22 Edwards Hole Road: site kit for architects

The site

A deep lot with a preserve down one whole side.

The drive runs about 885 feet in from Edwards Hole Road before the land widens. The whole southeast side, drive included, is the Edward’s Hole Preserve: 57.68 acres the Town of East Hampton owns and keeps as nature preserve.

Drawn along the lot’s long axis from the New York State tax parcel map (2025 roll). Not a survey; a survey controls. On a phone, swipe the drawing sideways.

Lot: 106,680 square feet (2.45 acres) by the tax-map polygon; 2.5 acres on the roll. Tax map 0300-134.00-01.00-020.001.
Shape: A flag lot. The drive strip is about 885 feet long and about 19 feet wide, with 22 feet on Edwards Hole Road. The strip is part of the lot, and the house in front (No. 20) uses the drive too.
Building area: About 728 feet deep and 123 to 126 feet wide, about 89,600 square feet.
Envelope: 30 feet off every line leaves about 666 by 63 to 66 feet, about 42,500 square feet. For a pool, 40 feet off every line leaves a band about 46 feet wide.
Orientation: The long axis runs about N 40° E. The long southeast side faces the preserve and takes the morning and midday sun. The northwest side faces a vacant 3.17-acre lot and a wooded parcel of about 7 acres.
On it today: A one-story ranch (three bedrooms, two baths, partly finished lower level), an in-ground pool that has been closed for several years, a pool house pavilion and decks. Oil heat, private well. Sold as is.

The rules

What the Town Code allows.

Floor area: 7% of lot area plus 1,500 square feet, never more than 10,000: 8,968 square feet on 106,680. Lot area leaves out land under a common driveway or access easement, so if the whole strip is excluded the number is 7,773. The recorded agreement for the drive settles which.
What counts: Every story, measured to the outside of the wall. Basements, attics and spaces under 5 feet do not count. Stairwells and rooms taller than 15 feet count twice. An attached garage counts above its first 600 square feet.
Height: 25 feet, or 32 feet to the peak of a gabled roof, with the eave plate no higher than 25. Two and a half stories. No point of the building may be taller than its distance from the nearest lot line.
Setbacks: Principal building: 30 feet from every side and rear line. A flag lot has no front yard from its interior lines. Accessory buildings: 20 feet. Pools, pool decks and pool equipment: 40 feet. By my read of the court setbacks, a tennis court does not fit this width without a variance.
Coverage: Buildings: 10% of lot area or 9,999 square feet, whichever is less (8,962 if the strip is excluded). Everything, drive and terraces included: 35%, about 37,338 square feet.
Clearing: For a lot this size the base rule is 10,000 square feet plus 25% of lot area, with the flag strip left out of the area and drive clearing in the strip not counted: about 32,400 square feet. Lots in the Water Recharge or Harbor Protection overlay follow different limits, and I have not confirmed the overlay here.
District: Older Town maps show A3, with A5 proposed in 2005. I have not confirmed the current district. The setbacks and coverage above come from Part I of the table, which goes by lot size.

Town of East Hampton Code, Chapter 255: § 255-11-10 (dimensional table, Parts I and II), § 255-11-72 (height), § 255-1-20 (definitions), § 255-2-60 (clearing), current through June 2026. The Town’s dimensional table (PDF). This is my reading as the listing broker, not a zoning opinion; the Building Department decides.

Not in hand yet

What you will ask me for.

A survey with topography.
The recorded agreement for the shared drive, which also decides the floor-area number.
The overlay district and a wetlands check. If the preserve holds wetlands near the line, the Town’s wetland setbacks apply.
County health department records for the septic system and the well.
The Town’s building file: certificates of occupancy and permits for the house, pool and pool house.

Ask me where each one stands, or tell me which you need first.

Files

Take the site with you.

CAD outline

DXF in feet, north up: lot lines and the 30, 20 and 40-foot setback lines on separate layers.

Download DXF

Site sheet

One page: the diagram, the numbers and the code sections.

Open PDF

GeoJSON

The same outlines in latitude and longitude, for GIS or a map.

Download

Massing model

A 3D scale model on the lot outline, in two styles and three sizes, with the lower level.

Open the model

All from the tax parcel map, not a survey. Good for a first look and a client conversation, not for design.

For your client

A page you can forward.

The buyer page shows the land, the Town’s numbers in plain language, sixteen concept images, a 3D model they can change, and recent sales of new houses on about two acres within three miles ($4.9M to $6.8M). The images are massing studies and mood, labeled as concepts. They are not a design, and they leave that to you.

Open the main page →

A 666-foot building envelope on a 57-acre Town preserve.

A deep lot with a preserve down one whole side.

What the Town Code allows.

What you will ask me for.

Take the site with you.

A page you can forward.

Bring a client, or come alone.