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. Open space, anchored by the 83- New York City, housing prices for both renters commercial/residential and owners remain high. The 2009-2013 ACS buildings, commercial/ Figure 3.6 Unemployment Rate: 2009-2013 ACS estimates that a majority of owner-occupied office buildings, homes fall within the $300,000-$499,000 industrial/manufacturing, range. About 14 percent of homes in the BOA transportation/utility, 15 are priced above $500,000, while roughly 30 public facilities and percent are below $300,000. Among renter- institutions, open space, 12.1% occupied homes, more than 50 percent have parking facilities, and 12 10.6% monthly rents of more than $1,000, putting the vacant land. Within the study area on par with Staten Island and the rest BOA, nearly a quarter of of New York City. However, the North Shore the land area is dedicated 9 7.9% and Staten Island generally do not see rents to residential uses, with approaching what is found in other boroughs, an even split among particularly parts of Brooklyn and Queens, and one-family buildings 6 all of Manhattan. and multi-family buildings and housing 3 3.2 Inventory and Analysis developments. Industrial and manufacturing uses Existing Land Use account for 11.4% of 0 uses within the BOA. BOA-wide Staten Island NYC The West Brighton BOA is made up of a

3: Analysis of the Brownfield Opportunity Area | 45 acre Snug Harbor Cultural Center and Botanical City Department of Environmental Protection development patterns in New York City’s first Garden, represents a third of all land in the (DEP). Occupying the remaining waterfront order, outer-borough suburbs. BOA. Commercial retail uses, which serve a and upland industrial properties are a mixture critical importance to planning for a healthy, of non-maritime uses, including auto-related Three large public housing developments built economically viable community in the BOA, uses, a Con Edison facility, construction and after 1960 and containing more than 100 units consist of only 2% of land in the area. demolition debris processors, warehousing, apiece represent the remainder of the multi- recyclers, and artisanal workshops. family residential land uses in the BOA. The Industrial uses span the bulk of the BOA first public housing development constructed waterfront and include a number of upland The residential character of the West Brighton in the study area was West Brighton I, which clusters. Historically, these industrial uses were BOA is composed of a mix of one- and two- was completed in 1962. According to Sanborn almost all maritime businesses; however, the family buildings and larger multi-family maps from 1885, the West Brighton Houses industrial property in the BOA is now split housing buildings, including a number of large- replaced a cluster of residential and commercial 44tween a small number of large maritime scale housing developments. The vast majority buildings and playground that resided just companies and a large number of small non- of the one- and two-family homes in the BOA south of the former Barrett, Nephews & Co. maritime uses. Anchoring the industrial was built within a five decade period between Old Staten Island Dyeing Establishment. The waterfront are Atlantic Salt, New York City’s 1890 and 1940 and was a direct result of critical second public housing development constructed largest distributor of road salt; Caddell Dry infrastructure improvements to the North Shore, in the BOA is the Richmond Terrace Houses, Dock and Repair, one of the Port’s largest including the introduction of trolley cars to which consist of six 8-story buildings and are and most important ship repair and cleaning Staten Island in 1895. A modest number of bordered by Richmond Terrace, Jersey Street, operations; and the Port Richmond Water multi-family buildings, primarily three and and Crescent Street. The Richmond Terrace Pollution Control Plant, a public wastewater four-story apartment buildings were constructed Houses opened in 1964 on the former site of the treatment facility operated by the New York in the early twentieth century, reflecting similar Irving Manufacturing Co. industrial building,

Figure 3.7 Home Ownership

BOA-wide Staten Island NYC

31% 32% 45% 55% 61% 68%

Own Rent

46 | 3: Analysis of the Brownfield Opportunity Area which was used for silk production. Very little residential development, however, has occurred in the area in recent decades, the exception being the demolition of a former New York City Housing Authority (NYCHA) development located on Richmond Terrace and between North Burgher Avenue and Broadway. The development was built during World War II to provide temporary housing for workers employed under defense contracts at nearby shipyards worker housing. A private-public partnership between NYCHA, the New York City Department of Housing Preservation and Development (HPD), the Arker Companies, the Domain Companies, and Neighborhood Housing Services of Staten Island led the replacement of this facility with a mixed- income Markham Gardens development at Broadway and Richmond Terrace. As noted previously, only a slight percentage of the BOA is used for commercial purposes. A neighborhood commercial corridor exists on the south end of Jersey Street and is primarily composed of local services such as salons, bars, restaurants, convenience stores and hardware stores. The remainder of the commercial land uses in the BOA are scattered and located primarily along Richmond Terrace and at a small commercial cluster on Westervelt Avenue that serves the surrounding neighborhood. Many of these stores struggle to compete with shopping centers located within Staten Island Image 3.5 Caddell Dry Dock and Repair and the metropolitan area, resulting in a high number of vacant storefronts. Notably, as part of its FRESH Food Stores program, DCP is the role of open space in the area. While a offerings. Of considerable significance is Snug identified more than half of the West Brighton relatively large portion of the BOA – 33 percent Harbor Cultural Center and Botanical Garden BOA as a high needs area for grocery stores and – is dedicated to open space, most of the sites and Heritage Park. Snug Harbor is a regional supermarkets. along the waterfront remain difficult to access destination and serves as one of Staten Island’s and limited in terms of their programmatic premier cultural and tourist attractions, but Both an asset and a challenge for the BOA

3: Analysis of the Brownfield Opportunity Area | 47 Map 3.5 Land Use - West Brighton Subarea

DAVIS AVENUE

BARD AVENUE RICHMOND TERRACE

BEMENT AVENUE

RICHMOND TERRACE West Brighton Brownfield Opportunity Area Industrial/Manufacturing One & Two Family Buildings Transportation/Utility

TAYLOR STREET ALASKA STREET MultiFamily Walkup Buildings Public Facilities & Institutions

CLOVE ROAD MultiFamily Elevator Buildings Open Space Mixed Commercial/Residential Buildings Parking Facilities Commercial/Office Buildings Vacant Land

0 0.25 0.5 Miles [

48 | 3: Analysis of the Brownfield Opportunity Area Map 3.6 Land Use - New Brighton and Jersey Street Subareas

JERSEY STREET RICHMOND TERRACE

VAN BUREN STREET

FILLMORE STREET

FRANKLIN AVENUE

LAFAYETTE AVENUE

CLINTON AVENUE

West Brighton Brownfield Opportunity Area Industrial/Manufacturing One & Two Family Buildings Transportation/Utility MultiFamily Walkup Buildings Public Facilities & Institutions MultiFamily Elevator Buildings Open Space Mixed Commercial/Residential Buildings Parking Facilities Commercial/Office Buildings Vacant Land

