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Photo courtesy Town of Brookhaven

By Peter Sloniewsky

In recent years, Long Island has consistently dropped in population and seen an increase in age of senior residents as younger people move to other states.

According to a Feb. 29 Newsday report, between 2017 and 2022 the population of Long Island decreased by more than 110,000 residents. This is largely due to the high cost of living here. In a 2019 report from the Economic Policy Institute, a family of two adults and two children in the Nassau/Suffolk metro area would need to earn a combined $139,545 per year to live “comfortably.”

The cost-of-living index for Long Island is 147, or 47% higher than the national average, according to the Council for Community and Economic Research.

The area is known for its high property taxes, more than 60% of which go to one of the 124 school districts, each of which contains its own administration. While school property taxes are capped at either a 2% increase or at the inflation rate (whichever is lower), the combination of high property values and consistent school budget increases have continued to drive up taxes. Moreover, there is a $10,000 cap on deducting state and local taxes (known as SALT).

Beyond school taxes, a property tax bill also includes police costs, local governments and salaries for public employees. While a debate regarding the relationship between payment for government and educational services certainly exists, the result is clear — a relatively inaccessible financial environment for young homebuyers or renters.

While the 2023 national poverty level for a family of four is approximately $30,000 per year, indicating a 6% poverty rate on Long Island, local legislators have said that this is a vast underestimate. The real figure should be about $55,500 per year, according to a Newsday report, meaning about 20% of Long Islanders are “structurally poor.”

As Long Island’s population declines, except in some East End towns, the number of senior residents in the 65-plus age group has grown. That being said, if young people are to live here, options do exist.

First, trends are not identical across the area. Properties in the middle of the island are typically more affordable than those on shorelines, and towns in that area are generally more diverse.

The relationship between housing and renting is also important to consider. According to 2021 census data, the majority of renters on Long Island spend more than 30% of their income on rent in a sellers market. However, the median home price has consistently risen and is now greater than $600,000 as demand far outpaces supply.

The foremost solution is to save strategically. In a conversation with TBR News Media, Jolie Powell, of Jolie Powell Realty in Port Jefferson, said that her foremost advice to young buyers would be to “keep saving your money, [and to] hunker down on other items you’re purchasing, because the home is the most important asset. Save, save, save.” She recommended that young buyers in financially stressful situations search for properties in “up and coming” neighborhoods, and generally in the center areas of Long Island.

Powell also stated that grants and assistance were available, and that a strategic young buyer would seek them out. The Federal Housing Administration offers loans with as little as 3.5% down payments for homebuyers, with low closing costs and easy credit qualifying.

Beyond that, Nassau County offers grants to eligible first-time homebuyers, and Suffolk County has offered programs in the past for down payment assistance. Individual towns and other bodies of municipal government can also offer assistance, and organizations like the Long Island Housing Partnership have been touted by local governments as highly beneficial. These organizations can use the New York State Affordable Housing Corporation’s funds, which can be combined with additional county funds to assist buyers with purchases and improvements.

Ultimately, while Long Island’s high cost of living and elevated property taxes continue to drive younger residents away, strategic saving and available assistance programs offer some hope for those determined to make their home here, even as the population trends toward an older demographic.

In a late development, the Town of Brookhaven and Long Island Housing Partnership will launch on Aug. 1 a down payment assistance program, giving first-time homebuyers the opportunity to receive assistance up to $50,000 in down payment/closing costs toward the purchase of an eligible single-family home.

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Moderator Chanteé Lans questions businessman Dave Calone, left photo, and Town of Brookhaven Supervisor Ed Romaine, right photo, on senior issues during a candidate forum Tuesday, Oct. 10, at Stony Brook University. Photos by Raymond Janis

Candidates for Suffolk County executive went before the public Tuesday evening, Oct. 10, tackling various matters related to the county’s aging population and other topics.

Held at Stony Brook University’s Charles B. Wang Center and hosted by AARP-NY, Town of Brookhaven Supervisor Ed Romaine (R) and businessman Dave Calone (D) fielded questions mainly on how they would assist seniors if elected next month to the county’s highest post.

