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New York regulatory stack

Article 24/25 wetlands, SEQRA, ORES, NYC DEP watershed

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What makes New York different

›Article 24 Freshwater Wetlands — post-2022 amendments dropped the threshold from 12.4 acres to 7.4 acres (Jan 2025) and will drop to all regulated wetlands by 2028, regardless of size.
›Article 25 Tidal Wetlands — NYC, Long Island, Westchester: separate 300-ft adjacent area permit regime.
›SEQRA (6 NYCRR Part 617) wraps every discretionary approval — Type I actions presume significance and require a full EAF/EIS.
›Office of Renewable Energy Siting (ORES) replaces Article 10 for wind/solar >25 MW with a 1-year shot clock.
›NYC DEP Watershed Rules (15 RCNY Ch. 18) apply far upstate — Catskill/Delaware + East-of-Hudson — and can veto local approvals.
›Coastal Erosion Hazard Area (CEHA) maps control Long Island shoreline.
›Adirondack Park Agency is a separate land-use regulator for projects inside the Blue Line.
›CLCPA §7(2) disadvantaged-community review applies to every state permit.

Sample parcel

41.0534°N, 73.5387°W

Saw Mill River Rd, Hawthorne, NY 10532 · 14.2 acres · R-40 (Town of Mount Pleasant) — NYC Watershed East-of-Hudson

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Layers

Regulations (6)

NY-ECL-24

highNYSDEC

Freshwater Wetlands Permit

Regulated activity in a wetland or its 100-ft adjacent area requires a §24-0701 permit. Post-2022 amendments now cover wetlands ≥7.4 acres (2025) and any wetland of unusual importance.

Citation: ECL Article 24; 6 NYCRR Part 663
Triggered by: Parcel intersects mapped Class II wetland (Hawthorne quadrangle)
Timeline: 3–9 months
Permit path: Jurisdictional determination → Article 24 application → public notice → decision (3–9 months)
Source: https://dec.ny.gov/nature/waterbodies/wetlands/freshwater

NY-ECL-25

mediumNYSDEC

Tidal Wetlands Permit

Any regulated activity in a tidal wetland or its 300-ft adjacent area (150-ft inside NYC) triggers an Article 25 permit.

Citation: ECL Article 25; 6 NYCRR Part 661
Triggered by: Not applicable for Hawthorne sample (inland)
Permit path: Pre-application conference → Art 25 application → tidal wetland delineation
Source: https://dec.ny.gov/nature/waterbodies/wetlands/tidal

NY-SEQRA

highNYSDEC + lead agency

SEQRA Review (Type I)

Actions meeting Type I thresholds (≥10 acres undeveloped, ≥100 units, adjacent to parkland/historic sites) presume significance — a Full EAF Part 1–3 and likely Positive Declaration + EIS.

Citation: 6 NYCRR Part 617
Triggered by: 14.2 acres + within NYC Watershed — likely Type I under §617.4(b)(6)(i)
Timeline: 12–24 months for Type I with EIS
Permit path: Lead agency designation → Full EAF → Pos/Neg Dec → draft & final EIS → Findings (12–24 months)
Source: https://dec.ny.gov/regulatory/permits-licenses/seqr

NYC-WR-18

highNYC Department of Environmental Protection

Stormwater Pollution Prevention — Watershed

Projects in the Catskill/Delaware and East-of-Hudson watersheds face stricter-than-state phosphorus and pathogen controls. DEP can veto local approvals via the 60-day review.

Citation: 15 RCNY Ch. 18, §18-39
Triggered by: Parcel inside East-of-Hudson watershed (Town of Mount Pleasant drains to Kensico Reservoir)
Timeline: 60-day DEP review
Permit path: Pre-design SWPPP to DEP → 60-day review → construction certification
Source: https://www.nyc.gov/site/dep/water/watershed-protection.page

NY-94c

lowNYS Office of Renewable Energy Siting

ORES Consolidated Permit (>25 MW)

Solar/wind projects ≥25 MW bypass local zoning and SEQRA under a consolidated ORES permit with a 1-year statutory clock.

Citation: NY Exec. Law §94-c; 19 NYCRR Part 900
Triggered by: Applies only if proposed generating capacity ≥25 MW (informational)
Timeline: 1 year from complete application
Permit path: Pre-application → application → 60-day completeness → 1-year final decision
Source: https://ores.ny.gov/

NY-CEHA

lowNYSDEC / local coastal program

Coastal Erosion Hazard Area Permit

Structures, excavation, or grading in a mapped CEHA (Long Island ocean & sound shorelines) require a CEHA permit in addition to any Article 25 review.

Citation: ECL Article 34; 6 NYCRR Part 505
Triggered by: Not applicable for Hawthorne sample
Permit path: Local permit first → NYSDEC concurrence if variance sought
Source: https://dec.ny.gov/regulatory/permits-licenses/coastal-erosion-management

Authoritative sources

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