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York City, the population living in the BOA concentration of public housing on some census were more likely to have at least an associate’s is relatively young (Figure 3.3). In 2010, the tracts and the historical development patterns degree (43 percent). Overall, a large portion of median age of Staten Island and New York City and zoning regulations discussed further in the study area population – 18 percent – lacks a residents were 38.4 and 35.5, respectively. The the Zoning and Historic or Archaeologically high school diploma. Twenty-seven percent of median age of residents living in the BOA in Significant Areas sections of this report. the adult population are high school graduates, 2010 was 33.3. Furthermore, nearly 30 percent while 28 percent have a bachelor’s degree or a of the BOA’s population is below the age of 20, Because the income statistics from the Census graduate/professional degree. and almost 60% of the study area’s population Bureau do not reflect noncash benefits, such is below the age of 40. Only 14.3 percent of the as food stamps, health benefits, and subsidized The occupation statistics of West Brighton BOA BOA is 60 years or older. housing, it is important to note these items residents closely resemble citywide trends. The and their relationship to income. According largest portion of the BOA, at 38.9 percent, Economic and Employment Indicators to the 2009-2013 ACS, the census tracts in is composed of workers in management, the West Brighton BOA study area with the business, science and the arts, and service The West Brighton BOA is a community highest percentage of households that received workers (23.32 percent), and those in sales and with substantial variation in economic and Food Stamp or SNAP benefits in the past 12 office positions (19.5 percent) account for the employment indicators. The median household months are 77, 81, and 133.01. One reason for next largest shares of both BOA and citywide income in some of the study area’s census tracts the large amount of households with SNAP employment. About 7.4 percent of residents exceeds that of New York City ($52,259) and benefits in these areas is that census tracts work in the natural resource, construction, and Staten Island ($72,569) while others fall well 77, 81, and 133.01 have some of the lowest maintenance work industries, while production, short (Figure 3.4). Of the two BOA census median incomes in the study area; therefore, transportation, and material moving accounts tracts with higher median incomes than the rest many households living in these census tracts for the remaining 10.9 percent of the population of the city (Tracts 97 and 9), Tract 97 is the qualify for Food Stamp benefits. Additionally, in the BOA. As would be expected, census wealthiest, with a median income of $72,813. census tracts 77, 81, and 133.01 have the lowest tracts with the lowest median income have a Tracts 133.02 and 77 have a median income number of foreign-born citizens that are not predominately service-oriented workforce. of $51,923 and $48,413, respectively, putting U.S. citizens in the study area. Some eligible, Conversely, more than half of the workers these census tracts just below the median for lawfully-present non-citizens are eligible living in Tract 97, which has the highest median New York City. Each of the remaining four for SNAP benefits, but may need to undergo income in the BOA, are in management, census tracts is considerably poorer than the a waiting period before obtaining SNAP business, science and the arts. rest of the city as a whole. Tracts 7 and 11 have benefits, per the United States Department of a median income in the low-$40,000 range, Agriculture. The maritime industry also accounts for many while Tract 81 has a median income of $30,417. of the jobs in the BOA. The 2012 U.S. Census The median household income in Tract 133.01 The wide variation of incomes across the West Bureau’s County Business Patterns reports is just $14,710. Tract 133.01 is considerably Brighton BOA corresponds with a disparity that the BOA contains about seven maritime poorer than all other census tracts and is one between the educational attainment levels firms that hire as few as 1 to 4 employees of the city’s poorest tracts. In fact, the median of the census tracts in the BOA (Figure 3.5). and as many as 100 to 249 employees (Table income of Tract 133.01 is only $4,000 greater For example, in 2013, about 29 percent of 3.2). Because the U.S. Census Bureau does