0 0.25 0.5 Miles [

3: Analysis of the Brownfield Opportunity Area | 49 Land Use Controls The residential areas of the West Brighton BOA consist of seven unique zoning districts: R2, Within the West Brighton BOA there are R3-1, R3-2, R3A, R3X, R4, and R5 zoning fourteen unique zoning districts, including districts. residential, commercial, manufacturing, and park lands. Nearly 40 percent of the BOA is R2 districts are designed to accommodate low mapped in a manufacturing district, including density developments comprised of single the vast majority of waterfront properties. family homes on modest lots with a minimum Additionally, two significant clusters of area of 3,800 square feet. With two parking manufacturing districts are located in upland spaces required per each dwelling unit, R2 communities. Thirty-two percent of the BOA districts are some of New York City’s least is mapped as park land. The prevalence of dense districts. One R2 district that starts at Image 3.6 Atlantic Salt Facility manufacturing and park land in the area Amelia Court and continues south until roughly suggests, as has been recommended in Forest Avenue encompasses two blocks in the offers limited recreational facilities. Similarly, previous planning studies for the North Shore, BOA bounded by Kissel Avenue on the east and Heritage Park, a former brownfield site that that the BOA can become a model for the Bard Avenue on the west. One additional tax opened to the public in 2014 after extensive healthy, sustainable and economically viable lot located immediately east of Snug Harbor remediation, does not offer any recreational coexistence of recreation and maritime uses is also located within a R2 zoning district that sites. The only two open spaces in the BOA along the waterfront. The remaining 30 percent continues as far south as Henderson Avenue and that offer recreational activities are Walker Park of the BOA is zoned for residential use, with Prospect Avenue. and Corporal Thompson. Walker Park contains six percent of that portion also mapped as a playground facilities, basketball courts, tennis commercial overlay. R3-1 districts are low density districts that courts, and a baseball field along with serving permit one- and two-family semi-detached and as the home ground for the Staten Island Residential Zoning Districts detached homes. Within the BOA, there is one Cricket Club, one of the oldest continuous cricket clubs in the United States. The facilities of Corporal Thompson Park include a soccer field, baseball field, and playground. Of the remaining land uses in the BOA, it is important to note that nine percent of all property in the BOA is undeveloped vacant land. These vacant properties include a mix of formerly residential, commercial and industrial uses. About 47 percent of these vacant lots reside in manufacturing zoning districts, while 17 percent of vacant lots in the BOA are located along the waterfront. A significant objective of the BOA will be to repurpose this large inventory of vacant properties. Image 3.7 Jersey Street Commercial Area

50 | 3: Analysis of the Brownfield Opportunity Area small R3-1 zoning district that is located along Terrace at the BOA’s center. of commercial uses. In Staten Island’s Lower the waterfront and bounded by Bard Avenue, Density Growth Management Areas, ground Richmond Terrace, Snug Harbor, and the Kill R4 districts permit all types of housing at a floor retail is required in commercial overlays. Van Kull. Another R3-1 zoning district found in density that is relatively high on the North This requirement was adopted in 2004 to the BOA is located south of Richmond Terrace Shore. The maximum permitted floor area address the construction of attached residential and between Bement Avenue and the terminuses ratio (FAR) in R4 zoning districts is .75, but buildings in commercial areas and a subsequent of Howard Court and Harrison Place. This can be increased by up to 20 percent for attic lost opportunity for local retail to serve the R3-1 district continues south until roughly the allowance because all R4 zoning districts surrounding community. intersection of Bement and Henderson Avenue. in Staten Island are located within a Lower Only seven lots in the BOA fall within these Density Growth Management Area. The A significant portion of the commercial zoning R3-1 zoning districts. maximum building height in R4 zoning districts districts in the West Brighton BOA study area is 35 feet. Only one tax lot, the New York are mapped along Jersey Street. A portion of R3-2 districts are general residence districts City Housing Authority’s Richmond Terrace Jersey Street located between Winter Avenue that allow a variety of housing types, including development, is mapped R4. and Victory Boulevard is mapped as an R5 low-rise attached houses, small multi-family residential district with a C2-2 overlay, which apartment houses, and detached and semi- R5 is the highest-density zoning district found transitions into an R5 and C1-2 for only one detached one- and two-family residences. It is in the West Brighton BOA and permits a block between Benziger and Winter Avenues. the lowest density zoning district in New York maximum of 1.25 FAR. R5 zoning districts These two overlay districts on Jersey Street are City in which multiple dwellings are permitted. generally produce three- and four-story attached an important commercial resource for the high- R3-2 districts are mapped along Richmond houses and apartment buildings that provide a need neighborhoods in their vicinity. According Terrace in the western third of the BOA and transition between lower- and higher-density to DCP’s PLUTO database, a large portion of include the Markham Gardens residential neighborhoods. R5 zoning districts among the the lots located within the commercial overlay development, the largest housing development most widely mapped in the lower density areas district have a land use classification of mixed in the BOA built in the last forty years. of Brooklyn, Queens, and the Bronx, but are residential and commercial (39 percent), while mapped only intermittently on Staten Island. 22 percent of the lots consist of one and two R3A districts are contextual districts The largest R5 district on Staten Island includes family homes. Eighteen percent of the lots in characteristic of many of New York City’s older the BOA’s Jersey Street corridor. the commercial overlay districts is vacant. neighborhoods. Characterized by modest single- and two-family detached residences on narrow Commercial Zoning Districts The off-street parking requirements of the zoning lots, this district is mapped in the West existing zoning in the West Brighton BOA, Only a small percentage (6%) of the West Brighton neighborhood in the western portion however, present challenges to encouraging Brighton BOA is zoned for commercial uses. of the BOA and between North Burgher Avenue commercial development on Jersey Street. The These areas are identified as commercial and Bement Avenue. lots fronting Jersey Street are small, which overlays, areas mapped within residential makes it difficult for new construction to meet districts to serve local retail needs. Both C1 R3X districts are low density contextual the high parking requirements of C1-2 and C2-2 and C2 commercial overlays permit uses such districts permitting one- and two-family districts. A waiver for off-street parking spaces as grocery stores, dry cleaners, and restaurants. detached homes on lots wider than those is available for commercial developments that C2 districts permit a slightly broader range permitted in the R3A district. In terms of the require less than 15 parking spaces and for lots of uses, including funeral parlors and repair number of tax lots, the R3X district is the most that are 4,000 square feet or less, located in services. Commercial uses in mixed use prevalent in the BOA and is mapped on York C1 and C2 districts mapped within R5 zoning buildings are limited to one floor, while Avenue in the east and in the area surrounding districts, and have existed both on January the intersection of Bard Avenue and Richmond commercial buildings are limited to two floors

3: Analysis of the Brownfield Opportunity Area | 51 Map 3.7 Zoning Districts - West Brighton Subarea

