Shoreline Stabilization
Disclaimer: This page is intended to provide general information regarding Agency jurisdiction. Other provisions or restrictions may apply if an Agency permit or variance is required or if the property has previously been subject to Agency review.
This is a supplement to the Citizen's Guide, which provides basic information about Adirondack Park Agency regulations. Please contact the Agency with any questions. For a binding written response as to whether a specific proposal requires Agency review, please submit a Jurisdictional Inquiry Form online or by mail.
Updated: May 9, 2018
The Adirondack Park Agency Act (the APA Act) and Agency regulations implementing the Freshwater Wetlands Act (the Wetlands Act) and the Wild, Scenic, and Recreational Rivers System Act (the Rivers Act) establish prohibitions and permitting requirements on certain activities involving shorelines in the Park. These provisions may require issuance of an Agency variance and/or permit for shoreline stabilization projects.1
Variance Requirements
1. Shoreline Structure Setbacks
Pursuant to ยง 806 of the Adirondack Park Agency Act, any new structure2 greater than 100 square feet in size must comply with the following minimum setback distances from the mean high water mark of any lake, pond, or navigable3 river or stream4:
- Hamlet: 50 feet
- Moderate Intensity Use: 50 feet
- Low Intensity Use: 75 feet
- Rural Use: 75 feet
- Resource Management: 100 feet
Under the Rivers Act, the following additional restrictions apply to structures of any size on Low Intensity Use, Rural Use, and Resource Management lands5:
- No new structures of any size are allowed within 250 feet of the mean high water mark of a designated Scenic river; and
- No new structures of any size are allowed within 150 feet of the mean high water mark of a designated Recreational river.
Setback distances are measured horizontally along the shortest line between any point of the structure and any point on the shoreline at the mean high water mark. Agency staff will locate the mean high water mark upon request of a landowner contemplating development.
Structure size is generally measured in plan (top) view, except that retaining walls and fences are measured using the larger of either elevation (face) view or plan view.6
Shoreline stabilization approaches that are not considered structures are discussed below.
2. Shoreline Vegetation Cutting
Except to allow for the removal of diseased vegetation and rotten or damaged trees, all vegetative cutting on a parcel with shoreline on a lake, pond, or navigable river or stream must comply with the following restrictions:
- Within 35 feet of the mean high-water mark, no more than 30 percent of the trees in excess of six inches diameter at breast height (42 feet above ground) may be cut over any 10-year period.
- Within 6 feet of the mean high-water mark, no more than 30 percent of any vegetation may be removed.
Permitting Requirements
The most common reasons for which shoreline stabilization activities require an Agency permit include the following:
- The project will involve wetlands.
- The project will involve cutting vegetation within 100 feet of the mean high water mark of a designated wild, scenic, or recreational river.
In addition, when no approval is required from the Department of Environmental Conservation, an Agency permit must be obtained for the installation of a retaining wall or rip rap along a shoreline.7
1 Note that there may be additional reasons for Agency review of a shoreline stabilization project beyond those described in this flyer.
2 Boathouses and docks as defined in Agency regulations are excepted from this requirement.
3 A river or stream is navigable if a boat with a capacity of one or more persons, including a canoe or kayak, could be operated when the waterbody is at its mean high water level. In some instances, a river or stream may be navigable even with natural or artificial interruptions to boat operation.
4 The shoreline restrictions are incorporated into local zoning laws for the Towns of Arietta, Bolton, Caroga, Chester, Chesterfield, Colton, Day, Edinburg, Hague, Horicon, Indian Lake, Johnsburg, Newcomb, Queensbury, Westport, and Willsboro, and the Town and Village of Lake George. Advice on requirements and variance procedures may be obtained from the local code enforcement officer.
5 Fences, poles, signs less than two square feet in area, lean-tos, docks, bridges, and stream improvement structures for fishery management purposes are excepted from this requirement. Boathouses are also excepted in Recreational river areas.
6 Individual structures may be considered a single structure for the purpose of implementing the shoreline restrictions if they are less than ten feet apart or structurally integrated. Please contact the Agency for more information.
7 Permits from the Department of Environmental Conservation are often required for shoreline stabilization activities.