Chanteé Lans, Long Island correspondent for WABC-TV, moderated the candidate forum, asking questions posed by AARP members.

Calone is a former federal prosecutor with private-sector experience assisting start-ups on Long Island and nationwide. “I believe that we need new ideas, new vision and, quite frankly, new leaders to bring us into the next decade,” he said.

Before assuming the role of town supervisor, Romaine served as Suffolk County clerk and county legislator. He staked his platform for county executive upon his experience in public life.

“I’m coming to change county government for the better,” he said. “I’m coming to build a budget that’s honest, transparent and that deals with situations.”

Housing

Suffolk County residents are increasingly being priced out, from young adults to seniors entering retirement, with many opting to leave the region in favor of a cheaper cost of living elsewhere.

Romaine emphasized the need to construct new housing units to ameliorate these challenges. He pledged to use the county executive’s office to encourage federal subsidization for senior housing.

“Long Island has been shortchanged in so many ways,” he said. “I intend to be a very strong voice to advocate for Section 202/8 housing so we can have senior housing for those who can least afford it.”

Calone described housing scarcity in Suffolk as the number one issue among many residents, exacerbated further by a lack of affordability. He noted that the problem has compound effects on the small business sector, which often needs more workers who cannot afford to live in the county.

“I would appoint a county chief housing officer to work with our towns and villages to identify where we already have the infrastructure we need to be able to build housing immediately,” Calone said.

Cybersecurity

Calone said the county government must ensure it has the proper cybersecurity protections, such as cyber insurance. He supported having a cybersecurity officer oversee the county’s information technology systems.

“When it comes to individuals, we need to make sure that we take those learnings and use them to help individuals understand when they’re at risk,” he said.

Romaine said introducing cybersecurity insurance, placing the county’s data center in the cloud and conducting periodic penetration tests would be necessary to enhance cybersecurity within the county government.

“I’d have a better system than we have in the county now,” he noted.

Aging in place

To assist seniors with difficulties aging in place, Romaine proposed sweeping repeals to “regressive taxes” on home necessities.

“We tax your LIPA bill, we tax your heating fuel, we tax your natural gas, we tax your propane,” he said. “We are one of the few counties in the state that does that. I am making a commitment to repeal those taxes.”

Calone said that roadway safety would be a critical matter to support seniors. To allow for aging in place, he advocated for incentives for developers to promote senior accessibility at homes. “There are simple things we can do at the outset — when things are being built — to make sure that we have aging in place,” he said.

County voters will decide on these two candidates in under a month. Election Day is Tuesday, Nov. 7.

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Photo from Pixabay
By Aidan Johnson

With ongoing concerns about young adults leaving Long Island, other age demographics may be looking for the escape hatch.

Adults aged 60 and over, who account for roughly 20% of Suffolk County’s population according to a 2022 report from the Suffolk County Office for the Aging, have been feeling the impact of Long Island’s high prices as well.

Eric Stutz, a real estate broker based out of Baldwin who specializes in seniors and estates, said he sees Long Island as below average in being a senior-friendly place.

“I see a lot of my clients are heading to the Southeast, between North Carolina, Tennessee, Florida,” he said in a phone interview. “That seems to be the majority.”

Recently, a pair of Stutz’s clients had to choose between staying on Long Island with two of their children or moving to North Carolina, where their daughter lived.

“It was a tough decision, it took a couple of years,” Stutz said. “But their main reason for moving to North Carolina … was the cost of living on Long Island.”

JoAnn Kullack, the chair of Long Island’s chapter of the Retired Public Employees Association, sees many other senior citizens having to choose between living on Long Island or finding somewhere more affordable.

“Most seniors that I know do complain about the cost of living,” she said.

‘Most seniors that I know do complain about the cost of living.’

— JoAnn Kullack

Kullack believes that one of the big draws of staying on the Island for seniors is the abundance of medical care. Big university hospitals, such as Stony Brook, and the closeness of Manhattan hospitals and specialists offer valid incentives for seniors to want to stay.