A N K U V L L L L I K R3-1 PARK PARK M1-1

R3-2

DAVIS AVENUE R3-2 PELTON AVENUE PARK

ELIZABETH AVENUE

BEMENT AVENUE

M3-1 PARK M3-1 M3-1 M3-1 PARK ELM STREET BARD AVENUE PARK R3-1 KISSEL AVENUE C4-2 M1-1 M1-1

WESTBURY AVENUEHENDERSON AVENUE

M1-1 R3X R4 N

O

R PARK WAYNE STREET T H

B

U

R

BARKER STREET

G TAYLOR STREET

DONGAN STREET H R1-2

R3-2 BROADWAY E PARK R R2

CLOVE ROAD A

ALASKA STREET BODINE STREET

V

E

N

U

R3A E

JEWETTAVENUE

RECTOR STREET R3A R3-2 Zoning Districts C8-1 R3-2 BOA R3-1 R3X C81 PARK 0MilesCASTLETON AVENUE 0.25 0.5 R1-2 R3-2 R4 M1-1R3X R4 R3A [ R2 R3A R5 M3-1 1:10,000

52 | 3: Analysis of the Brownfield Opportunity Area Map 3.8 Zoning Districts - New Brighton and Jersey Street Subareas

M1-1 STREET BIKE K PA AN TH A N K B V U L R5 PARK L PARK L CARROLL PLACE L PARK I ST MARK'S PLACE H R6 AM K ILT PARK M3-1 M1-1 WESTERVELTON AVENUE R4 R3-1 AV EN PARK UE PARK RICHMOND TERRACE M1-1 M1-1 VAN BUREN STREET BEECHWOOD AVENUE R3-2 PARK FRANKLIN AVENUE

FILLMORE STREET LAFAYETTE AVENUE PARK

PARK CLINTON AVENUE TYSEN STREET R3X R3X R4 R5 R2 PARK R3A R2 LAYTON AVENUE BARD AVENUE PARK R5 TAFT AVENUE

KISSEL AVENUE

HENDRICKS AVENUE

BENZIGER AVENUE WESTBURY AVENUEHENDERSON AVENUE PARK

YORKAVENUE

JERSEY STREET PARK R1-2 PARK R2

R3-2 PARK

Zoning Districts R2 R4 R3-2 R3ABOA R3-1 R3X R3X C81 R3X0Miles 0.25 0.5 R1-2 R3-2 R4 M1-1R3X R1-2 [ R3X R2 R3A R5 M3-1 1:10,000 R3X R3-2

3: Analysis of the Brownfield Opportunity Area | 53 18, 2011 and on the date of the application can affect businesses by discouraging shoppers they meet M1 performance standards, which for a building permit. However, according from visiting or returning to area or through the include minimum or maximum allowable to DCP PLUTO data, the average size of the loss of stolen or damaged property. limits on noise, vibration, smoke, odor, tax lots fronting Jersey Street and within the and other effects of industrial uses set forth commercial overlays is approximately 5,136 Another non-zoning related issue that deters in the New York City Zoning Resolution. square feet, so many sites are ineligible for this commercial growth on Jersey Street is the Offices, hotels, most retail uses and a limited waiver of commercial parking requirements. automobile -centric culture on Staten Island. range of community facilities are permitted Additionally, existing zoning on Jersey Street Many Staten Islanders find it more convenient in M1 districts. In contrast to M1 districts, also requires off-street parking spaces for to shop at locations where ample off-street M3-1 districts permit more noxious uses residential units within mixed-use buildings parking is provided. Furthermore, the limited that are subject to less stringent performance that cannot be waived. While parking waivers retail options in the BOA forces residents to requirements. for small mixed-use buildings are available drive to use their cars for most shopping trips. in higher density districts, such as a C4-2 As a result, property owners are pressured Within the BOA, M1-1 districts are mapped zoning district, located within low density to provide off-street parking spaces in order extensively and anchor its eastern and western growth management areas, these waivers are to compete with the automobile-oriented edges. The area north of Richmond Terrance not available in lower density commercial commercial developments in other parts of that follows Staten Island’s coastline is mapped overlay districts (C1 and C2). The waiver Staten Island. as a M3-1 zoning district. Despite being is only permitted in areas mapped in low zoned for manufacturing uses, the area in the The remaining commercial zoning districts density growth areas and C4-2/R6 zoning New Brighton subarea, between Westervelt in the study area include a small C2-2 district districts. Therefore, commercial and mixed-use Avenue and Snug Harbor, is comprised mostly between Bement Avenue and North Burgher developments along Jersey Street face high of residential land uses. Rezoning of these Avenue in the Livingston neighborhood parking requirements that stymie commercial lots to a more appropriate residential zoning and a C2-2 overlay mapped within an R3-2 development along Jersey Street. district will preclude the establishment of any district immediately south of Richmond future manufacturing uses on lots adjacent to Non-zoning related issues, such as crime and Terrace in the West Brighton neighborhood these existing residential uses. The western the perception of crime, also create barriers to and roughly between Tompkins Court and M1-1 district is mapped in the West Brighton the growth of businesses and new commercial Clove Road. Despite being mapped within a neighborhood, on both waterfront and upland developments on Jersey Street. In 2014, the commercial district, these areas contain very tax lots. A small, one-lot M1-1 district is New York Police Department (NYPD) reported few commercial uses and are characterized by mapped at the center of the BOA, on Richmond 29 crimes along the entire stretch of Jersey industrial uses and vacant land. Terrace between Bard Avenue and Davis Street. The NYPD defines the density of crimes Avenue. Manufacturing Zoning Districts by the number crimes at each intersection Lower Density Growth Management Area or street segment per the total residential As noted previously, manufacturing zoning population within the precinct boundaries. districts account for nearly 40 percent of the Mapped in 2004, a Lower Density Growth According to the NYPD and the New York City West Brighton BOA’s land area. M1-1 and Management Area (LDGMA) is a designated Crime Map, Jersey Street has moderate level M3-1 districts comprise the totality of these area that preserves the lower density character of crime per 1,000 residents in comparison to manufacturing lands. M1 districts typically of neighborhoods facing rapid growth. other neighborhoods in New York City. Most of include light industrial uses, such as small LDGMAs generally have limited mass transit these crimes occurred in the mixed commercial manufacturers, repair shops, and wholesale and high auto ownership. New developments and residential area between Layton Avenue and service and storage facilities. Nearly all new in LDGMAs must provide more off-street Victory Boulevard. Concentrations of crime industrial uses are allowed in M1 districts if parking, larger yards and more open space

54 | 3: Analysis of the Brownfield Opportunity Area Map 3.9 West Brighton BOA Commerical Zoning Districts