than the median income of Tract 910 in the the population living in Tract 133.01, the not collect County Business Patterns data at a Brownsville neighborhood of Brooklyn, which poorest census tract in the BOA, had at least census tract level, the following information for was the poorest census tract in New York an associate’s degree. In contrast to people the West Brighton BOA study area represents City in 2014. The income disparity between living in Tract 133.01, the residents of Tract the number of establishments in the 10310 and the census tracts is mostly likely due to the 97 reported significantly higher incomes and 10301 zip codes, which encompass the study 3: Analysis of the Brownfield Opportunity Area | 43 Figure 3.4 Median Income: 2009-2013 ACS area. $80,000 Five-year estimates from the 2013 ACS indicate that unemployment rates in the West 70,000 Brighton BOA study area, as an average, are slightly higher than city-wide averages and considerably higher than borough-wide 60,000 averages (Figure 3.6). Unemployment in the BOA is estimated at 12.1 percent, versus 50,000 10.6 percent city-wide. Over the same time period, Staten Island’s unemployment rate 40,000 was 7.9 percent. Further analysis indicates that, like with household income, there is vast 30,000 disparity among individual census tracts in the BOA. Tracts 77 and 7 exhibit the lowest unemployment rates, at 7.7 percent and 8.1 20,000 percent, respectively. Two census tracts, 97 and 133.01, had an unemployment rate above the 10,000 city-wide average, while Tract 133.01 had an unemployment rate of 48.2 percent. 0 11 97 11 77 81 97 133.01 133.2 Staten NYC HOUSING TRENDS Island According to the 2010 U.S. Census, there are BOA Census Tracts 10,266 housing units in the West Brighton BOA. The percentage of renter-occupied housing units (60 percent) in the BOA is higher Figure 3.5 Education : 2009-2013 ACS than the percentage of owner-occupied housing units (29.8 percent) (Figure 3.7). In contrast 100% Less than High School to the West Brighton BOA study area, Staten 28% 30% Island has a significantly lower percentage of 80 35% High School Degree renter-occupied housing units (35.9 percent) and higher owner-occupied housing units (64.1 7% 7% Associates Degree percent). Vacancy rates among both owner- and 60 6% renter-occupied housing vary widely across Bachelor's Degree or Higher the BOA. Tract 77 has a homeowner vacancy 40 47% 51% 39% rate of 11.2 percent, while Tracts 9, 77, 81 and 133.02 exhibit a vacancy rate between 4 and 5 20 percent. Rental vacancy rates range from 1.5 to 20% over 11 percent in the BOA, with Tract 9 having 18% 12% an 11.7 percent vacancy rate, the highest in the 0 BOA-wide Staten Island NYC study area. The homeowner and rental vacancy 44 | 3: Analysis of the Brownfield Opportunity Area rates of Staten Island are 1.4 and 5.6 percent, respectively. Table 3.2 Number of Maritime Establishments by Employment-Size Class Total Numer of Employees Industry Staten Island is the most suburban of the five Description Establish- Code New York City boroughs and is predominately ments 1-4 5-9 10-19 20-49 50-99 100-249 composed of detached single-family homes. 336611 Ship Building and Repair 3 1 0 1 0 0 1 The North Shore, however, is the oldest and densest part of the island and has a more diverse 483113 Coastal and Great Lakes 1 0 0 1 0 0 0 mix of residence types than Staten Island Freight Transportation in general. According to the New York City 488390 Other Support Activities for 2 1 0 0 1 0 0 Department of Finance’s (DOF) Assessment Water Transporation Roll of property on Staten Island, about 44 488330 Navigational Services to 1 0 0 0 1 0 0 percent of the BOA’s housing stock is classified Shipping as one-family detached homes. Two-family Source: 2012 U.S. Census Bureau’s County Business Patterns for Zip Codes 10310 and 10301 homes and residential buildings with three or more families make up about 34 percent and 10 percent of the housing stock, respectively. diverse range of land uses. Through its PLUTO However, a broader definition of industrial land database, New York City classifies 11 different use that includes transportation, utility, parking, New York City has some of the highest housing land use categories: one- and two-family and vacant (primarily formerly industrial within costs in the United States. While the BOA is buildings, multi-family walkup buildings, the BOA) property occupies nearly 38% of land generally more affordable than other areas of multi-family elevator buildings, mixed in the BOA.