“A lot of people that I know want to stay here on Long Island,” due to access to premium health care services, Kullack said. “They don’t wish to leave.” 

Kullack suggested lowering the utility rates could offer much-needed relief to Long Island’s senior citizens. While some programs are available that can assist, she added the qualifications are often unrealistic.

“A lot of people don’t qualify,” the RPEA chair said. “If you have two people in the household, you have to be [only earning] $30,000. How can you live here on that?” 

 “You’re taking into consideration paying taxes, paying for utilities, and even if you have no mortgage on your home, you still have to have enough money for food,” she added.

Town of Brookhaven Councilwoman Jane Bonner (R-Rocky Point) views Long Island as a challenging place to live, especially for those who do not make a lot of money.

“We need to address the high tax rate on Long Island,” she said in a phone interview. “We need to do a better job of taking care of our seniors and veterans. So many of our seniors are house rich and cash poor.”

Long Island can also be tough to navigate for seniors who cannot drive, as there is a lack of adequate public transportation.

“I know myself and my husband do a fair amount of taking our moms to doctor appointments and shopping,” Bonner said, adding, “Transportation services are cut when budgets are tight — bus routes are removed.” 

Brookhaven does have programs aimed at helping seniors who may have trouble with transportation, Bonner explained. Still, the town does seek to assist its aging population where it can. 

“We have our senior clubs, our senior transportation, nutrition at our senior centers and Meals on Wheels. We do our part.”

Bonner added that she wants to see seniors be able to “age in place,” where they want to be, instead of being pushed out.

“That’s what we need because if we can provide resources for our seniors to age in a place where they are most comfortable — in their home. It is more affordable that way than building large-scale senior complexes,” the councilwoman said.

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Village of Port Jefferson Mayor Margot Garant suggests Conifer Realty’s Port Jefferson Crossing project, pictured above, may help ease workforce housing shortages. File photo by Raymond Janis
By Aidan Johnson

Decades-old fears over a possible Long Island “brain drain,” or people in their 20s and 30s leaving the region, have not been quelled. Instead, some are worried that the brain drain has spread to other age demographics as well.

Martin Cantor, director at the Long Island Center for Socio-Economic Policy, suggests every age demographic is looking to escape the Island. 

“The young don’t come and stay,” he said. “Most kids, if they go away to college, don’t come back. The middle class is leaving because it’s too expensive.”

‘We’re just too darned expensive to live here.’

— Martin Cantor

While some suggest that this may be due to a lack of housing options, Cantor is not entirely on board with this diagnosis. “There is a general feeling out there that they want to blame people leaving [on the] housing options and, to an extent, yeah,” but this doesn’t paint the complete picture, he said. “It’s because we’re just too darned expensive to live here, plain and simple.”

Sal Pitti, former vice president of the Port Jefferson Station/Terryville Civic Association, is moving to Florida. His case exemplifies how even prominent local leaders feel the squeeze of high costs, fleeing the communities they helped build and grow due to financial pressures.

“I’m retired from the NYPD, so I’m pretty much on a fixed income,” he said in a phone interview. “My wife’s been working, and her salary has gotten better over the last few years … but with the rising amount of taxes and everything else that’s going on on Long Island, it’s pretty much going to be unsustainable.”

Instead of waiting a few more years, Pitti and his wife decided to take advantage of the recent high spot in the housing market and were able to sell their home relatively quickly.

Problems also arise with Long Island’s minimum wage, which currently stands at $15 — the same as for New York City and Westchester, with the rest of the state at $14.20. Even though the Long Island rate is more than double the $7.25 national minimum wage, it is still not nearly enough to afford a two-bedroom apartment at fair market rent. 

According to the National Low Income Housing Coalition’s 2021 Out of Reach report, the minimum hourly wage necessary to afford a two-bedroom apartment in the Nassau-Suffolk HUD Metro Fair Market Rents Area is $39.13. This means that two local adults working full time on minimum wage could still not afford an apartment.

