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Martin Cantor

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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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Downtown Kings Park. File photo by Rachel Shapiro

There have been rumblings recently regarding the state of the commercial real estate market. With the onset of the COVID-19 pandemic, people were forced to leave the workplace and instead work virtually, if possible.

Though going back to the office full-time is now an option for many businesses, some are satisfied with employees working from home. Experts now worry that remote work could be driving down the demand for commercial real estate. 

“If these commercial landlords can’t make money, they’re going to file for … property tax relief,” said Martin Cantor, director of the Long Island Center for Socio-Economic Policy, in a phone interview. “And if they get it granted because they’re not making money, that property tax is going to be shifted to residential.”

Deputy Comptroller for New York City Rahul Jain also shed light on the topic, noting that the industrial market is doing very well right now but office markets remain questionable.

“Real estate generally pays a higher rate on the value of the property than residential does,” he said in a phone interview. “If you have a real decline in the value of that property … that means somebody else has to pick up the remainder. And so that burden could end up potentially falling on residential taxpayers.”

Phil Shwom, president of the Long Island-based industrial and commercial realtor Schacker Realty, added further context.

“We’ve seen a couple of deals where they’ve taken an office building and converted it to industrial,” he said in a phone interview. “There’s also been talk about taking down some office buildings and building residential, which I think is happening in the city, but less so on Long Island, although I wouldn’t be surprised if it does happen at some point.”

When asked if commercial property owners might consider repurposing some locations as residential developments, as Shwom said, Jain agreed that that could be a possibility.

“When you look at the economics of it, it might make sense not only on the demand side,” Jain said, referencing that there are now fewer people going to offices to work. “But on the supply side, there’s clearly some push to increase the number of housing units because housing in the metro area has always been more expensive than the rest of the country.”

Jain emphasized that the burden of commercial taxes potentially falling on residential taxpayers and the possibility for commercial spaces converting into residential development are very complex issues. 

It may still be a few years until the full effects of the pandemic on commercial office spaces become evident and what domino effects may result from that.

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Rising energy prices, rents and wages are all applying greater pressure on small business owners. Pictured above, storefronts in downtown Port Jefferson. File photo by Julianne Mosher
By Rita J. Egan & Raymond Janis

Residents of communities throughout the area came out on Saturday, Nov. 26, to support local downtowns during Small Business Saturday.

Small Business Saturday was a campaign first developed by American Express in 2010. Martin Cantor, director of the Long Island Center for Socio-Economic Policy, detailed the history and purpose of this effort.

“Because everybody was focusing on Black Friday, American Express wanted to focus on small businesses,” he said.

Mary Joy Pipe, owner of The East End Shirt Company and president of the Greater Port Jefferson Chamber of Commerce, described this year’s iteration of Small Business Saturday as a success. She forecasts a favorable holiday season for the small business community this year based on the turnout.

“Am I optimistic about how I did on Small Business Saturday and over that weekend, and that things should go well?” she said. “Yes.”

The success of these business initiatives, according to Pipe, is primarily contingent upon the weather. She characterized the clear skies on Friday and Saturday as fortunate for the business community.

Tandy Jeckel, owner of TandyWear in Commack, said Small Business Saturday was similar to last year saleswise but that Black Friday was better.

Black Friday “was major,” she said. “We beat last year. Small Business Saturday was pretty much the same as last year.”

Confronting difficult times

While some storefront owners saw favorable returns over the weekend, others discussed the several factors working against their businesses. Among these are nationwide economic instability and inflation, soaring prices and hardships related to the COVID-19 pandemic.

Jeckel said her business did well during the pandemic by making masks to match outfits and so drawing in customers. She added she had noticed customers opting for dressier outfits where people were looking for more comfortable loungewear for a while.

Joe Schwab, co-owner of Schwab’s 2nd Wind in East Setauket, said he didn’t experience an increase in traffic on Small Business Saturday. He said that the special shopping days did not necessarily boost sales, even though Black Friday was better this year than it has been in years past.

“I would love to have a big excitement about shopping days again, but for the time being it seems to be a bit lost or fizzled out,” he said.

Cantor maintains that the broader economic trends are squeezing small businesses and local downtowns. Ballooning costs associated with energy prices, rents and wages are making it harder for small businesses to stay profitable. At the same time, consumers have less discretionary income and, therefore, less to spend in these downtown settings.

