St. George has always been Staten Island’s front door — the neighborhood where the ferry docks, where commuters stream off every half hour, and where the borough’s most ambitious development ambitions have collided for decades with the reality of narrow streets, parking shortages, and plans that never quite materialized. In 2026, that changes. Multiple projects are converging on St. George and the broader North Shore at the same time, and the neighborhood is entering one of the most active construction periods in its history.
The $400 Million North Shore Waterfront Esplanade
The centerpiece of the North Shore’s transformation is a two-mile waterfront esplanade running from Stapleton to Tompkinsville to St. George — a $400 million public investment by the NYC Economic Development Corporation that will create 20 continuous acres of waterfront access. NYCEDC describes it as an amenity on par with Brooklyn Bridge Park and Hudson River Park.
In September 2024, NYCEDC broke ground on the public realm elements of the New Stapleton Waterfront site, a 35-acre former U.S. Naval base being converted into a mixed-use community. That project — the New Stapleton Waterfront — will ultimately deliver more than 2,100 mixed-income residential units, ground-floor retail, a 600-seat public school, other community facilities, and 12 acres of interconnected public open space.
The 2026 North Shore Update (released January 2026) shows the project advancing on multiple fronts simultaneously, with NYCEDC maintaining an active community engagement process including public workshops on the St. George waterfront specifically.
What’s Happening Right at the Ferry Terminal
The St. George Ferry Terminal area is at the center of a five-project cluster within just two blocks of Hamilton Avenue and Stuyvesant Place. The mix includes three high-rise residential buildings, an 800-seat high school at 25 Wall Street, and a family courthouse expansion. Together, these projects would add nearly 1,000 residential units to a very small geographic footprint.
Borough President Vito Fossella and community leaders have raised concerns about the cumulative impact of so many projects arriving simultaneously — particularly around traffic, delivery logistics, and the neighborhood’s narrow historic streets. NYCEDC has acknowledged these concerns and is developing an urban design framework to address them.
One completed project is already open: Lighthouse Point, a 115-unit mixed-use development that opened in June 2025 after a decade of delays. It’s the first major residential project to open under the Bay Street Corridor development framework. The Pearl, a 100% affordable housing building at 475 Bay Street in adjacent Stapleton, opened in November 2025 as the first project under the Bay Street Corridor Neighborhood Plan.
The Empire Outlets Site: A Reset
One of the North Shore’s most visible properties — the Empire Outlets mall and the former New York Wheel site — is also getting a second look. NYCEDC and Council Member Kamillah Hanks unveiled a new vision for both sites in November 2025, following an extensive online community survey. An urban design framework is being developed and an environmental review process is starting in 2026.
The original Wheel never got built. Empire Outlets underperformed. Rather than continue patching those projects, the City is essentially resetting both sites and planning from the ground up with community input shaping what replaces them.
What City of Yes Means for St. George Homeowners
Beyond the big institutional projects, ordinary homeowners in St. George and across Staten Island are sitting on a new policy opportunity. Under the City of Yes housing reforms, homeowners with single-family homes that have unused space can now legally convert those spaces into rental units. Staten Island has the largest stock of single-family homes with unused space in the five boroughs, which means the borough stands to benefit more from this policy than any other part of the city.
For homeowners considering an accessory unit conversion, the key steps are: checking your zoning district compatibility, applying for a building permit through the Department of Buildings, and reviewing HPD’s homeowner conversion assistance programs if you qualify financially.
What You Need to Know
- A $400 million, two-mile waterfront esplanade is under construction from Stapleton to St. George — eventually connecting 20 acres of public waterfront access.
- The New Stapleton Waterfront (35-acre former Naval base) will deliver 2,100+ mixed-income units, a 600-seat school, and 12 acres of open space.
- Five major projects are converging near the St. George Ferry Terminal, including three high-rises and a new 800-seat high school at 25 Wall Street.
- Lighthouse Point (115 units) opened June 2025; The Pearl (100% affordable, 475 Bay Street, Stapleton) opened November 2025 — both are open now.
- The Empire Outlets and former Wheel site are getting a redesign. An urban design framework and environmental review are starting in 2026 — community input is being sought.
- Under City of Yes, Staten Island homeowners can now convert unused home spaces into legal rental units — the borough has more eligible homes than any other borough.
- For tips on navigating NYC after dark on the ferry or transit, see our guide to late-night transit safety in NYC.
