New York City | Neighborhoods
Staten Island Edit
A new way to find and compare similar neighborhoods.
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Purchase (co-op): N/A

Purchase (condo): N/A

Rent (1BR): N/A

Commute to Midtown: 53 mins

Douglaston Edit

Contains: Doug Bay, Douglas Manor, Douglaston Hill, Douglaston Park, Winchester Estates

Purchase (co-op): N/A

Purchase (condo): N/A

Rent (1BR): $1,300/mo

Commute to Midtown: 61 mins

Glendale Edit

Contains: Evergreen, Liberty Park, Lower Glendale, Middle Glendale, Upper Glendale

Purchase (co-op): N/A

Purchase (condo): N/A

Rent (1BR): N/A

Commute to Midtown: 62 mins

Howard Beach Edit

Contains: Hamilton Beach, Howard Beach, Howard Park, Lindenwood, Old Howard Beach, Ramblersville, Rockwood Park, Spring Park

Staten Island is the third-largest borough, with 60 square miles and less than 500,000 residents (6% of the city's population). It is the least densely-developed borough (by contrast, Brooklyn is 71 sq.mi. and has 2.5 million residents) and is perhaps the least city-like of the boroughs. ...

Residents are fighting to make the zoning rules even more stringent to prohibit two-family and multi-family structures from being built: "People came to Staten Island to live in houses. It wasn't an apartment style mentality." According to Crains: "By far the least populated of the city's five boroughs, Staten Island is the most conservative and least racially diverse, dominated by homeowners rather than renters, and home to many current and retired police officers. It's the only borough not connected to the subway system; the one-way toll for a car over the lone bridge to the city may soon reach $16."

The South Shore is generally perceived as whiter, wealthier and more politically conservative. The North Shore is more densely developed, international, and is more affordable but also contains pockets that are more dangerous. And the neighborhoods themselves range from the bucolic, serene, and affluent __________, _______________, and ____________ to more affordable apartments and houses in the north. The island is undergoing another wave of redevelopment around Stapleton with the 60 story observation wheel, much like the Eye of London, and the ________________. Housing prices range from $______/sq.ft. in _________ to $______/sq.ft. in ____________.

Though the island is predominantly single-family homes, a number of co-ops and condos concentrated on the northeast of Staten Island. Most were built since World War II, and they range in size from just a few units to major, multi-building developments. Co-ops, condos and townhouses represent about 10-15% of the borough's residential sales; the remainder is mostly detached, single-family homes. "It's seen more as a rural area within the city. It is the most rural of the five boroughs, certainly. We don't have the block after block of neighborhood apartment buildings that the other boroughs do have."

North Shore ... North Shore dramatically illustrates the area's uneasy mix of residences and industry. A public pool on a hill above the harbor offers a view of garbage-loaded barges. Streets feature rows of 19th century shotgun houses side-by-side with notoriously noxious neighbors like a city Department of Sanitation garage, an auto demolition company and a waste transfer station, to name a few. ... past industries... Before it was Sedutto's, the ice cream factory site housed a succession of lead companies. Other former facilities produced gypsum, railway freight cars, boats, ships and linseed oil. The remnants of the chemicals used haunt North Shore residents, who fear that the substances might leach into groundwater and circulate through the air, threatening public health.

The North Shore, site of the Staten Island Ferry terminal, includes the neighborhoods of St. George, New Brighton and Stapleton. These hilltop areas, featuring Queen Anne Victorians and many of the island’s grand, older houses, had wind damage but no water damage during Hurricane Sandy in 2012.

The area is also the site of much of the island’s planned new development. For example, construction started in June at Stapleton’s former Homeport Navy base, where Hoboken-based Ironstate Development is building 400 rental units and 25,000 square feet of street-level shopping, with additional apartments and retail space to come. Among the projects in the pipeline are the world’s tallest Ferris wheel, an outlet mall and a 200-room hotel. A major residential complex by Ironstate Development is set to break ground in June in the Stapleton neighborhood near the Staten Island Ferry terminal. The Ironstate project’s first $140 million phase will include two buildings with 27,000 square feet of retail space and 571 rental units. Rents will range from $1,200 for a studio to $2,600 for a two-bedroom apartment. (2013) The city has already invested over $200 million in public funds on projects such as the restoration of the ferry terminal and the waterfront ... according to The Real Deal

In St. George, Brooklyn-based BFC Partners is developing the 200-store Empire Outlet Mall. There will also be a 625-foot Ferris wheel, the world’s highest. Lighthouse Point, developed by Queens-based Triangle Equities, will include underground shops, a 164-room hotel, a new esplanade and 96 residential units.

The Hills Staten Island’s geography is dominated by a spine of hills that run from St. George to the center of the island. These hills — Todt, Emerson, Lighthouse, Grymes and Ward — the island’s largest and expensive houses. In this area, where storm damage was limited to lost trees. many buyers once interested in the waterfront are now seeking higher ground.

Eltingville and Annadale These South Shore neighborhoods, where many older single-family detached and semi-detached homes sit on small parcels, saw some storm damage in low-lying areas.