“Right now, small businesses are caught between trying to recoup the high rents, energy costs and things like that,” he said. “And then they’re running into the competition and the fact that consumers don’t have the money to spend.”

Competing with big businesses

Inflation and other economic pressures are driving consumers to try to stretch their dollars, Cantor said. This is adding even greater strain on small businesses compared to big businesses.

“The reality is that these big businesses can buy goods and services at much cheaper prices, and consumers are certainly looking for bargains,” he said.

Despite this popular narrative, Patty Kaczmarczyk, owner of Cheese & Spice Market in Wading River, insists that her prices are competitive and often outperform her larger competitors.

“People sometimes feel, ‘I’m going to go to the supermarket where I can get things cheaper there,’ but now that’s not so true,” she said. “I’m a small business, so I’m trying not to kill people in pricing to stay very competitive. That’s my goal.”

Contrasting the business models of large and small businesses, Kaczmarczyk said smaller stores are better adapted to meet the needs of consumers. Whereas large retailers emphasize bulk purchases, she said small vendors allow for smaller, often cheaper orders.

“I carry so many loose spices, which are way cheaper than buying them in a grocery store,” she said. “I sell it loose, and you can buy smaller amounts.” Maximizing these advantages, she suggests, can keep small businesses afloat while competing against their larger counterparts.

Susannah Meinersman, owner of Huntington-based Bon Bons Chocolatier, said the store has been busy in general, which she attributes to making a great product. Meinersman said she appreciates Small Business Saturday: “I think the day brings awareness to the small Main Street business, so that’s a good thing.” 

Giving back to the community

David Wolmetz is co-owner of Urban Air Adventure Park in Lake Grove. He described the small business sector as an extension of the greater community. Through various interactions of small businesses with community members, he said these businesses foster a greater sense of local cohesion.

“It’s not only about money for us,” he said. “It’s about connecting to the community.” 

For example, Wolmetz sits on the board of the Stony Brook Cancer Center Community Advisory Council. Maintaining connections between small businesses and other local institutions is crucial, Wolmetz said, for community prosperity.

“We look for them: Girl Scouts, Boys Scouts, anything that’s related to our demographic of a youth, family oriented connection,” he said. “I’m very familiar with that connection, and that’s my reason for having the business.”

This connection will be imperative as businesses transition into the post-pandemic era. For Suzanne McEnroe, owner of This n’ That Gifts in St. James, the turnout on Saturday was encouraging. 

She said she appreciates resident support as the business owner opened the gift store in February 2020, just a few weeks before the COVID-19 shutdowns. She is grateful to be open.

In general, she noticed a difference in business this year with more people out shopping. “They love to have a town shop to be able to just come and get a quick gift,” she said.

A critical juncture

While Small Business Saturday primarily targets the retail and service sectors, Long Island’s regional economy consists of small businesses across many other industries. 

John Hill is the founder and CEO of the Long Island Advancement of Small Business, an organization committed to the growth and development of small businesses that do not interface with customers, such as financial planners, bankers and IT service providers, among others.

Hill contends that these small businesses are struggling, too. “They’re not growing, they’re not failing, they’re just eking out a living right now,” he said.

Given the high living costs on Long Island, Hill sees more small business owners closing up shop and heading to more affordable regions in the country, a startling trend for Long Island’s regional economy.

“We’ve had four people leave our organization to move off of Long Island,” he said. “Two moved to Florida, one to North Carolina and one to Tennessee.”

To stay afloat, Cantor suggests business owners will soon have to find creative ways to attract consumers to downtown areas while eliminating operating expenses.

“Businesses are at a critical juncture,” he said, noting that Small Business Saturday is “super.” He added, “We want all these small businesses to survive, and it’s great that Long Islanders are coming out to the downtowns to shop on Small Business Saturday. But they have to continue to do it.”

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Martin Cantor, director of the Long Island Center for Socio-Economic Policy, says declining labor participation on Long Island gives him cause for concern. Photo of labor demonstration from Pixabay

On Monday, Sept. 5, Americans took off from work in honor of the contributions made by laborers throughout their national history. This Labor Day was an opportunity to catch up with Martin Cantor, director of the Long Island Center for Socio-Economic Policy. During an exclusive interview, he discussed some of the labor trends on Long Island, the success of remote work and the role of unions today.