Commercial Overlay 0 0.25 0.5 1 C1-1 Miles C1-2 [ C1-3 C2-1 C2-2 M1-1

R5 PARK PARK PARK

R6 R3-1 PARK M3-1 M1-1 R4 PARK PARK M1-1 M1-1 R3-2 PARK

R3-2 PARK PARK R3X R4 R3X R5 R2 PARK M3-1 R3A M3-1 M3-1 R2 M3-1 PARK PARK R5 PARK R3-1 C4-2 M1-1 M1-1

R3X PARK R4 M1-1 PARK R3-2 PARK PARK PARK R1-2

PARK R2 R3-2 R3A R4 R3-2 R2

R3-2 C8-1 R3A R3X PARK R4 R1-2 R3-2 R3X

R3A R3-2

PARK R3X R3-2 PARK PARK R1-2 R3-2 R1-1 R3-1 R2 R3-1 R2 R2 R3-2 than would otherwise be required in the the only residential zoning district in the requires ground floor retail in mixed use mapped zoning districts. All residential zoning BOA that is not mapped within LDGMA is buildings within areas that are also covered by districts in Staten Island and the BOA up to the R5 zoning district mapped along Jersey commercial overlays in Staten Island. R5 are designated as LDGMAs. Therefore, Street. Additionally, LDGMA designation

3: Analysis of the Brownfield Opportunity Area | 55 Waterfront Revitalization Program which was established in 1987. The Hillsides The area’s largest landowner, Caddell Dry Dock Preservation District guides development in the and Repair, owns over 24 acres (1,064,530 sq. The North Shore Priority Maritime Activity steep slope areas of Staten Island’s Serpentine ft.). Caddell operates piers that process ship Zone (PMAZ) stretches from Howland Hook Ridge, an area of approximately 1,900 acres cleanings and repairs, in addition to storage, in the west to New Brighton on the shoreline, in the northeastern part of the borough. The office, personnel, and parking space. Atlantic with breaks at several non-bulkheaded areas purpose of the district is to reduce hillside Salt, another prominent waterfront property such as Snug Harbor, Faber Park, Richmond erosion, landslides and excessive storm water owner, manages property on the West Brighton Terrace Wetlands, and Mariners Marsh. All runoff by preserving the area’s hilly terrain, waterfront that total more than 500,000 sq. ft. in privately-owned waterfront property in the trees, and vegetation. The primary means area. A number of other waterfront and upland West Brighton BOA is designated as a PMAZ. of regulating development in the district is properties exceed 50,000 square feet in land Established in 2012, PMAZs are special area to control the amount of the lot that can be area. The largest non-industrial landowner is designations that assist the City’s Waterfront covered by a building. As the development Markham Gardens L.P., a New York Limited Revitalization Program (WRP). The WRP is site becomes steeper, permitted lot coverage Partnership, and Markham Gardens Tenants the New York City’s principal coastal zone decreases (although the permissible floor area Housing Development Fund Company, Inc., a regulatory review and management tool. It remains the same). This may result in a taller not-for profit corporation, that own and manage establishes the City’s policies for development buildings, but the structures would have less a large housing development at the intersection and use of the waterfront and provides the of an impact on the area’s steep slopes and of Broadway and Richmond Terrace. framework for evaluating the consistency of natural features. There are special regulations local, state, and federal discretionary actions for the removal of trees, grading of land, and A collection of New York City agencies account in the designated coastal zone. Areas with construction of driveways and private roads in for the vast majority of publicly-owned land in a concentration of water-dependent activity the Special Hillsides Preservation District. the West Brighton BOA (Map 3.10). NYCHA or sites that are key nodes in the waterborne owns two tax lots at its Richmond Terrace transportation network, and which have the Land Ownership Houses complex that total 378,963 sq. ft. The infrastructure to support these uses, have been Department of Sanitation owns a large tax lot designated as PMAZs. These shorelines are The West Brighton BOA has a total area of of 107,336 sq. ft. on Jersey Street that it uses used for vessel docking, berthing, or tie-ups and 370 acres (16,097,733 sq. ft.), 96 percent of as a garage. The public agency with the largest the shoreline infrastructure, such as bulkheads, which is on land; the remaining four percent are amount of property in the West Brighton BOA docks, piers, and fendering, is designed to located in the waters of the Kill Van Kull. Road is the Department of Parks and Recreation support such uses. For purposes of maintaining surfaces account for 16.5 percent (2,670,799 (DPR). Anchored by its holdings at Snug New York City’s waterborne transportation sq. ft.) of the BOA’s total area. The remaining Harbor, DPR owns 3,708,993 sq. ft. in the network, actions that affect the design of 293 acres (12,779,218 sq. ft.) is split somewhat study area. The Department of Cultural Affairs, shoreline structures, in-water structures, and evenly between publicly-owned land (47%) and which supervises the nonprofit Snug Harbor other pieces of infrastructure within the PMAZs privately-owned land (53%). Cultural Center and Botanical Gardens, owns should prioritize designs that accommodate a large parcel within that campus that totals Privately-owned lands range in size from just water-dependent uses. 424,478 sq. ft. The North Shore Railroad Right- a few hundred square feet to lots of more than of-Way (ROW), owned by the Department of 400,000 square feet. Additionally, multiple Hillsides Preservation District Small Business Services (SBS) and operated landowners own agglomerations of large tax by the New York City Economic Development A significant portion, including the entire Jersey lots. Generally, the largest privately-owned Corporation (NYCEDC), ranges from 20 to Street, Westervelt Avenue, and Snug Harbor lands in the BOA are on the waterfront, here 70 feet wide and comprises 10 tax lots that areas, of the West Brighton BOA are included defined as those properties north of Richmond total 383,618 sq. ft. Portions of the ROW in the Special Hillsides Preservation District, Terrace.

56 | 3: Analysis of the Brownfield Opportunity Area bisect privately owned property. DEP owns operating railways. However, the abandoned transport of goods to the rest of the country. 942,586 sq. ft. on four tax lots in the BOA, the North Shore Railroad Right-of-Way (ROW) vast majority of which is the site of its Port traverses the BOA as it connects St. George Passenger service operated on the North Richmond Wastewater Treatment Facility. to Arlington on the western end of the North Shore Railway from the railway’s inception Shore. While railroad mogul Cornelius to 1953, at which point the ridership had Transportation Vanderbilt helped start the Staten Island fallen dramatically as access to automobiles Railway in the early nineteenth century, it was and buses increased and the area’s industrial As an urban and industrial waterfront the Baltimore and Ohio Railroad (B&O) that workforce was reduced as part of the post- community, the West Brighton BOA has a constructed the North Shore line, which opened war economic industrial decline. Following complex, multi-modal transportation network in 1886. According to the New York City the discontinuation of passenger service, the consisting of navigable waterway and roadway Landmarks Preservation Commission (LPC), North Shore Railway continued to provide infrastructure. the ROW serviced the area’s thriving industrial service for freight until 1989. Four years later, the NYCEDC acquired most of the properties Rail business community and its residents. The rail line extended west to Cranford Junction in New that make up the right-of-way and its track The West Brighton BOA does not contain any Jersey, providing access to passengers and the infrastructure. While the vast majority of Map 3.10 Publicly-owned Properties

