well location: Private drinking water well if applicable
Stormwater management per DEC and Suffolk County requirements
Pine Barrens zone if applicable
North arrow, scale, and vicinity map
Suffolk County Tax Map number (SCTM)

Brookhaven Zoning and Setback Requirements

A-1 Residence (1 acre): Front 60 feet, side 25 feet, rear 50 feet. Lot coverage max 20%. Height max 35 feet.
A-2 Residence (40,000 sq ft): Front 50 feet, side 15 feet, rear 40 feet. Lot coverage max 25%.
B Residence (20,000 sq ft): Front 40 feet, side 10 feet, rear 30 feet. Lot coverage max 30%.
C Residence (15,000 sq ft): Front 35 feet, side 8 feet, rear 25 feet. Lot coverage max 35%.
D Residence (12,500 sq ft): Front 30 feet, side 8 feet, rear 25 feet. Lot coverage max 35%.
MF (Multi-Family): Front 50 feet, side 30 feet, rear 40 feet. Height max 35 feet.

Long Island Pine Barrens Preservation

The Central Pine Barrens Commission regulates development within the Pine Barrens:

Core Preservation Area: Development largely prohibited — only limited low-impact uses allowed. Properties in the Core may qualify for Pine Barrens Credit transfers.
Compatible Growth Area (CGA): Development allowed with environmental review and compliance with the Central Pine Barrens Comprehensive Land Use Plan
Clearing limits: Maximum percentage of lot that can be cleared varies by zone within the CGA
Natural vegetation preservation: Native Pine Barrens vegetation must be preserved to the maximum extent practicable
Fertilizer restrictions: Strict limits on nitrogen-based fertilizer to protect groundwater

Groundwater and Septic Protection

Sole-source aquifer: All of Long Island relies on a sole-source aquifer for drinking water, requiring enhanced groundwater protection
Suffolk County Health Department (SCHD): Approves all septic system designs and well placements
Septic setbacks: Minimum distances from wells, property lines, and water bodies
Nitrogen reduction: New innovative/alternative (I/A) septic systems may be required in sensitive watershed areas
Most Brookhaven properties are unsewered: Septic system location is a critical site plan element

Coastal and Flood Zone Requirements

Coastal Erosion Hazard Area (CEHA): DEC-regulated areas along the South Shore require permits for construction within the CEHA setback
FEMA flood zones: Extensive V and AE zones along the barrier beaches and South Shore
BFE compliance: Structures must be elevated above Base Flood Elevation plus freeboard
NY State Coastal Management Program: Consistency review for waterfront properties

How to Submit

In-Person

Walk-in at the Town of Brookhaven Building Division, 1 Independence Hill, Farmingville, NY 11738.

Online Portal

The Town has electronic plan review capabilities through its online permitting portal.

Permit Fees and Timeline

Fees: Per Town fee schedule; plus Suffolk County Health Department fees for septic approval
Timeline: Residential 4-8 weeks. SCHD septic approval adds 4-8 weeks. Pine Barrens Commission review adds 4-6 weeks if applicable.

Creating Your Brookhaven Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Brookhaven property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, mark septic and well locations, and export a scaled PDF ready for the Town of Brookhaven Building Division.

Frequently Asked Questions

What are the typical residential setbacks in Brookhaven?: Setbacks vary significantly by zone. A-1 (1 acre): 60-foot front, 25-foot side, 50-foot rear with 20% coverage. B Residence (20,000 sq ft): 40-foot front, 10-foot side, 30-foot rear with 30% coverage. D Residence (12,500 sq ft): 30-foot front, 8-foot side, 25-foot rear.
What Pine Barrens requirements apply?: The Central Pine Barrens Commission regulates development. Core Preservation Area: development largely prohibited, Pine Barrens Credits available. Compatible Growth Area: development with environmental review, clearing limits, native vegetation preservation, and fertilizer restrictions to protect groundwater.
Do I need septic system approval?: Yes — most of Brookhaven is unsewered. Suffolk County Health Department must approve septic designs and well placements. Your site plan must show septic system, leaching fields, well location, and required setbacks. SCHD approval adds 4-8 weeks.
What flood zone requirements apply?: Extensive V and AE zones along the South Shore and barrier beaches. Structures must be above BFE plus freeboard. Coastal Erosion Hazard Areas require DEC permits. NY Coastal Management consistency review for waterfront properties.
What groundwater protection is required?: Long Island's sole-source aquifer requires enhanced protection. Nitrogen reduction may require innovative septic systems. Fertilizer restrictions in Pine Barrens. All development must protect groundwater quality.
Is my property in the Pine Barrens?: Check with the Central Pine Barrens Commission or Suffolk County GIS. The Pine Barrens covers significant portions of central Brookhaven. Properties in the Core may transfer credits rather than develop.
How do I submit plans?: Walk-in at 1 Independence Hill, Farmingville, NY 11738. The Town also has electronic plan review. Residential permits take 4-8 weeks. SCHD septic adds 4-8 weeks.
How long does plan review take?: Residential 4-8 weeks. Suffolk County Health Department septic review adds 4-8 weeks. Pine Barrens Commission review adds 4-6 weeks. Coastal/floodplain review concurrent.

How to Create a Site Plan in Brookhaven

Look Up Property Information: Use Suffolk County GIS to find zoning, Pine Barrens zone, FEMA flood zone, Coastal Erosion Hazard Area, and lot dimensions. Note your SCTM number.
Assess Environmental Constraints: Determine Pine Barrens status (Core vs CGA), coastal and flood zone requirements, groundwater protection requirements, and septic system needs.
Obtain a Survey: A licensed land surveyor's survey is typically required for Brookhaven permits. This establishes accurate boundaries, easements, and existing conditions.
Create Site Plan: Enter your Brookhaven address in Site Plan Creator to load property data. Add setback lines per Chapter 85. Include septic and well locations.
Prepare Supporting Documents: Suffolk County Health Department septic application. Pine Barrens Commission review if in CGA. Flood zone elevation certificate if in SFHA. DEC CEHA permit if applicable.
Submit to Building Division: Submit plans to Town of Brookhaven Building Division at 1 Independence Hill. Pay Town fees and SCHD fees.
Manage Multi-Agency Review: Coordinate Building Division, SCHD, Pine Barrens Commission, and DEC reviews. Respond to comments. Once all approvals obtained, receive permit and schedule inspections.