In an interview, Town of Brookhaven Councilmember Jonathan Kornreich (D-Stony Brook) described his conversation with one homeowner who, along with her husband, works a minimum wage job. To afford the mortgage, she had to work two shifts.

The simultaneous problems of low wages and high rents represent a conundrum for policymakers. The interplay of local and societal factors can make this puzzle even more problematic.

“I don’t know what the answer is,” Kornreich said. “I don’t know how we value work in a way that allows people to do important work that’s societally vital” while also paying workers “enough that they can afford just to live a basic existence.”

While Long Island’s minimum wage will continue to increase — set to reach $17 an hour by 2026 — that would still not be enough to afford a two-bedroom apartment.

Village of Port Jefferson Mayor Margot Garant described her administration’s efforts to cater for affordable housing options.

“There is nothing that we’re going to do to stop building more workforce housing as long as I’m involved,” Garant said.

‘It just shows the need for clean, affordable workforce housing.’

— Margot Garant

The village mayor described the heavy demand for affordable housing, with roughly 1,300 applications being submitted for Conifer Realty’s Port Jefferson Crossing project in Upper Port that offers 45 apartments based on the median income in the area.

“It just shows the need for clean, affordable workforce housing,” Garant said.

While new affordable housing units may partially help alleviate some of the housing shortages throughout the region, it is not a solution to the overarching problem of high expenses. 

To ease economic pressures on Long Island, Cantor urged policymakers to worry about costs and cut spending where possible. 

“Nobody is worrying about costs,” he said, suggesting regional income taxes replace property taxes. “This way, people pay based upon what they earn, not the value of their assets.”

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Photo from Panico's Facebook page
By Dan Panico

The false narrative by our governor, Kathy Hochul (D), continues with this nonsensical, heavy-handed housing plan that threatens to override long-established law and the will of the people who live in local communities. It’s a false narrative because the notion that local municipalities aren’t approving housing is patently false; it’s the lack of sewer infrastructure coupled with the practical aspects of a developer’s land and construction costs that make the practical application of the idea extremely difficult, not obstinance derived from local municipalities. Let’s discuss some examples.

Across the Town of Brookhaven in Port Jefferson Station, North Bellport, East Patchogue and Mastic Beach, there are four quick examples of pending proposals where mixed-use redevelopment is desired by the community and embraced by the town, and three are in proximity to a train station. Each development would offer new restaurant and retail options, as well as brand new housing options for young and old and everyone in between. The municipal opposition portrayed by the governor simply does not exist here; it is a false narrative. 

However, with the exception of East Patchogue, where the Town of Brookhaven in a very forward-thinking manner buried dry sewer lines to connect to the nearby Village of Patchogue sewer district years ago, the biggest hurdles in the other three project examples remain the lack of readily available sewer capacity. While we are working with Suffolk County on each other project, the costs associated with the sewer infrastructure necessary for such development and redevelopment render the projects unbuildable without some sort of government sewer funding. That is where the governor should invest her time and the state’s funding by helping Suffolk expand sewer infrastructure so local municipalities can continue to work on community-based redevelopment.

To continue to threaten local municipalities with state rubber-stamp approvals demonstrates a glaring lack of awareness of the realities of the situation or the logistical realities of what real development actually entails. Moreover, in most areas on Long Island a developer could not realistically build these state-envisioned housing projects because of the high cost of land, divided into so many small parcels with single-family homes and businesses, combined with costly construction requirements, parking requirements and sewer infrastructure costs that would never make the project financially viable, let alone affordable. This fact is being overlooked as the governor portends opposition to projects that have not come forward and proposals that simply do not exist. In fact, it’s the exact opposite approach in Brookhaven, as we are leading the way by amending our codes and seeking out and working with developers.

The governor would be better off stopping the political charade and giving funding to Suffolk County from the federal infrastructure bill and the recently passed NYS Clean Water Bond Act so that local municipalities can do the work of redeveloping our downtowns. It’s compromise and cooperation that make things happen, not threats and political theater.