Tottenville At the southernmost tip of Staten Island lies Tottenville, an area with quiet, tree-lined streets. The housing stock here is a mix of new construction and historic homes dating to when the area was a thriving port. Tottenville, surrounded on two sides by water, was badly flooded by Sandy. Oakwood Beach and New Dorp Beach Among the areas hardest hit by Sandy was Oakwood Beach, a tiny community crammed with small houses, many originally summer bungalows. All but a few of the 184 property owners are taking buyouts from the state, which plans to demolish the houses closest to the shoreline because they have been deemed at high risk of flooding again. Midland Beach ... Much of Midland Beach was practically swept away by Sandy, and many residents remain homeless. Portions of the boardwalk reopened in time for Memorial Day, in what locals called a sign of confidence, and repairs will continue through the summer.

Mid-Island neighborhoods are tree-shaded, dotted with parks, and are home to an attractive mix of old and new housing stock of all types that are in no danger of hurricane flooding. In Westerleigh, Clove Lake,.. In adjacent Sunset Hill, noted for its gracious older homes and quiet side streets,

But just as the Bronx has the leafy luxury of Riverdale, Staten Island has Todt Hill.

Staten Island has a rich architectural heritage. Much of the island was farmland until the opening of the Verrazano-Narrows Bridge in 196___. After that, there was significant development on Staten Island, including many of the undistinguished tract houses visible from the highways which convey a sense of bland and generic buildings. However, Staten Island contains some of the city's oldest surviving houses, as well as hundreds of wood-frame houses from the 1700s and 1800s, from when the island was largely farmland and fishing villages. These houses have survived in part because Staten Island escaped the pressures of development until the Verrazano-Narrows Bridge opened in 1964. In addition, there is a house that belonged to F. Law Olmsted, the designer of Central Park, and the Cass House, the only residence in New York City designed by Frank Lloyd Wright, as well as Sailors’ Snug Harbor, a cluster of mid-19th-century Greek Revival buildings that is now an _________________.

However, Staten Island is among New York State's fastest-growing counties, and this is expected to put many of the historic houses at risk of demolition for the value of their often large lots of land. The Preservation League of Staten Island has pointed out that the borough is under-represented in terms of landmarking historic buildings. Staten Island has 117 buildings designated as landmarks and 217 others protected in two historic residential districts (St. George/New Brighton and the New York City Farm Colony/Seaview Hospital in [NEIGHBORHOOD]). The Bronx, by comparison, has 900 protected buildings, and Queens, 2,560. Manhattan and Brooklyn have considerably more, with __________ and ______________.

MAP OF HISTORIC STRUCTURES ON STATEN ISLAND:
https://maps.google.com/maps/ms?msa=0&msid=205657406380566695638.00048fe847d55154b714c

Limited public transit largely requires cars. The lack of a subway system to connect the island to the other boroughs adds to its isolation. Leaving the island requires a car, ferry or bus. In addition, Staten Island is not directly connected to Manhattan at all; the Verrazano Narrows bridge links Staten Island to Long Island, but to get to Manhattan, you have to take the Staten Island Ferry. As a result, commutes often require multiple steps: a walk or bus ride to the Staten Island Rail Road, the SIRR trip to the ferry on the north shore of Staten Island, a 25 minute ferry ride to _______ in Lower Manhattan, and then a subway ride to one's destination. Commuting by car or express bus is not much more convenient, and with traffic delays on the _________, can easily turn a one-way trip to 90 minutes.

The Staten Island neighborhoods best positioned for commuters would be _________ and __________, given their proximity to the ferry termina(s) at [St. George and Stapleton?]_______ and __________, thus reducing a portion of the overall commute.

More than one-third of the Island is protected greenspace. There are over 170 parks covering more than 12,300 acres, with 4,000 acres on the waterfront. From the peaceful hills of Silver Lake and Clove Lakes parks to the sprawling Greenbelt nature preserve. Even the notorious former landfill is being converted into the 2,200 acre Freshkills Park, where visitors can bike, kayak and ride horses.

Staten Island has one-fifth of the City’s shoreline, and contains a number of beach neighborhoods, public beaches MORE

however, half of its waterfront [west side?] is designated for industrial use. The Fresh Kills Landfill became the world's largest landfill ... 3,000 acre Fresh Kills Dump, which was said to be one of two man-made objects visible from space,

ENVIRONMENTAL ISSUES

Within the North Shore’s approximately 5.2 square miles area, there has been around 21 different sites that the Environmental Protection agency or residents have identified as contaminated…within 70 feet of residences. On April 2009, the EPA announced that it found lead levels up to 10 times higher than acceptable on the site of a former Sedutto's ice cream factory, just steps away from several homes. That same night, the agency stated that it found elevated levels of lead and arsenic at nearby Veterans Park. Residents hope that remediation of the Sedutto's site will spur a larger effort to give all of the North Shore's toxic areas the attention they deserve.

