Grasmere-Arrochar-South Beach-Dongan Hills, Staten Island

Grasmere-Arrochar-South Beach-Dongan Hills carries one of the thinnest prewar shares recorded in this set: only 18% of its buildings predate 1940. The postwar boom left a much deeper mark — 38% of the recorded stock dates from 1945 to 1975 — and another 20% has been recorded since 2000, meaning close to three in five buildings here were built during or after that midcentury wave. The median recorded construction year, 1965, falls squarely inside the boom window itself, a full three decades younger than the median recorded in some of its more prewar-heavy neighbors. That timeline is one of the more boom-heavy construction profiles recorded among the neighborhoods gathered in this file.

Flood exposure runs higher here than in most of the neighboring files in this set: 11% of the roughly 8,500 lots sit inside a mapped special flood hazard area under federal flood mapping. That's a regulatory boundary, not a record of which lots have actually taken on water, but it's a meaningfully larger mapped share than the neighborhoods further inland carry. The two figures together — a young, boom-era housing stock and a real flood-map presence — describe a neighborhood shaped substantially by mid-century, near-shore development. That pairing of recent-feeling construction and real flood-map exposure is less common among the more prewar-heavy neighborhoods elsewhere in this file.

Building classes lead with 63% one-family and 22% two-family, with a small vacant-land share of 5%. Land use follows closely: 85% one- and two-family residential, 5% vacant, and 3% recorded as commercial-and-office use. That house-scaled pattern persists even with the younger, boom-era construction timeline described above, rather than giving way to denser multi-family building. That consistency suggests the neighborhood's building stock changed in age over time without much change in the basic house-and-small-building pattern recorded on its lots. Lot sizes run a median of 3,730 square feet, topping out at 6,600 square feet among the larger recorded lots.

Development headroom covers 78% of lots, with a median residual FAR gap of 0.3, and residential use accounts for 90% of the roughly 8,500 lots overall, with 13,711 units on record. No lots here carry a historic-district designation. Four neighborhoods border this one in the same tax-lot file — New Dorp-Midland Beach, Rosebank-Shore Acres-Park Hill, Todt Hill-Emerson Hill-Lighthouse Hill-Manor Heights, and West New Brighton-Silver Lake-Grymes Hill, each carrying its own separately recorded construction-era and flood mix worth checking against the numbers here. Reading across those four files traces how construction age and flood exposure vary block by block along this stretch of the East Shore.