Dan Panico (R) is the Town of Brookhaven deputy supervisor and councilman for the 6th District, which includes Mastic, Moriches, Eastport, Manorville and Calverton. He is currently running for Brookhaven Town supervisor.

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Brookhaven Town Supervisor Ed Romaine. File photo by Erika Karp

Fund reallocation would help up to 100 more households

In a letter to the Commissioner of the New York State Office of Temporary and Disability Assistance (NYS OTDA), Supervisor Ed Romaine advised that the Town of Brookhaven return and reallocate $1.5 million in administrative funds received from the United States Department of Treasury as part of a second round of Emergency Rental Assistance Program (ERA-2) funding to address the unmet needs of eligible Town of Brookhaven tenants and landlords. 

In the letter, the Supervisor requested to have the NYS OTDA return the money to the Emergency Rental Assistance Program application portal, which is controlled by NYS OTDA for the benefit of Brookhaven residents. It is estimated that the reallocated funds can help an additional 80 to 100 eligible households that need assistance to pay for rental arrears and prospective rent. 

“Although it appears that the pandemic is nearly behind us, there are still many Brookhaven Town residents who are experiencing economic hardship. The funds are available, and we should do whatever we can to provide assistance so they can stay in their homes,” said Supervisor Romaine. 

“Because the Town worked well with our partnering non-profits and community-based organizations to perform outreach and get the word out, the response from residents was overwhelming. Now, we want to help even more people,” he added.   

In his letter, Supervisor Romaine stressed the urgency of his request since the moratorium on evictions in New York State expired on January 15, 2022. To date, more than 3,700 applications have been submitted to the NYS OTDA and $21,837,851.00 in ERAP funding has been administered to 1,257 households through the Town of Brookhaven’s Department of Housing and Community Development. 

 

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Courtesy photo

Concern Housing, Inc. — a Medford-based nonprofit agency committed to helping individuals live with dignity and enhanced opportunities —celebrated the grand opening of Liberty Station in Port Jefferson Station last week. 

Liberty Station, a 77-unit rental community, provides workforce and accommodating housing options to persons in the community, including veterans 

“We are thrilled to join the Port Jefferson community and provide a housing option that is in desperate need for so many in our region,” said Ralph Fasano, Executive Director of Concern Housing. “Liberty Station offers veterans who have fought for our country quality, affordable housing as everyone deserves to live with dignity and respect.”

Courtesy photo

Standing beside its various partners and elected officials, Concern cut the celebratory ribbon welcoming six, two-story apartment buildings comprising 77 affordable homes. Seventy-five of the 77 apartment homes are one-bedroom units and the remaining are two-bedroom units. Twenty-five of the apartments are reserved for veterans, 20 additional units are given preference for veterans and the remaining units are for individuals making less than 50% of the Area Median Income. 

To ensure the quality living of residents, the community also provides residents with access to private parking lots and amenities such as a fitness center, a library and a computer room. 

Additionally, staff offices are on-site so that staff members can be available to help resolve any issues or needs. Residents also benefit by being in close proximity to major bus routes as well as the Port Jefferson LIRR station. 

“I am in an apartment on my own at a great location,” said U.S. Army Sergeant Harold Mains. “I could never afford an apartment like this on my income and also, live on my own. I am living 150% better than I was. I love my own space, the sense of community and appreciate all that Concern does for housing Vets, like me.”

According to New York State Governor Kathy Hochul, the $28 million affordable and supportive housing development will be an entity to the Town of Brookhaven. 

“With its affordable homes, health services and gorgeous grounds, Liberty Station is now a permanent piece of the Port Jefferson Station community — and the residents of Brookhaven will benefit as a result,”  Hochul said. “Making it possible for people to access stable, supportive homes that they can afford is one of the principal missions of my administration, and it is one that we will continue to fulfill.”

State funding for Liberty Station includes more than $18 million in equity from Low-Income Housing Tax Credits and more than $6.3 million in subsidy from New York State Homes and Community Renewal. 