Publicly-owned Properties West Brighton BOA Boundary

RICHMOND TERRACE

WESTERVELT AVENUE

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YORK AVENUE

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3: Analysis of the Brownfield Opportunity Area | 57 the ROW’s length remains abandoned, the used as rail yards and passenger stations. interest in expanding operations and creating far western portion was reopened to freight According to Metropolitan Transportation jobs, but have been prevented from doing so traffic in 2007, providing access from the New Authority (MTA) site inspections, much of the due to the uncertainty about the future of the York Container Terminal at Howland Hook to ROW’s infrastructure, including the viaducts ROW. While NYCEDC has agreements with the national railroad network via the newly- and station platforms, is in good condition. Caddell Dry Dock and Repair and Atlantic Salt renovated Arthur Kill Lift Bridge. Today the Portions of the ROW, however, have been for the maintenance of the ROW and for the line east of Arlington, including the entire degraded or cleared of track, especially the provision of material storage in its path, the stretch through the BOA, remains inactive. section of the ROW that traverses the West firms are prohibited from erecting permanent Brighton BOA (Map 3.11). structures on the ROW. Continued uncertainty The right-of-way’s infrastructure varies in its surrounding the ROW is seen as a potential orientation, alignment, and existing condition, Although it once provided businesses along the threat to maritime expansion on the waterfront, owing mainly to the area’s topography and waterfront with a way to transport goods and with both Caddell and Atlantic Salt advocating relationship to the waterfront. It is composed of services, the ROW currently bisects private for its removal or realignment. at-grade tracks, viaducts and below-grade tracks waterfront properties and create barriers to and includes several land holdings formerly future job creation. Both firms have expressed While accommodating community-supported Map 3.11 North Shore Right-of-Way

CARROLL PLACE

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58 | 3: Analysis of the Brownfield Opportunity Area maritime businesses is a primary goal for the would, through a series of land swaps, remove Roadway” project will also facilitate the travel West Brighton BOA, improving transit is as the ROW from the middle to the edge of their of taller ships through the Kill Van Kull. In well. The MTA, along with New York City properties. Additionally, the workshop proposed response to an expansion of the Panama Canal Transit (NYCT), completed an Alternative a BRT realignment to improve the resilience to permit the passage of larger, cleaner, and Analysis in 2012 detailing a set of alternative of the transit line at its most flood-vulnerable more-efficient ships, the Port Authority has transit strategies for the ROW to create a future locations. MTA/NYCT, with the support of the initiated construction to raise the Bayonne transit line along the North Shore. Citing New York City Department of Transportation Bridge’s roadbed from 151 to 215 feet. This significant travel time improvements – up to (NYCDOT), DCP, and elected officials on engineering feat will keep the bridge open to a 50 percent reduction in some areas of the Staten Island, continues to advocate for the vehicular traffic with only minimized weekend North Shore – MTA/NYCT concluded that the BRT proposal and its funding. In addition to closures. The Port Authority expects to remove ROW is best suited for use as a bus rapid transit the MTA securing the funding and railroad the old roadbed by Fall 2015, thereby allowing (BRT) corridor. While there are still advocates approvals, the city would need to initiate a the Kill Van Kull to become fully navigable for a light rail service along the ROW, the BRT series of land swaps and potential ULURP by the tallest boats operating in today’s global proposal has garnered political and community actions to identify a new ROW location. While shipping trade. support, but remains without a funding source. funding would be necessary to initiate an Significantly, however, the initial MTA plan EIS and construction, completion of the land According to the Maritime Support Services did nothing to address the design issues of swaps is critical toward ensuring the best job Location Study produced by NYCEDC and the the abandoned ROW and the proposal would creation and facilitating road improvements to Brooklyn Navy Yard Development Corporation considerably impede operations on these Richmond Terrace in advance of the expanded in 2007, the North Shore contains a total of important maritime sites. Furthermore, the mass transit network. 62 operating pier sides available for berthing effects of Hurricane Sandy on the North Shore ships and a wharf at the Howland Hook Marine and the rest of Staten Island’s coast highlighted Navigable Waterways Terminal, totaling 19,842 linear feet of pier the need for increased resiliency in the island’s space. With 18 pier sides totaling 4,276 feet, The West Brighton BOA’s waterfront location transportation network and created serious Caddell Dry Dock and Repair is the dominant has long made it the center of a thriving concerns as to the location of the BRT route in a firm on the North Shore. In addition to maritime industry. The Kill Van Kull, the federally recognized flood zone. Caddell, Atlantic Salt Inc. and the City of New tidal strait that separates Staten Island from York’s Port Richmond Wastewater Pollution Recognizing all of these concerns, and as part Bayonne, New Jersey, is the primary conduit Control Plant are the two other properties with of the West Brighton BOA work program, for all shipping activity entering and exiting the waterfront berthing space. the DCP coordinated a series of workshops major port facilities Port Newark, New Jersey, in Summer 2013 with the MTA, a number of and Howland Hook on Staten Island’s North Per DCP’s North Shore 2030 study, the Kill city agencies, and major property owners, all Shore. The Kill Van Kull has an average width Van Kull waterfront is home to the largest of whom expressed an interest in seeing the of 1,000 feet and, following the completion of a concentration of tugboats, dry docks, and barges right-of-way relocated to spur job creation and U.S. Army Corps of Engineers dredging project in New York Harbor. Caddell Dry Dock and provide transit services. A solution emerged in in 2011, a depth of 50 feet within its shipping Repair, which is one of the region’s largest boat which the ROW could be shifted southward channel. repair and cleaning operations, attracts a large to run adjacent and parallel to Richmond number of vessels to the West Brighton BOA, Currently, the Kill Van Kull is heavily trafficked Terrace from Broadway into St. George (see including tug boats, ferries, barges and large by a variety of seafaring vessels, the most Appendix C). Each of the major property container ships. Atlantic Salt Inc., the largest numerous of which are tugboats and various owners, Caddell, Snug Harbor and Atlantic salt distributor in the region, and located at the types of barges. The New York and New Salt, have shown support for the plan, which eastern end of the West Brighton BOA, recently Jersey Port Authority’s ongoing “Raise the