How would you describe the current state of the labor force on Long Island?

First, we still haven’t recovered all of the jobs lost during the [COVID-19] pandemic. We’re about 30,000 jobs shy. However, we have a strong labor force — I think we have about 1.5 million people in it. Still, our labor participation rate is not as it once was prior to the pandemic. There are still people on the sidelines.

What labor trends on Long Island do you find most troubling? Also, which trends are most encouraging?

The most troubling is that a lot of our workforce has not come back. The economy cannot expand unless our workforce participation rate increases, and that gives me concern. The other thing that gives me concern is that the Federal Reserve is going to aggressively go after inflation by increasing interest rates. With employee productivity at record lows, that could mean layoffs in the future.

Speaking of layoffs, do you believe there is already a labor shortage on Long Island?

No, I don’t think there’s a labor shortage. I think that if there’s any kind of a shortage, it’s people not wanting to come back to work. 

How does the cost of labor factor into these growing economic concerns?

Well, the cost of labor is very important, and that’s part of what caused the inflation. Not only did we have all of that extra money that the federal government put in, but we arbitrarily increased the minimum wage. That led to higher prices in the marketplace. 

I’m not denigrating the minimum wage [$15 an hour on the Island] — it’s only $31,000 a year. It’s very difficult for one person to pay for rent, food and electricity living on the minimum wage, but it did have an economic impact.

Do you think that the gradual development of remote work will have a positive long-term effect on the labor force?

Well, it depends where you are. The quick answer is yes. Two things have happened during the pandemic. Number one: Employers learned to have a different business model that didn’t require everybody to come into the office. They were able to reduce the amount of space that they needed to rent. 

The other thing was that employees found they could have a better quality of life by working remotely. They didn’t have to commute two hours a day to get into the City. On the other side of the coin, Goldman Sachs just announced that there’s no more remote work and everybody has to come into the office in New York City.

Do you think a schism is emerging between those who work from home and those who go to the office?

I wouldn’t call it a schism, but I will tell you that how people work and how businesses operate have changed. I think that congestion pricing in the City is a big influencer on all of that. 

If people don’t want to ride the trains, they usually drive in and have to pay more money. They might insist on working remotely. They also might insist on getting higher wages from employers. Some businesses might relocate out of the City because it is too expensive and too onerous for their employees.

So I think you have several things that will impact where people work and how people work.

How has the relationship between workers and public transit evolved here on Long Island?

I will tell you this: The Long Island Rail Road is [operating] at about 50% less than its prepandemic ridership. I took the train about three weeks ago, and the train was empty. Even when I jumped on the train at Penn Station at about 4:30 — which is normally packed — the train was empty. 

What accounts for the popularity of labor unions today?

People have felt this was a very difficult time during the pandemic. Some people have taken a look at life’s choices and are saying, “Hey, I’m not getting paid enough to do this stuff.” They want better benefits, a proper workplace environment and a salary commensurate with their skills. That’s why unionization is at one of its highest points in years.

What is your long-term forecast for the regional economy on Long Island?

Our regional economy is doing well. Historically and even currently, Long Island has always been able to fend off bad economic times. I think we are doing fine and we will be doing fine. 

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Pixabay photo

With the cost of food spiraling out of control, public officials are scrambling for answers. 

A May report from the U.S. Bureau of Labor Statistics indicates food prices have climbed 10.8% since April 2021, the highest 12-month increase in over four decades. The surge in food prices nationwide is being driven by a number of factors occurring both domestically and abroad.

Both Ukraine and Russia are major international exporters of grain, including corn, wheat and soy, among other staples. The price of these products has surged exponentially due to the war, affecting markets globally. 

“Food prices in the United States are going up because the oil to deliver the food, the cost of fertilizer, and the cost of planting and harvesting are all going up,” Martin Cantor, director of the Long Island Center for Socio-Economic Policy, said in a phone interview. “All of that has to do with inflation, it has to do with oil and gas, and it has to do with the war in Ukraine.”

New York State Assemblyman Steve Englebright (D-Setauket) addressed growing concerns over food prices. He said that the state Legislature has recently passed legislation that eliminates the fuel tax. This, coupled with actions at the county level, may help offset increases in food prices. 