The Community Preservation Corporation is providing a $1.45 million permanent loan funded through their partnership with the New York City Employees’ Retirement Systems, Suffolk County provided $900,000 and the Home Depot Foundation donated $300,000. OMH has provided $382,000 in start-up funding through a program development grant, and $1.1 million in annual support service funding through ESSHI. 

Liberty Station is part of the state’s $20 billion, five-year effort to provide New Yorkers with access to safe, affordable housing. The plan, now in its final year, makes housing accessible and combats homelessness by building and preserving more than 100,000 units of affordable housing and 6,000 units of supportive housing.    

Over the last decade on Long Island, HCR has invested $366 million to finance nearly 2,900 affordable apartments in multifamily developments, an investment that leveraged more than $272 million in funding from other sources.

c“An essential part of moving our region forward and remaining competitive is making investments in affordable and diverse housing options. Liberty Station will provide permanent, supportive housing for adults with disabilities, working-class individuals and families, and veterans,” said Suffolk County Executive Steve Bellone. “Our goal is to ensure that all of our residents have a safe place to call home.”

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Leah Jefferson, director of the Huntington Community Development Agency and Economic Development Corporation, speaks at the Aug. 20 press conference. Photo by Kimberly Brown

The Town of Huntington has been awarded $5.9 million from the U.S. Department of Treasury to go toward a new outreach program called the Emergency Rental Assistance Program.

The grand opening of the new center took place Aug. 20 in Greenlawn. The program’s purpose is to provide economic relief to help low and moderate-income households who are at risk of experiencing homelessness or housing instability. 

“The funds can pay for 12 months of past-due residential rent for some households, up to three months in future rent and up to 12 months of overdue electric or gas utility bills,” said town Supervisor Chad Lupinacci (R). 

All payments would go directly to the landlord or the utility provider. By partnering with Housing Help, trained specialists will be available to answer questions about the program and assist anyone who needs help filling out an application form.

“Help is available even if you have no lease, no pay stubs and regardless of immigration status,” Lupinacci said. 

With evictions on the rise and rent going up in price, housing instability for tenants and landlords has become an extensive issue. Landlords are encouraged to fill out an online application form or visit the new ERAP center in person to work out a solution for their tenants’ overdue rent.

“This program has been a blessing to the residents,” said Leah Jefferson, director of the Huntington Community Development Agency and Economic Development Corporation. “We have received over 300 applications to date. However, we do anticipate receiving a much larger number of applications in the coming few weeks.”

The center is located at 95 Broadway in Greenlawn. Even so, James Calero, director of St. Hugh of Lincoln Outreach, has worked with Housing Help to provide a satellite office in Huntington Station for ERAP appointments as well.

This closer location will make it easier for local residents to travel to, or meetings can also be set up as a video conference. 

“For those people who might not have transportation and are not able to get to the Greenlawn center, please give us a call, we’ll be happy to set up an appointment and we will meet with you,” said Pilar Moya-Mancera, executive director of Housing Help. 

The Housing Help board members expressed their gratitude for the creation of this new program and for Moya-Mancera, who has a passion for community activism and has aided town residents.

“I like to say this is like Christmas in August for our community, and it’s something that we needed for a while,” said Guillermo Perez, a Housing Help board member. “It’s an honor to be a part of this, and I want to thank Pilar. She is like an octopus; her hands are everywhere — she covers all of Long Island and is a blessing to us.”

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A rendering of the proposed development in Mount Sinai. Image from Steven Losquadro

With the sounds of senior living facilities construction echoing up and down Route 25A, another developer has one more project coming down the pipeline for Mount Sinai, this time for a facility geared toward millennials.

The proposed development, Mount Sinai Meadows, will be a 30-acre mixed-use majority rental and part commercial facility geared toward creating a living space for young adults and young professionals.

“For people in the ages of 20 to 34, an increasing subset of the population here on Long Island, there is not appropriate housing or opportunities for such individuals who wish to stay here,” said Rocky Point-based attorney Steven Losquadro, who is representing the developer. 