Water quality issues. Portions of the Kill Van Kull are part of the Diamond Alkali Superfund Site, which includes the lower Passaic River and parts of the Newark Bay. According to the Environmental Protection Agency, these bodies of water contain dioxin, PCBs, mercury, DDT, pesticides and heavy metals from various companies that once manufactured pesticides (including those used to make Agent Orange) along the Newark Shore.
http://www.gothamgazette.com/index.php/environment/227-staten-islands-toxic-stew

Air quality issues. According to the American Lung Association, Staten Island has the worst smog of the five boroughs (thought to be in part because of air pollution from New Jersey factories, just across the ______ river). The New York State Department of Health reports that the death rate from lung cancer on Staten Island is 48% higher than for the rest of New York City.

Radioactive sites from the Manhattan Project. From 1939-1942, Archer Daniels Midlands Co. stored 1,200 tones of uranium ore used in building the atomic bomb at their waterfront linseed oil manufacturing site on Staten Island [WHERE EXACTLY? Richmond Terrace]. At some point in transit, uranium spilled on the property. On Feb. 20, 2008, the federal and state environmental agencies identified significant levels of radiological contamination. Because the site is also located within a 100-year flood plain, the EPA believes that, in the event of a flood, there would be “a high tendency” for the material to migrate into the adjacent Kill Van Kull and Newark Bay, as reported in the Gotham Gazette

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http://www.nycedc.com/sites/default/files/filemanager/Resources/Economic_Data/borough_update/StatenIsland_BoroUpdate_July2013.pdf

Analysis by Social Explorer from census data: www.socialexplorer.com
http://www.nytimes.com/2009/01/11/nyregion/thecity/11intr.html?ref=thecity&_r=0

Hurricane Sandy (2012) caused significant damage to low-lying areas. While the storm ravaged waterfront communities, the hilltop neighborhoods experienced little damage. As a result, the real estate market on the island bifurcated in 2013, according to The Real Deal.

The real estate market is at a virtual standstill in communities hit hard by the storm, such as Midland Beach, South Beach, New Dorp Beach, Oakwood Beach, Great Kills and Tottenville. In those areas, some 600 residential buildings were destroyed or demolished because of storm damage, according to city data. Over two years since Hurricane Sandy landed on Staten Island, destroying many of its waterfront neighborhoods, and these communities are still visibly suffering from the impact of the storm. In neighborhoods like Ocean Breeze, Midland Beach, and New Dorp, ruined buildings, abandoned homes, empty lots and overgrown foundations remain a common sight.

Oakwood Beach suffered some of the worst devastation in Staten Island. Homes were swept into the nearby marshland during the storm surge and flipped upside down. Of the houses that remain, "the state will buy some 400 homes, bulldoze them and never again allow anything to be built here," according to the Huffington Post. CITE

Most residents in Ocean Breeze have given up on the idea of rebuilding, and now hope to sell their entire neighborhood to the state to be demolished, much like the buyout planned for nearby Oakwood Beach, where 400 homes will be torn down and the land returned to nature. October 2013: In New Dorp Beach, where many homes were demolished after the storm, empty lots line the streets, waiting for new construction to commence.
http://ny.curbed.com/archives/2013/10/29/abandoned_buildings_red_tape_mark_a_year_on_staten_island.php#more

Many homeowners are waiting for revised building codes before repairing or rebuilding their houses, a process that could take years. In the meantime, few homeowners in these areas are willing to buy, sell or renovate for risk of having to rebuild to code later, or face punishing fines. Until the new elevations [as described by building codes] are set in stone, people are skeptical about buying.

The new regulations call for residents to reconstruct their homes either on piles or on foundations above a new flood plain. A new flood plain map includes four zones – V, A, AE and X, he said. In zone V, all new buildings and those “substantially damaged” that need to be rebuilt will have to be built on a pile-supported structure, because they are subject to “wave action velocity” in future storms. New buildings in zone A do not have to be raised on piles, but their foundations must start two feet above FEMA’s new flood plain.
http://therealdeal.com/blog/2013/04/09/staten-island-still-sputtering-after-sandy/

Sellers, too, can expect major hurdles to getting any equity from their damaged homes. Some residents at the gathering are still waiting on payouts from their insurance companies, and others told the experts that appraisers had greatly undervalued their homes. “The appraisal process is broken at the moment,” Salmon said, echoing the sentiment of many appraisers on the changes that the appraisal industry has undergone in the wake of the financial crisis. “The only thing you can do [after a bad appraisal] is get another lender.”
http://therealdeal.com/blog/2013/04/09/staten-island-still-sputtering-after-sandy/

Flood insurance rates in the neighborhoods hit hard by the hurricane and flooding are expected to rise. In June, the Federal Emergency Management Agency released new flood maps that show the number of Staten Island buildings in the so-called Special Flood Hazard Area has jumped to 11,200 from 8,000 in 2007, the Advance reported. When FEMA formally adopts these maps, likely sometime in 2015, they will determine flood insurance rates, the The Real Deal reported.

That’s a significant improvement from the dark days of the real estate downturn, when prices across Staten Island dropped by some 20 percent and the island saw more than 330 foreclosures.
http://therealdeal.com/issues_articles/staten-island-beyond-sandy/