“The main thing that we’ve been able to do in this recently passed state budget is to remove — at least temporarily for the rest of this year — the 16-cent state tax on fuel,” he said. “When you live around here, for most people, you need a car to get your food, so these escalating costs are related.” He added, “We’ve also authorized in the state budget the commissioner of agriculture to sharpen his pencils to see what he can do to bring more food to market.”

The Suffolk County Legislature has also suspended its tax on fuel, effective June 1. State and county measures combined, Englebright said residents are now seeing a 26-cent reduction per gallon of gasoline. 

‘It’s very important that we focus now on funneling the money that we have in the state budget into these communities, not only to help the business owners, but to help the residents survive through this process and through this inflation.’ — Jodi Giglio

Despite the elimination of these fuel taxes, prices nationwide continue to swell. State Assemblywoman Jodi Giglio (R-Riverhead) said local residents are being hit particularly hard due to the already high cost of living on Long Island. 

“We pay the highest taxes and the highest utility rates here on Long Island,” she said. “It’s very important that we focus now on funneling the money that we have in the state budget into these communities, not only to help the business owners, but to help the residents survive through this process and through this inflation.”

The recently enacted state budget will offer residents some relief in the form of direct cash payments through the New York School Tax Relief Program (STAR). Giglio said she and her colleagues in Albany appropriated an additional $2.2 billion in the state budget and expedited the delivery of these checks to help residents deal with inflation and rising costs. 

“The $2.2 billion is for homeowner tax rebate checks,” she said, adding. “It’s a one-time check for STAR-eligible homeowners, and it’s for individuals and for families. New Yorkers are going to start getting these checks right away and they should be hitting within the next couple of weeks.”

This is tough. We’re in a really tough place with food prices, and families at the poverty level are suffering the most. — Kara Hahn

Elevated food costs will detrimentally impact food pantries as well. Suffolk County Legislator Kara Hahn (D-Setauket) expressed concerns that rising food costs will only compound the existing problem of food insecurity, making it even harder to feed those in need.

“Food insecurity has been a growing problem on Long Island,” she said. “We support a number of food pantries across Suffolk County. I’ve been part of supporting Long Island Cares and Island Harvest, trying to make sure that there is not food waste.” She added, “This is tough. We’re in a really tough place with food prices, and families at the poverty level are suffering the most.”

‘People will inevitably try to make their anguish heard and understood, and one way to do that is at the ballot box.’ — Steve Englebright

Midterm elections loom large as Long Islanders consider ways to get food on the table. At the current rate, food expenses will be at the top of the priority list for a sizable voting bloc. Englebright acknowledges that if food prices are not alleviated soon, there may be significant electoral consequences at all levels of government this November. 

“People will inevitably try to make their anguish heard and understood, and one way to do that is at the ballot box,” he said. “That is a possibility but I hope that the sense of urgency does not require that people use that as the only way to have a sense of empowerment, and optimism in the hope that we’re able to use the instruments of government, limited as they may be, to help offset some of these costs and give people a chance to put food on the table.”

Cantor reiterated these sentiments. He suggests voters are much more likely to vote for the opposition during times of great tribulation. “The reality is that when people are angry, hungry and can’t work, they usually vote the incumbents out,” he said. “When everything you touch costs more than you make, that gets you very angry and very upset. The poor and the middle class are going to get hurt the most.”

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The fate of the clubhouse at Port Jeff Country Club is uncertain. Photo courtesy of Port Jefferson Village

Debate around the future of the Port Jefferson Country Club intensified on Monday, April 4, when longtime local residents confronted the Village of Port Jefferson Board of Trustees during a public session.

Myrna Gordon and Michael Mart both condemned the board for moving ahead with plans to curb coastal erosion at East Beach without first holding a public forum, arguing that an issue of this magnitude requires greater public input. “The bluff touches every resident … and there should be a public forum for this,” Mart said. Gordon added, “This is an important issue in this village … and on this particular issue, the ball was dropped.”

Responding to these charges, Mayor Margot Garant said the bluff projects are time sensitive, requiring prompt action on behalf of the village before its permits expire.

“This is an area regulated by the Army Corps of Engineers and the [Department of Environmental Conservation],” Garant said. “The window of opportunity is closing because our permits are not going to be there forever.”