Representatives of the site’s developer Mount Sinai Meadows LLC, headed by Woodmere-based real estate developer Basser-Kaufman, attended a Town of Brookhaven board meeting March 14 seeking a change of zoning from J-Business 2 to Planned Development District along with approval of the draft environmental impact study. No final decision was made on the property, and the board confirmed it would leave the proposal open for another 30 days to allow for additional comments.

“We felt it was very important for us to broaden our offerings of housing.”

— Ann Becker

In terms of amenities, the site plans to have bike racks, walkable grounds, communal barbecue areas, electric car charging stations, a large open lawn for the use of residents and four spaces toward the northern end of the property that will be used for large retail spaces. There will be 21.78 acres used for residential housing, while 8.3 acres will be retail. 

The project looks to include 140 housing units, including 106 two-bedroom apartments and 34 one-bedroom apartments. Losquadro said none of the apartments will be subsidized housing.

Engineer Charles Voorhis, a partner of the Melville-based firm Nelson, Pope & Voorhis LLC, said the project includes a 170-foot buffer, incorporating a 40-foot natural buffer between the site and the surrounding woods and residential communities to the south and west of the planned development.

The Mount Sinai Civic Association president Ann Becker said approximately 20 percent of the housing stock in the hamlet is for those 55 and older. She said the developer has offered assurances that the development is not expected to bring in an overwhelming number of children into the Mount Sinai School District.

“We have worked with the developers and have been provided with assurances that the number of children … will not burden our community,” Becker said. “We felt it was very important for us to broaden our offerings of housing.”

A number of residents on Mount Sinai Facebook groups were concerned about the traffic impact these new developments could have. The developer’s representatives did not rule out a potential increase in traffic.

Maureen Bond, the communications director of the Mount Sinai-Miller Place Chamber Alliance, said she also supports the project.

“In my opinion, this is the best plan so far,” she said. “There are traffic issues that need to be addressed; however, I believe having traffic is better than having no traffic.”

The civic has been supportive of the development for years, helping to shape its identity into the millennial housing proposal. One of its most recent requests for the development was to ensure the developer would not seek and would not be given any financial assistance or tax aid from the town, especially any help from the Brookhaven Industrial Development Agency. Two senior developments at the corner of Echo Avenue and Route 25A, one an assisted living facility, had recently been given a generous 13-year payment in lieu of taxes agreement, and though the civic had been supportive of that project, it was heavily against the loss of taxes from the PILOT.

“For people in the ages of 20 to 34, an increasing subset of the population here on Long Island, there is not appropriate housing or opportunities for such individuals who wish to stay here.”

— Steve Losquadro

The Mount Sinai Meadows project has been in the works for several years. Anthony Graves, Brookhaven town’s chief environmental analyst, said he had talked to Councilwoman Jane Bonner (R-Rocky Point) in 2012 about creating a “true town center” for each of the communities in Council District 2 along Route 25A. A prior project for the site was originally proposed by a different developer specifically for J-2 business zoning, Voorhis said. That project included 805 square feet of retail, 37,000 square feet of office and a 2,000-square-foot bank.

Representatives of the developer said there was no final decision on the expected price on the rentals, but Losqaudro said they have promised the civic it will be at market rate.

Voorhis added the developer is currently in talks with the owner of the neighboring strip mall to allow access between the two retail centers. The developer is also in talks about acquiring the neighboring music store property and incorporating it.

Graves said the town was interested in the PDD zoning because it could more accurately reflect the mixed-use nature of the proposed development.

“[We] believe this development is in the spirit of that original efforts we made in Mount Sinai,” the environmental analyst said. “We look at it as a true town center for Mount Sinai.”

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From left: ERASE Racism President Elaine Gross, Duke University professor Kim Manturuk, John Hopkins University professor Nathan Connolly, SBU professor Christopher Sellers. Photo by David Luces

By David Luces

While de facto segregation among Long Island’s school districts and housing has been entrenched for decades, there is a growing academic movement to bring people closer together.