3: Analysis of the Brownfield Opportunity Area | 59 completed an upgrade of its waterfront berthing BOA recommendations will be to continue commuting times. Compounding the road’s space and now can accommodate large dry to support a strong maritime economy by congestion problems is the prevalence of a city bulk shipping vessels at its Richmond Terrace encouraging the expansion of maritime jobs and bus system that relies on Richmond Terrace for facility. Together, these two firms account for business and securing regulatory and financial moving passengers to and from the ferry and a significant portion of traffic on the Kill Van tools to upgrade the infrastructure along the Kill rail transit hubs at St. George. In addition to a Kull. Van Kull while also creating a safe, publicly poor level of service for cars, trucks, and buses, accessible waterfront open space on the North Richmond Terrace lacks sufficient pedestrian The four remaining waterfront properties Shore. and bicycle infrastructure. Numerous and contribute only minimally to maritime traffic. lengthy stretches of Richmond Terrace lack Three of the four, Snug Harbor, Heritage Park, Roadways sidewalks altogether, and, where they do exist, and the Port Richmond Wastewater Pollution are generally in need of widening and/or repair. The West Brighton BOA has a road network Control Plant, are city-owned. Snug Harbor An on-street striped bicycle lane connects St. that owes its structure to a combination of maintains a small docking facility which is George to New Brighton, but ends abruptly at topography, Native American footpaths, and a used for seasonal, infrequent ferries to and Lafayette Avenue, failing to provide cyclists nineteenth-century orthogonal grid. Richmond from events at the Snug Harbor campus, but with a safe connection to Snug Harbor and Terrace is the primary east-west road in the is not currently operational due to damage beyond. Additionally, cars are frequently parked BOA, while Henderson Avenue, Castleton from Hurricane Sandy. According to the New in the bike lane, further degrading the cycling Avenue, and Forest Avenue are important York State Department of Environmental infrastructure in the BOA. Conservation (DEC), the Port Richmond corridors just outside of the BOA study area. Wastewater Pollution Control Plant does not The area consists of a series of north-south Because of its importance to mobility on the have dewatering facilities and, thus, needs to residential avenues that connect upland east- North Shore, Richmond Terrace was mapped use its own berth facilities to transport sludge west corridors and terminate at Richmond at a width of 100 feet in 1907. However, due to by ship. The sole remaining privately-owned Terrace. Jewett Avenue, Broadway, Bard historic development patterns, the acquisition waterfront property is at the foot of Bard Avenue and Jersey Street are the main north- of existing businesses and buildings located Avenue and is owned by Con Edison. The south corridors within the BOA. A number of within the 100 foot width was never completed site has an unimproved bulkhead and is not roads in the BOA, especially those running (Images 3.8 and 3.9). Portions of Richmond currently used for any maritime activity. north-south, are one-way streets. Many of the Terrace in between Jersey and Lafayette Streets BOA’s upland roads include on-street parking were acquired in the 1960s, but Richmond Maintenance of maritime transport on at least one side. Terrace was never built to its full mapped width infrastructure, including docks, piers, and and today remains a road with a width ranging Richmond Terrace is the principal road on bulkheads, is costly and requires coordination between 35 and 60 feet. The goal of recent Staten Island’s North Shore and, following the with local, state and federal regulatory agencies. and current planning initiatives, including the path of a precedent Native American travel Active maritime companies like Caddell and West Brighton BOA, is to widen and improve corridor, parallels the waterfront throughout Atlantic Salt have invested millions of dollars Richmond Terrace in conjunction with the Bus the BOA. Richmond Terrace is heavily in upgrading and maintaining sufficient Rapid Transit and greenway proposals. infrastructure, yet gaps in the shoreline’s trafficked by industrial trucking, residential bulkheads remain and some piers are in need of and commercial auto traffic and public buses Forming the eastern spine of the West Brighton repair. In addition to supporting the maritime and offers a low level of service throughout its BOA, Jersey Street is the area’s second primary economy, a well-maintained bulkhead serves course. Providing one lane in each direction and thoroughfare. Winding between hills and as an important erosion and flood mitigation making abrupt directional changes at various providing a connection between Richmond measure. A significant aim of the West Brighton locations, Richmond Terrace is frequently Terrace and Victory Boulevard, Jersey Street congested during morning and evening

60 | 3: Analysis of the Brownfield Opportunity Area is a significant residential and commercial Those five Local Truck Routes are Richmond one lane of traffic in each direction and serve corridor within the BOA. Populated by a Terrace, Jewett Avenue, Clove Road, Broadway, as bus routes. Additionally, Castleton Avenue, range of housing types, including single- and Jersey Street, all of which provide only just south of the BOA boundary, is also a Local family homes, apartments above commercial establishments, low-density urban renewal-era Image 3.8 Mapped Width of Richmond Terrace at Jersey Street Intersection apartments and large public housing towers, Jersey Street is a diverse community. The street provides one travel lane in each direction and includes parking on both sides for the majority Mapped Width = 100’ of its course. Sidewalks on Jersey Street are well-maintained, though bicycle infrastructure is non-existent. Two public bus routes traverse Jersey Street, connecting its residents to St. George. Truck Routes NYCDOT defines and maintains a system of truck routes in order to insure that non- industrial communities are not unduly affected by the trafficking of industrial goods and waste. Inter-borough truck trips are regulated by Through Truck Routes, which are intended to keep trucks off of local roadways when Image 3.9 Mapped Width of Richmond Terrace between Franklin and Layafette Avenues traveling between boroughs. Trucks are instructed to remain on Local Truck Routes for trips that remain within a borough or Mapped Width = 100’ require entering or exiting a Through Truck Route toward the final destination. Trucks are only allowed on non-designated truck routes when making the initial or final movements of their trip. Truck operators, however, must be able to provide a bill of landing or similar documentation that shows the points of origin and destination of the trip to law enforcement or other authorized persons. Due to the prevalence of industrial business operations on the North Shore, the BOA contains five distinct Local Truck Routes, all of which lead to the Staten Island Expressway, the only Through Truck Route on Staten Island.

3: Analysis of the Brownfield Opportunity Area | 61 Truck Route. These routes help support all of Public Transportation routes connects passengers to the St. George the industrial operations in the West Brighton Ferry Terminal and four out of the five bus BOA, but present issues to the surrounding The communities of the West Brighton BOA are routes reach St. George via Richmond Terrace. residential communities. In its 2007 Truck generally well served by public transportation. Commuting by bus is a highly prevalent form of Route Management and Community Impact The MTA and NYCT operate an extensive transportation for residents of the West Brighton Reduction Study, NYCDOT found that network of local and limited stop bus routes BOA and its surrounding communities, with residents of the North Shore frequently on the North Shore, including West Brighton. 44 percent of workers relying on this form of complain about truck drivers using residential The BOA is served by five bus routes, with an transportation. Most residents living in the streets as a “jump lane” or shortcuts to avoid additional two located just south of the study study area, however, commute to work via car traffic and buses on the designated truck routes. area at Castleton Avenue. Each of these bus (46 percent). Additionally, about 5 percent of Map 3.12 Public Transit West Brighton BOA Boundary Bus route Local Bus Route Limited Bus route MON E ICH R CARROLL PL

