Owning a waterfront property is a privilege  but it also comes with additional rules and responsibilities. If your home is located near the water on Long Island, many landscaping, hardscaping, and construction projects may require approval from the New York State Department of Environmental Conservation (DEC).

At Louis Contino Landscaping Inc., we regularly work with homeowners who are surprised to learn that projects they assumed were “minor” such as clearing vegetation, installing a patio, regrading land, or adding plantings may require DEC permits when performed near wetlands, shorelines, or regulated coastal areas.

This guide explains when DEC permits are required, what types of waterfront projects trigger review, how the permitting process works, and how proper planning can prevent delays, fines, and costly redesigns.

What Is the DEC and Why It Regulates Waterfront Properties

The New York State Department of Environmental Conservation (DEC) is responsible for protecting natural resources, including wetlands, shorelines, waterways, wildlife habitats, and coastal ecosystems.

Waterfront properties are regulated because:

• They directly impact water quality
• They affect flood control and erosion
• They protect wetlands and marine habitats
• They influence neighboring properties and ecosystems

Even well-intentioned landscaping can disrupt these sensitive environments if not designed and reviewed properly.

Why Waterfront Properties Are Treated Differently

Waterfront land is dynamic. Tides, storm surge, erosion, and runoff behave very differently near water than on inland properties.

Because of this, DEC regulations focus on:

• Preventing erosion and sediment runoff
• Preserving wetlands and buffers
• Maintaining natural shoreline stability
• Protecting aquatic habitats

As a homeowner, this means additional oversight, but it also ensures long-term protection of your property and the surrounding environment.

Common Waterfront Areas Regulated by the DEC

DEC jurisdiction may apply if your property is near or includes:

• Freshwater wetlands
• Tidal wetlands
• Ponds, lakes, rivers, or streams
• Coastal shorelines
• Buffer areas surrounding wetlands
• Floodplains

Even if your house is set back from the water, work within a regulated buffer zone may still require approval.

Types of Projects That Often Require DEC Permits

Homeowners are often surprised by how many common projects fall under DEC review for waterfront properties.

Landscaping and Land Disturbance

• Clearing vegetation
• Regrading soil
• Installing planting beds
• Removing trees or shrubs
• Adding lawn areas

Hardscaping and Construction

• Patios and walkways
• Retaining walls
• Steps and access paths
• Driveways
• Outdoor kitchens

Drainage and Erosion Control

• Drainage systems
• French drains
• Dry wells
• Shoreline stabilization

Waterfront-Specific Improvements

• Docks
• Bulkheads
• Stairs to the water
• Shoreline restoration

Even small changes can alter runoff patterns or disturb protected areas, which is why review is required.

Understanding DEC Wetlands and Buffer Zones

Wetlands

Wetlands are areas saturated with water for at least part of the year. They play a critical role in:

• Filtering pollutants
• Absorbing floodwaters
• Supporting wildlife

DEC-regulated wetlands are mapped, but boundaries often need to be field-verified.

Buffer Zones

Buffer zones extend outward from wetlands and waterways, often 100 feet or more, depending on the classification.

Many homeowners assume buffers are “no-work zones,” but that isn’t always true — permitted work may be allowed with proper review and mitigation.

The Most Common DEC Permit Types for Waterfront Properties

Freshwater Wetlands Permit

Required for work in or near regulated freshwater wetlands and their adjacent areas.

Tidal Wetlands Permit

Applies to coastal wetlands, shorelines, and tidal areas.

Protection of Waters Permit

Required for work in streams, ponds, lakes, or navigable waters.

Coastal Erosion Hazard Area (CEHA) Permit

Applies to properties in designated erosion hazard zones.

Some projects may require multiple permits, depending on location and scope.

Why Permits Are Often Required for Landscaping

From a homeowner’s perspective, landscaping may feel harmless. From an environmental perspective, it can:

• Increase runoff into waterways
• Cause erosion
• Remove protective vegetation
• Disturb wildlife habitats

DEC review ensures landscaping:

• Uses appropriate plant material
• Preserves buffers where required
• Controls erosion and sediment
• Protects water quality

The DEC Permitting Process: What to Expect

Step 1: Determine Jurisdiction

The first step is identifying whether your property falls within a DEC-regulated area. This often involves:

• Reviewing DEC maps
• Survey review
• Site visits

Step 2: Prepare Plans

DEC applications require detailed plans showing:

• Existing conditions
• Proposed work
• Distances to wetlands or water
• Drainage and erosion control

This is where professional design makes a major difference.

Step 3: Submit Application

Applications are submitted to the DEC regional office and may include:

• Forms
• Plans
• Environmental assessments
• Supporting documentation

Step 4: DEC Review

The DEC reviews the proposal to ensure compliance with environmental regulations. They may:

• Request revisions
• Ask for additional information
• Impose conditions

Step 5: Permit Issuance

Once approved, permits include specific conditions that must be followed during construction.

Why Projects Get Delayed or Denied

Many DEC delays happen because:

• Incomplete plans
• Inaccurate wetland boundaries
• Lack of erosion control details
• Poor drainage design
• Unqualified contractors

Early planning and professional documentation dramatically reduce these issues.

How DEC Permits Interact with Local Village and Town Permits

DEC permits are separate from local approvals.

Most waterfront projects require:

• DEC permits
• Village or town building permits
• Planning or zoning approvals

Approvals often must be coordinated in the correct order. Submitting without proper sequencing can stall an entire project.

Why Professional Guidance Matters

DEC permitting is not a DIY process. Missteps can result in:

• Stop-work orders
• Fines
• Required restoration
• Forced removal of completed work

At Louis Contino Landscaping Inc., we help homeowners:

• Identify permit requirements early
• Coordinate with surveyors and engineers
• Prepare compliant landscape plans
• Design projects that respect environmental limits

Our goal is to design smartly within regulations, not fight them.

Designing Waterfront Landscapes That Get Approved

Successful waterfront designs typically include:

• Native or adaptive plantings
• Minimal disturbance to buffers
• Permeable surfaces
• Thoughtful drainage solutions
• Erosion control measures

These strategies not only help with approvals — they also protect your property long-term.

Common Homeowner Mistakes to Avoid

• Starting work without permits
• Assuming “landscaping doesn’t count”
• Hiring contractors unfamiliar with DEC rules
• Removing vegetation too early
• Submitting incomplete applications

Avoiding these mistakes can save months of delay and thousands of dollars.

Our Experience with Waterfront Permitting

At Louis Contino Landscaping Inc., we regularly work on waterfront properties throughout Long Island. We understand:

• DEC expectations
• How to prepare permit-ready plans
• How to design landscapes that respect environmental constraints

We work collaboratively with homeowners, municipalities, and environmental agencies to keep projects moving forward.

Final Thoughts: Plan First, Build Second

Waterfront properties require a higher level of care and planning. DEC permits are not obstacles — they are safeguards designed to protect your property and the environment around it.

By understanding permit requirements early and working with experienced professionals, homeowners can:

• Avoid delays and fines
• Protect their investment
• Create beautiful, compliant waterfront landscapes

If you’re planning landscaping or construction on a waterfront property and want guidance from a team that understands DEC permitting, Louis Contino Landscaping Inc. is here to help — from initial planning through final approval and installation. Feel free to call us at 631-351-5409 today! We look forward to assisting you.