West New Brighton-Silver Lake-Grymes Hill, Staten Island

West New Brighton-Silver Lake-Grymes Hill's file shows some of the widest recorded development headroom in this group: 86% of its roughly 8,100 lots carry floor-area capacity below what their district allows, with a median residual FAR gap of 0.4, tied for the widest margin recorded among these neighborhoods. That combination of a large lot count and wide unused capacity marks this as one of the bigger files in the set by sheer scale, even before accounting for what's actually built on the ground. Little of that headroom shows up as active construction yet, at least on the numbers recorded to date. Even so, the scale of that headroom likely reflects zoning allowances more than any specific development pipeline recorded in the file.

Construction here centers on 1935 as a median year, with 55% of the recorded stock predating 1940 and 23% dated to the 1945-to-1975 postwar boom; only 8% has been recorded since 2000, one of the quieter recent-construction shares in this file. One-family houses lead the building-class mix at 63%, two-family buildings add 23%, and a small vacant-land share of 4% rounds out the top three. Land use mirrors that pattern closely: 87% one- and two-family residential, 4% vacant, and 3% multi-family walk-up. That steady, decades-long build-out pattern — old core, modest boom-era addition, thin recent share — is fairly typical of the inland North Shore neighborhoods carried in this file. That combination of an old core and a thin recent-construction share is common across several of the neighborhoods gathered in this file.

Flood exposure is minor on the federal map — just 1% of lots sit inside a mapped special flood hazard area — and historic-district coverage touches another 1% of lots, a small recorded presence rather than a defining feature of the neighborhood. Lot sizes run a median of 4,150 square feet, among the larger medians in this set, reaching as much as 8,800 square feet among the larger recorded lots. Together, the low flood share and above-median lot sizes point to a neighborhood set back from the shoreline exposure recorded in some of its bordering files.

Residential use accounts for 92% of the roughly 8,100 lots, and the file counts 14,535 units within them. Seven neighboring files border this one in the same municipal tax-lot records — Grasmere-Arrochar-South Beach-Dongan Hills, Port Richmond, Rosebank-Shore Acres-Park Hill, St. George-New Brighton, Todt Hill-Emerson Hill-Lighthouse Hill-Manor Heights, Tompkinsville-Stapleton-Clifton-Fox Hills, and Westerleigh-Castleton Corners. Per-lot detail beyond these shares — construction year, recorded class, flood status — is available lot by lot in PearlAudit's records for the neighborhood.