History of the country club

Philip Griffith, historian of PJCC and co-editor of Port Jefferson historical society’s newsletter, chronicled the history of the country club since 1908. According to Griffith, the club originated as a nine-hole golf course designed for the residents of Belle Terre.

In 1953 Norman Winston, a wealthy real estate developer, purchased 600 acres of land in Belle Terre and added nine more holes, establishing the Harbor Hills Country Club. In 1978 Mayor Harold Sheprow leased the Harbor Hills club for $1 and in 1980 village residents approved the purchase of the property for $2.29 million by voter referendum. In 1986 the club was renamed the Port Jefferson Country Club at Harbor Hills.

“The club is 114 years old and it is not private anymore,” Griffith said in a phone interview. “Once the village took it over, it opened membership to all residents of Port Jefferson. Membership pays a fee and they operate the club not by using the residents tax money, but by membership dues paid to the country club.”

Due to the erosion of East Beach, the clubhouse, which sits along 170 acres of village property with golf, tennis and parking facilities, is in danger of falling down the slope. Village residents and elected officials are now weighing their options. 

Man vs. Mother Nature

TBR News Media sat down with Mayor Margot Garant in an exclusive interview. She addressed the rapid erosion of East Beach, the precarious fate of the clubhouse and the measures her administration is taking to address this growing problem.

“This is a village asset,” Garant said. “We always say that the country club is one of the five crown jewels of the village and I feel I have to do everything I can — and I will continue to do so — to preserve that facility because I think that’s in the best interest of the community.”

Projects to combat erosion have been ongoing since 2015. Intense storms, such as hurricanes Irene and Sandy, prompted shoreline restoration efforts on behalf of the village. However, as officials addressed the damaged beach, they spotted an even more alarming trend along the bluff.

“We noticed that the bluff started to have chunks of land just kind of detach and start sliding down the hill,” Garant said. 

Malcolm Bowman, professor of physical oceanography at Stony Brook University and distinguished service professor at the School of Marine and Atmospheric Sciences, said eroding bluffs have become commonplace for coastal communities along the North Shore.

“It’s a particular problem on the North Shore of Long Island because these bluffs are very steep, they’re very high and they’re made of what we call unconsolidated sand,” Bowman said in a phone interview. “In other words, it doesn’t stick together and it’s only held together by vegetation, which can be very fragile and can be easily eroded.” 

In 2018 Garant filed permit applications with the DEC and the U.S. Army Corps of Engineers. These applications were subjected to multiple rounds of modification, with the approval process lasting over three years. During that period, the bluff continued to wither away.

“Because there’s no protection of the slope, we lost 16 1/2 feet of property in three-and-a-half years, so now the [clubhouse] is in jeopardy,” Garant said.

Man-made efforts to resist erosion do not offer long-term solutions, according to Bowman. Nonetheless, coastal engineering projects can buy valuable time for communities before large swaths of territory get washed away to the sea.

“In the end it’s futile because, basically, you’re buying time,” Bowman said. “You can fight it and you may get another 50 years out of it. And you might say, ‘That’s almost a human lifetime, so therefore it’s worth it.’ The taxpayers of the incorporated village — they’re the ones who are paying for it — might say, ‘It will allow me to enjoy the club for another 50 years and my children, maybe.’” He added, “Beyond that, it’s anybody’s guess.”

In a unanimous vote, the Board of Trustees approved a $10 million bond on Nov. 15, 2021, to finance bluff stabilization. The entire project will be completed in two separate iterations: phase I to secure the towline of the bluff, and phase II to preserve the clubhouse.

Phase I: Lower wall

“Phase I is going to consist of hardening the toe of the bluff with steel riprap rock and some concrete, as well as the revegetation of the bluff itself,” said Joe Palumbo, village administrator. “We’re basically creating a seawall there to slow down, or prevent, any further erosion.”

In its initial permit application, the village planned to construct a 20-foot-high steel retaining wall that would run approximately 650 linear feet along the toe of the bluff. However, due to concerns about the wall’s length and height, DEC asked the village to scale down its proposal.