As part of the forum, “Housing and Racio-economic Equality” Elaine Gross, president of the Syosset-based advocacy group ERASE Racism, which co-sponsored the event, along with professors from Duke and Johns Hopkins Universitys discussed the history of racism and segregation in the U.S. and how it has affected public housing and education. Gross argued that there is racial segregation and inequality crisis in housing and public education on Long Island. 

“There are folks that think that things are fine how they are,” she said. 

At the forum hosted at the Hilton Garden Inn at Stony Brook Univesrity, Gross argued that there is severe government fragmentation on Long Island, which in turn makes it easier for racial discrimination in housing and public education. 

“Segregation is profitable, and it didn’t end — it is still ongoing.”

— Nathan Connolly

Nathan Connolly, a history professor at Johns Hopkins University, said we have to rethink what we know about segregation. 

“We are under the impression that segregation ended due to a combination of moral arguments, like [Dr. Martin Luther King Jr.’s] I Have a Dream Speech, and that segregation was too expensive to maintain,” he said. “Segregation is profitable, and it didn’t end — it is still ongoing.”

Connolly added due to many Jim Crow era policies, white supremacy has been baked into our political and governing structure.  

“In the 1920s people began to institutionalize groups like the Ku Klux Klan,” Connolly said. “They had chapters in cities like Detroit, Chicago and Washington, D.C.— it was a dominant force of political organization.” 

In many ways, the experts argued Long Island, in terms of its development of housing, is the perfect picture of what structural racism looks like. 

Gross stated some towns and school districts on Long Island are more segregated than others, showing areas like Levittown, whose black population has only risen 1.2 percent since 1947. At an ERASE Racism forum in December, Gross provided data from New York State Department of Education that shows a school district like Port Jefferson is made up of 80 percent white students, while in a district like Brentwood close to 80 percent of students are Latino while 12 percent are black. 

The panelists argued this racial steering of populations dates back to the time of the Great Depression.

“[There was] a notion that anything that allowed unregulated movement of people would lead to economic instability,” Connolly said. “You had to generate a way to keep everyone in place, while at the same time ensuring broad economic growth.” 

One way this was done was through redlining, or the denial of services to different races through raising the prices on services, or in this case, homes.

Connolly said by removing these people’s options in moving around or getting a loan with a low interest rate it meant they couldn’t own homes and couldn’t accumulate equity, which in turn generated a racial wealth gap.  

Gross mentioned examples of this racial steering on Long Island. Three years ago in Commack, African American renters asked about vacancies at an apartment complex. They were told there were none. When white individuals asked, they were shown the vacancy, given applications and were encouraged to apply.  

ERASE Racism, along with the nonprofit Fair Housing Justice Center, took property owners Empire Management America Corp. to court, arguing it had violated the Federal Fair Housing Act and the Suffolk County Human Rights Law. The duo reached a successful settlement of $230,000 and required changes to the rental operations at the apartment complex. 

Kim Manturuk, associate director of research, evaluation, and development at Duke University provided possible solutions to segregation on Long Island. 

“Adapt a metropolitan approach, that has these cross district governing bodies that try to simplify, organize together things like education, infrastructure development among other things,” she said. 

Though she cautioned that even when you have these procedures in place, it’s no guarantee that you get the desired results, and they need to find ways to make desegregation profitable. 

“We need educators that buy into this change.”

— Elaine Gross

She mentioned in her own community of Chapel Hill, North Carolina, they have something called the Penny for Housing Fund. 

“One penny of every property tax dollar collected in the entire county goes into a housing fund. We use that money to incentivize developers to build housing that has an affordable housing component that cuts races and ethnic lines,” she said. 

If developers want to build a housing complex in the North Carolina county, they would have to set aside 10 percent of the apartment to families that are making 80 percent below the median income in the area. 

Gross said the change needs to begin on the local level. She stressed the importance of building diverse communities. 

“We need educators that buy into this change,” she said. “Also students — educating them about our history, one that is not heard about in schools.”

Gross said it will take a collaborative effort to show that something like this can work.  

“People don’t believe — it is hard to dispel myths to them in the face of facts,” she said. “Unless they can see it and see the students and the community thriving, they won’t buy into it.”

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