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It is clear that housing, particularly on Long Island, will continue to be a major focus of New York State Legislature when it reconvenes in January. As a former city attorney in Glen Cove and an equivalent role in the City of Long Beach, I have witnessed firsthand how successful developments come to fruition and how others fail. When Albany returns to legislative session and works to address a critical issue facing Long Island’s long-term economic viability, I believe a valuable lesson can be learned from a long-sought-after development in my hometown.
As a child in Long Beach, I recall strolling the boardwalk and wondering why there was a massive oceanfront property left fallow in the middle of the city. As the years progressed, I became familiar with the tortured history of the property known as the “Superblock.” Concept after concept failed to gain traction and developer after developer failed to get a shovel in the ground. Why? They didn’t listen.
Without engagement with local elected officials and community leaders, it is impossible to gain the experience and knowledge to put forth a plan that will be embraced. Without open and transparent engagement with the community, its stakeholders, and residents, your concept risks fierce opposition buttressed by conjecture and social media commentary that is frequently far from the truth. Receiving constructive community criticism, having an open dialogue, and making adjustments where reasonable may be the difference between making it to the finish line or collapsing from exhaustion. Too many projects have failed because instead of threading the needle, the developer tries to ram it through.
After decades of prime oceanfront property producing nothing more than plant overgrowth, somebody finally listened. They sought the wisdom and counsel of nearly every layer of government to produce a concept that met their objectives and would not be opposed by the very agencies they must rely on for approvals. Countless meetings with nearly every civic organization and community stakeholder were held where the developer’s concept was transparently presented and an open line of communication with residents was encouraged.
The final component, and perhaps the most difficult and controversial part of the Superblock project, was securing the incentives and financing necessary to bring the project to fruition. Rather than springing an agreement for municipal incentives onto the community as a take-it-or-leave-it proposition, this developer was transparent and engaged with local officials to find a compromise that was in the best interest of the community while not hindering the project’s economic viability. As a result of these obvious and critical steps, a beautiful mixed-use development emerged and a developer succeeded, where countless others had failed.
As a millennial that has chosen to raise a family on Long Island, it is critical that we preserve our region’s economic viability. Housing that meets the needs of young families is an essential component of continued economic viability. As a homebuyer navigating Long Island’s real estate market, I have observed soaring interest rates do almost nothing to reduce surging home prices because supply is sparse. Without increasing supply to offset fierce demand, we cannot begin to address the affordability conundrum that my generation faces. Regardless of whether new housing is luxury or affordable, economics dictate that an increased supply of housing will help offset demand and hopefully make owning a home something more attainable for all. Does Long Island want an exodus of its young families because there is insufficient housing to meet their needs? Hopefully, the answer to that question is no. But where there is opportunity for increasing housing stock, getting it done is as simple as: Listen to what the community wants, give them what they ask for.
Gregory Kalnitsky is a Land Use and Zoning partner at Forchelli Deegan Terrana LLP.
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