“Part of the modification of the permit required us to eliminate the steel wall for the portion of the property behind the tennis courts,” Garant said. “We originally wanted to go in — I’m going to estimate — 650 linear feet and they pulled it back to about 450 linear feet.” The mayor added, “We went a little back and forth with DEC, saying we don’t understand why you’re making us do that, but we’ll do it because I’m trying to get something started to protect the integrity of the bluff.”

Phase II: Upland wall

After a 4-1 vote to approve phase I, the board is now considering ways to protect its upland properties, including the clubhouse, tennis courts and parking lot. Phase II involves constructing an upland wall between the clubhouse and the bluff to prevent any further loss of property. 

“The upland project will consist of driving steel sheets into the ground behind the village’s [clubhouse] facility, extending past the courts on the lower side and the upper side,” Palumbo said. “Some revegetation in front of that wall and behind the wall will also take place. I believe the wall itself will extend out from the ground about 15 to 24 inches so as not to impede the view that exists there.” 

The Board of Trustees is also exploring the option of demolishing the clubhouse, a less expensive option than building the upper wall, but still a multimillion-dollar project due to the cost of demolishing the building and adding drainage atop the cliff. “I’m trying to get all of that information together to put on the table, so that we can make an intelligent decision about the upland plan while we proceed with advancing the installation of the toe wall,” Garant said. 

Weighing the options

Although the village’s acquisition of the country club was finalized by voter referendum, residents have not yet voted to approve phases I or II. Garant believes voters had a chance to halt these projects during last year’s election process.

“When the Board of Trustees voted 5-0 to borrow the $10 million, that’s when the public had an opportunity to say, ‘Hey, wait a minute,’” Garant said. “I could have put it out as part of the election that’s coming up or had a separate vote, but the clock is ticking on my permits.” She added, “I feel I have the authority — and my board has the authority — to do these kinds of projects.”

During the interview with Garant, she agreed that bluff stabilization was an unforeseen expense when the village purchased the property. Asked whether the country club is a depreciating asset, Garant maintained that the property has been a lucrative investment.

“It’s not just the building [that we’re protecting], it’s all of the country club’s assets,” she said. “The parking lot is a tremendous asset. I’m trying to preserve some of the sports complexes up there and even expand on them.”

One of the central arguments made for preserving the clubhouse is that the country club raises the property values of all village residents, and that to lose the facility would hurt the real estate market. Jolie Powell, owner of Port Jefferson-based Jolie Powell Realty, substantiated this claim.

“What makes us unique here in the incorporated Village of Port Jefferson is that we are one of very few [villages] that offers these amenities,” Powell said in a phone interview. “It adds value to the community and to prospective homeowners because they want to live in a village that has a private beach, country club amenities and pickleball.” She added, “The country club is essential to a prospective buyer who comes to the village. … They’re looking for amenities and the golf course is huge.”

When asked about the potential costs to village residents, Powell offered this perspective: “I don’t know what that cost will be for the residents, but it will be nominal. Our taxes are so low to begin with compared to every other community.”

Another sticking point is the long-term prospect of golf as a recreational activity. Martin Cantor, director of the Long Island Center for Socioeconomic Policy and author of “Long Island, The Global Economy and Race,” said the popularity of golf has waned in recent decades. He suggests any proposal related to the preservation of the clubhouse should also include a plan to boost recreational activity at the golf course.

“Golf is not as widely played as it was 30 years ago,” Cantor said in a phone interview. “If the village puts up a retaining wall, then it has to also have a development plan or a plan for how it’s going to generate economic activity to pay back the loan for the retaining wall.”

Responding to Cantor, Garant said the COVID-19 pandemic has helped to revive interest in the sport. “Prior to the pandemic, I would say that might be right,” the mayor said. “Since the pandemic, the sport is booming. That program up there is so robust that they have not only paid back the money they owed the village to help them run operations, but they’re now exceeding their budget and have money to put up netting.” She added, “Right now golf is the thing.”

Since bluff stabilization is closely linked to the activities at the country club, Cantor suggested that an economic feasibility study may add clarity to this issue, allowing residents and officials to determine whether preserving the clubhouse is in the fiscal interest of the village. 

“In terms of economics to the village, other than the rent, all of the money that gets paid in the golf club stays within the golf club,” Cantor said. “They have to do a feasibility study on the economics of keeping it open.”

