Thx to Vicki something i found out today that i should've known earlier

The waterfront area managed by the Port is called state public trust land. This land that must serve statewide, as opposed to purely local, public purposes. Public trust uses are generally limited to water-dependent or water-related uses including:

• Commerce
• Fisheries
• Navigation
• Environmental preservation
• Recreation

Examples of appropriate uses are:

• Ports, marinas, docks, wharves, and buoys;
• Hunting, commercial and sport fishing;
• Bathing, swimming, boating;
• Warehouses, container cargo storage, facilities for the production of oil and gas;
• Visitor serving facilities such as hotels, restaurants, shops and parking lots;
• Wildlife refuges, scientific study; and
• Open space

Uses not permitted on public trust lands are those not related to the list above, do not serve a public purpose, and can be located on non-waterfront property such as residential, non-maritime related commercial, including department stores, and certain office uses.

and Rob Quigley's winning competition of my site with Sasaki Associates

redevelopment criteria:

• Retention and adaptive reuse of the OPH for a mix of specialty retail, entertainment and restaurant uses.
• Demolition of Harbor Seafood Mart (HSM) and development of a smaller facility to incorporate commercial fishing uses, a waterfront fish restaurant and retail spaces.
• Reconfiguration of HSM, OPH, and Seaport Village parking lots.
• New public park and plaza areas.
• Implementation of a Parking Management Program to include some or all of the following: a) on/off-site parking; b) valet/tandem parking; and, c) shuttle system or participation in a shuttle system linking the site to off-site parking.