The 3 Big Requirements
- Public access along the shore — every waterfront lot above a size threshold must dedicate a Shore Public Walkway (SPW), typically 25+ feet wide, running parallel to the water. Continuous esplanade. Why every new Brooklyn/Queens waterfront development has a public promenade.
- Visual corridors— sight lines from upland streets THROUGH the site TO the water must be preserved. New buildings can't form a visual wall between the neighborhood and the harbor. Why post-1990 waterfront NYC has view-protected street ends.
- Upland connections — pedestrian routes from the upland street grid TO the waterfront walkway. Designed for public use; width, paving, lighting standards apply.
Waterfront-specific bulk modifications
- Waterfront yard instead of standard rear yard — typically 40+ feet deep, accommodates the SPW.
- Height + setback adjustments on waterfront blocks — lower max height near the shore, taller set back from shore. Stepped massing toward the water.
- Visual corridor protection — building footprint cannot block mapped view corridors. Some sites must include cuts or gaps to maintain sight lines.
- Restrictions on parking near the shore — accessory parking generally prohibited within a defined distance of the water; the waterfront frontage is for active uses (residential, retail, public).
Famous examples
- Greenpoint-Williamsburg waterfront (2005 rezoning + Special District) — major test of post-1990s waterfront rules. Continuous esplanade from N. 14th to Bushwick Inlet.
- Hudson River Park — a Hudson River Park Trust district overlaid on waterfront zoning; separate authority + design controls.
- Brooklyn Bridge Park — large-scale residential development funding park operations; tower massing strictly governed by visual corridor rules.
- Hunters Point South — LIC waterfront; HPS rules + SPD rules interact with §62 base waterfront rules.
Other regulators
Waterfront sites typically face multiple regulators stacked on the §62 zoning rules:
- NYS DEC — Tidal Wetlands + Article 25 — for any work in or over water
- NYS DOS — Coastal Zone Management Act consistency review
- USACE — Section 10 + 404 permits for navigable-water work
- Coast Guard — bridges, certain structures over water
- NYC Parks — if the site touches a public park
- Local Waterfront Revitalization Program (LWRP) — neighborhood-specific waterfront plans