ST MARKS PL ACE

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CLINTON AV FRANKLIN AV

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40 BARD AV PROSPECT AV WINTER AV WAYNE ST SCRIBNER AV PELTON AV

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C 96 ALBROOKE AV OR ST ND AV RANDALL AV V ST ST PL V SOUTH ST N MADA AV C TON ELWOOD PL A TLE 62 | 3: Analysis of the Brownfield Opportunity Area OXFORD residents walk to work and 1 percent use other Indeed, workers on the North Shore have some from Richmond Terrace inhibits significant modes of transportation. of the longest commute times in the nation. pedestrian activity. Snug Harbor and the new The lack of multiple lanes in all of the major Heritage Park offer passive pedestrian trails that The S40 bus operates daily, at all hours, east-west roadways slows traffic and bus are well used by the public. between Goethals Road North on the West movements, which have limited operational Shore of Staten Island, and the St. George Ferry flexibility because of the discontinuous The West Brighton BOA study area does not Terminal. The S90 bus operates on the same road network and its many difficult curves. offer much bicycle infrastructure for residents route as the S40 but operates on a limited-stop Additionally, the relatively narrow curb-to-curb and travelers visiting the North Shore’s regional basis during weekday rush hours only and is road widths make it difficult to insert exclusive attractions. The upland residential blocks and intended to provide faster service to commuters bus lanes without removing curbside parking. the primary north-south thoroughfares in the and to decrease impacts to traffic congestion Removing such parking in areas with residential North Shore also lack any bicycle facilities. (Map 3.13). The S40 and S90 buses traverse and small scale retail uses (that may not have The only bicycle facilities of any kind in the the BOA on Richmond Terrace, providing off-street parking) is difficult. West Brighton BOA are a shared bicycle direct access to St. George for those living and and vehicle lane on Clove Road and two working near the waterfront. The S90, like the Despite widespread concerns about the efficacy curbside bike lanes on Richmond Terrace on S94 and S96 mentioned below, operate only of the area’s public transportation system, opposite sides of the roadbed (Map 3.14). during weekday rush hours. The S44 and S94 bus ridership rates have been rising in recent The eastbound lane on Richmond Terrace buses operate between the Staten Island Mall years and are expected to continue doing so. starts at Lafayette Street, briefly turns left and the St. George Ferry Terminal. From St. Recognizing the need for improved transit onto Jersey Street, and proceeds down the George, these buses travel on Richmond Terrace in the area, MTA/NYCT in 2012 issued a North Shore Waterfront Esplanade before until turning south at Lafayette Avenue in proposal, detailed above, for a Bus Rapid terminating at St. George Ferry Terminal. The New Brighton and continuing inland, carrying Transit (BRT) network on the abandoned North westbound bike lane follows a similar route, passengers to Livingston, West Brighton and Shore Railroad Right-of-Way. The proposal, but terminates at Clinton Avenue. According to beyond. The S42 bus is a short-distance route outlined in the NYCT North Shore Alternatives the NYCDOT Bike Path Map, the westbound connecting passengers in the New Brighton- Analysis report, and refined in a series of City lane and the eastbound lane ends/starts as a Jersey Street-St. George communities to the Planning-initiated workshops, would reduce shared bike lane at Snug Harbor Road with ferry terminal at St. George. The S42 bus is a travel times for North Shore commuters by half. a sign informing drivers to “Share the Road” critical link for residents within the BOA who with cyclists. Along with heavy vehicular live on Westervelt Avenue and Jersey Street. Pedestrian and Bicycle Facilities traffic, the lack of continuous bicycle facilities Bus facilities located near the West Brighton results in low bicycling activity on Richmond As mentioned above in the Roadways section, BOA include the NYCT’s Castleton Avenue Terrace. Nevertheless, due to a lack of viable pedestrian and bicycle facilities in the West Bus Depot, which is situated just southwest of alternatives, a small number of bicycle Brighton BOA are lacking and offer a low level the BOA area. commuters use Richmond Terrace to access the of service for these users. Missing or poorly Ferry and rail terminals at St. George. Some maintained sidewalks on Richmond Terrace Despite high bus ridership rates and the streets also exhibit relatively low congestion make it difficult for residents to walk to and prevalence of bus routes in the BOA, and traffic speed, making cycling a safer, wait at bus stops. The remainder of the BOA improvements to the area’s public transportation viable option for recreation. Increasing bicycle generally possesses sufficient sidewalks to are a critical need. Bus travel speeds on the connections from the St. George Ferry Terminal support local pedestrian traffic. A pedestrian North Shore are relatively slow and the five- and an expansion of CitiBike could help make pathway along the Snug Harbor waterfront mile trip from St. George to the West Shore regional destinations on the North Shore, offers public waterfront access. However, can take nearly 40 minutes during peak hours. such as Snug Harbor, more accessible to both a lack of maintenance and visibility to and

3: Analysis of the Brownfield Opportunity Area | 63 Map 3.13 Bicycle Network West Brighton BOA Boundary Bike Route Classification Separate Facility Bike Lane Shared Lane R Signed Route CARROLL PL

ST MARKS PL ACE

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CLINTON AV FRANKLIN AV

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VAN ST ELM ST

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the turn of the 20th centuryOXFORD the PL wealthiest Parks and Open Space Snug Harbor charitable institution in the United States. However, as the shipping industry declined In relation to parks and open space, the The largest public open space on the North and social welfare programs provided West Brighton BOA is characterized by a Shore is the Snug Harbor Cultural Center alternative recourse for retired sailors, Snug contradictory set of circumstances. In terms and Botanical Garden. Snug Harbor is the Harbor itself began a fall into obsolescence. of square footage of parks and open space premier cultural institution on Staten Island Financial problems forced the demolition in within the community, the BOA is well served. and is one of the most historic sites in New 1951 of an important collection of buildings However, access to these parks has long been York City. According to its website, Snug on the Snug Harbor campus. Fearing considered insufficient and was expressed as a Harbor was established in 1801 as a retirement complete loss of the patrimony of the site, and

64 | 3: Analysis of the Brownfield Opportunity Area encouraged by community activists, the LPC Collection, the Staten Island Museum, Art portion of Snug Harbor contains three active in 1965 designated six of the site’s remaining Lab, Staten Island Arts, the Newhouse Center baseball fields belonging to the Snug Harbor structures as landmarks, the first of their for Contemporary Art, and the Snug Harbor Little League. kind in the city. Fourteen years after being Artist Residency Program. Snug Harbor is also designated as a landmark site, Snug Harbor’s an affiliate of the Smithsonian Institute. Currently in the process of refining its entire campus, including its historic buildings, Master Plan, Snug Harbor is recognized as a were acquired by the city with the objective Snug Harbor offers users a passive park critically underutilized resource in the BOA. A to transform the property into a regional arts experience with meadows, trails, and gardens. significant aim of the BOA recommendations center. The mission has since been expanded Additionally, a waterfront pathway offers is to improve access to the site via all forms to include botanical gardens, passive open rare unobstructed views to the Kill Van of transportation, incorporate the Staten space, and a number of cultural institutions. Kull. However, damage from Hurricane Island Bluebelt program funded by the DEP Among the attractions at Snug Harbor are a Sandy, ongoing erosion, disinvestment, and to control stormwater along Snug Harbor’s number of botanical gardens, the Staten Island poor maintenance have left the Snug Harbor western stream and south neighborhood, Children’s Museum, the Noble Maritime waterfront a little-used space. The western and redesign its waterfront as an attractive Map 3.14 Parks and Open Space