Factored into this multivariable equation are also the qualitative benefits that the clubhouse may offer to the community. Griffith packaged the country club with the library, school district, public parks and other amenities that raise taxes but contribute to the character and culture of the village.

“These are things that add not only to the monetary value, but also the cultural and aesthetic value of the village,” he said. “I wouldn’t want to see those kinds of things eliminated. Each of these amenities — these assets — are wonderful values that make this village what it is.” He added, “It’s not just a home. You’re buying into a community and a community has to offer something beyond your own little piece of property, and that’s what Port Jefferson does.” 

Griffith added that he would like the issue to be put on the ballot so that residents have the final say. “I am in favor of having a public hearing on the matter and then having a public referendum. Let the people decide, just as they decided to purchase the country club.”

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Prices at a North Shore gas station. Photo by Jim Hastings

Consumers are not the only ones feeling the pinch of ballooning gas prices here on Long Island.

Kevin Beyer is vice president of government affairs at the Long Island Gasoline Retailers Association, a nonprofit trade association which represents over 700 independent service stations throughout Suffolk, Nassau and Queens. According to Beyer, gas retailers are suffering as well.

“When it hurts you as a consumer, it hurts us,” Beyer said in a phone interview. “People think that when prices go up, these gas stations are making a killing. It’s quite the opposite because we’re constantly trying to keep the price down. When we start making money is usually when [the price of gas] levels out or it goes down.”

Beyer also notes that the cost of diesel fuel has increased exponentially. This affects a wide range of consumers, particularly commercial and pickup truck drivers.

“There are a lot of consumers that use diesel because a lot of people have bought pickup trucks in the last few years,” he said. 

Despite recent calls for electric vehicles, Beyer believes that the wholesale transition to electric cars is not feasible due to difficulties related to the technology and is counterintuitive due to already high utility rates in New York. 

“You have to deal with massive batteries that have to be produced,” Beyer said. “To produce the batteries, you’re buying products from other countries, number one. Number two, to discard these batteries, you’re talking about a hazard. Number three, there aren’t a lot of charging stations, and New York and California already have probably the highest utility rates in the country.”

Beyer believes that as gas prices continue to rise, governments that tax oil will have a windfall profit. This is why he said LIGRA is lobbying to remove gas taxes at the county and state levels.

“One thing that we are working on is to try to push for some tax relief, even on the county and state levels,” he said. “People don’t realize that they’re making a fortune — the county and the state — as the cost goes up because it’s a percentage per gallon.”

Other than the railroad which carries the commuters, Long Island is not a mass transit-friendly community.

— Martin Cantor

Soaring gas prices will also disrupt local businesses on Long Island, according to Martin Cantor, director of the Long Island Center for Socio-Economic Policy and author of “Long Island, the Global Economy and Race.” 

According to Cantor, Long Island was originally envisioned as a bedroom community for New York City residents. To continue their existing way of life, commuters who drive to work have no choice but to pay up.

“The reality is that Long Island has a workforce of about 1.4 million people with, at its peak, 300,000 Long Islanders commuting daily on the Long Island Rail Road,” he said. “With the LIRR operating at 48% of pre-pandemic capacity, some of the workforce has no option but to fill up at the high prices.”

According to Cantor, Long Island’s transportation networks were not designed to support the commuter economy of today. He said antiquated public transit systems have led to increased reliance on automobiles. 

“Other than the railroad which carries the commuters, Long Island is not a mass transit-friendly community,” he said. “We just don’t have enough public transportation to carry Long Islanders around. We are wedded to our cars and will continue to be.”

Cantor said that the exorbitant cost of gas will leave residents with less discretionary income, which in turn will harm local businesses.

“Just think, a year ago [gas] was pretty much half the price,” he said. “Right now, with gasoline prices so high, as people have to go to work and have to commute to work, more people are putting gasoline in their cars at higher prices and have less money to spend in the surrounding communities.”

Cantor believes that not only drivers will suffer due to the cost of gas, but that local business owners will take a major hit as well. 

“Some of the workforce has no option but to fill up at the high prices,” he said. “That will hurt the economy because the money we spend for gasoline really gets exported off the Island. Those additional dollars we spend for gasoline will take money out of Long Islanders’ pockets to spend. That’s going to hurt the small businesses that already are hurting from the pandemic.” 

To read about Cantor’s work, visit martincantor.com.

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