Community Open Spaces Open Space

WALKER PARK MAHONEY PLAYGROUND

SNUG HARBOR HERITAGE PARK

CPL. THOMPSON PARK

ALLISON PARK JONES WOODS PARK

3: Analysis of the Brownfield Opportunity Area | 65 waterfront open space. of Parks and Recreation (DPR). The on Richmond Terrace at one of the road’s conversion of the marina to a public park notorious curves and lacks any signals or Heritage Park was part of the Harbor Estuary Program, an other traffic control measures necessary effort to preserve the natural resources of the for safe pedestrian crossing. Additionally, At the western end of the study area is New York metropolitan area with funding connections to other nearby parks, such as Heritage Park, located at the site of the put aside by the Port Authority of New York Corporal Thompson Park, and the surrounding Blissenbach Marina, which was once a private and New Jersey. Along with improving the neighborhood remain incomplete. marina. A former owner of Blissenbach Marina site’s environmentally sensitive areas, the expanded the operations of the marina in the construction of Heritage Park provides much Corporal Thompson Park 1980s by filling in parts of the Kill Van Kull needed visual and physical waterfront access in the 1980s. The site is adjacent to industrial Serving as one of the few active recreation to North Shore residents. The park is devoted uses on all three land sides. parks on the North Shore, Corporal Thompson entirely to passive recreation. Park is a well-used athletic facility in the West In 2004, the site was acquired by the Port Common to many of the BOA’s parks and Brighton neighborhood. Corporal Thompson Authority of New York and New Jersey and open spaces, improving access to Heritage Park contains a running track, baseball the Trust for Public Land and subsequently Park is a focus of the BOA planning field, a multi-purpose field, an outdoor transferred to the New York City Department process. The entrance to the park is located swimming pool, and playgrounds. The park is an important resource for the surrounding community, particularly the West Brighton Plaza NYCHA development. It is also located adjacent and downhill from an active industrial use transporting construction debris that is located in an M1-1 district. Mahoney Playground Attached to the south end of the Richmond Terrace Houses NYCHA development is Mahoney Playground, a vital and well- used recreation space for the Jersey Street community. The park contains basketball courts, handball courts, spray showers, and a playground. Walker Park Located south of the West Brighton BOA boundary near the intersection of Bard Avenue and Richmond Terrace and one block west of Snug Harbor is Walker Park. The site of the longest-running, continually operating cricket Image 3.10 Snug Harbor club in the United States, as well as the site

66 | 3: Analysis of the Brownfield Opportunity Area of one of the first lawn tennis matches in the could provide potential connections between Jersey Street and New Brighton are the highest nation’s history, Walker Park is an important Corporal Thomson Park and Heritage Park and points, while the lowest points occur along the resource for the BOA community. The park educational opportunities to share the North shoreline of the Kill Van Kull. offers a cricket and baseball field, tennis Shore’s history. courts, and a community center that hosts Bedrock and Surficial Geography various community events throughout the year. Natural Resources and Environmental Features The unique underlying consolidated and Cemeteries unconsolidated bedrock of the North The West Brighton BOA is located within Shore reflects Staten Island’s position at While there are no active cemeteries in the an environment rich with unique natural the convergence of a number of important BOA, a significant collection of abandoned resources. It exists within the North geological eras. The oldest bedrock strata of and historic cemeteries is located along Atlantic Coast Ecoregion. The natural, the West Brighton BOA is the Serpentinite Richmond Terrace and in between Heritage pre-development state of the area was unit, which was formed approximately 430 Park and Corporal Thompson Park in the characterized by grasslands, shrublands, vast million years ago. The Serpentinite unit forms West Brighton neighborhood. According to pine barrens, coastal plain ponds and dunes, the basis of Staten Island’s relatively rugged the Friends of the Abandoned Cemeteries and extensive salt marshes, mudflats, and topography, including the North Shore’s of Staten Island, a local advocacy group wetlands. The underlying geological landform hilly terrain. Overlaying the Serpentinite, in on Staten Island, each of these five distinct typologies of the bulk of the West Brighton an irregular manner throughout the North cemeteries existed before the twentieth century BOA are Glacial Till Plain and bedrock- Shore, is bedrock from the Triassic Stockton, and can be accessed today via Richmond controlled hills and ridges. Lockatong and Passaic formations; and the Terrace, Tompkins Court, and Van Street. Jurassic Palisades formation. Unconsolidated Long before the arrival of white settlers, Topography deposits in the West Brighton BOA include the area’s Native American communities Outwash and Ground Moraine from the Upper Staten Island’s topographic relief is relatively used this 250 square foot site on a hill Pleistocene deposits of Wisconsinian glacial stark in comparison to New York City’s other overlooking the Kill Van Kull as a burial drift. four boroughs (Map 3.16). Staten Island ground. Soon after settlement of the area in contains several ridges that run north to south the eighteenth century, Trinity Cemetery, the Soils through the borough. Serving as the spine of first of four additional cemeteries on the site, Staten Island, the Serpentinite bedrock, as A detailed soil survey for Richmond County was established. Three others, Staten Island described below, underlies the significant ridge has not been completed. However, the United Cemetery (1847), Fountain Cemetery (1863), line that runs southwest from St. George and States Department of Agriculture, the New and Van Street Cemetery (1889) complete includes Todt Hill, the highest point in New York City Soil and Water Conservation the site. The cemeteries were eventually York City and the highest point on the eastern District, and the Cornell University abandoned and left with no caretaker for seaboard south of Cape Cod. The landscaped Agricultural Experiment Station have jointly decades until Friends of the Abandoned formed by the Serpentinite bedrock largely produced the New York City Reconnaissance Cemeteries of Staten Island took responsibility influences the character of corridors, such Soil Survey. This survey is intended to of the aforementioned sites and began an as Jersey Street, which is located between address the unique characteristics of urban extensive and ongoing maintenance regime. two ridges and strongly contrasts with steep, soils as well as the specialized need of urban Thanks to generous community support, neighboring streets. West of this ridgeline, customers. This document also serves as the the abandoned cemeteries in West Brighton the West Brighton BOA slopes in a generally primary source for all soil information for are slowly being restored. With additional northerly direction toward Kill Van Kull. West Brighton BOA. investments and improvements, the site Within the BOA itself, the upland portions of

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