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Tag: suffolk county

  • Long Island loses construction jobs for seventh straight month | Long Island Business News

    Construction employment on Long Island saw another year-over-year drop in September, the seventh straight month of declines, according to a new report from the Associated General Contractors of America. 

    Nassau and Suffolk counties lost 5,600 construction jobs from Sept. 2024 to Sept. 2025, a 7 percent year-over-year decline, falling from 83,400 to 77,800, the AGCA reports. Long Island’s construction employment decline was the fourth largest drop of the 360 metro areas in the report.  

    Regionally, the number of construction jobs in New York City was down 7 percent, losing 9,900 jobs from Sept. 2024 to Sept. 2025, falling from 145,000 to 135,100. New York City’s job loss was the largest in the country for that period. 

    Association officials noted that demand for industrial and data center construction remains robust, but demand in other sectors flags. 

     “The latest data on employment by metro area shows how spotty construction activity has become,” Ken Simonson, the association’s chief economist, said in a written statement. “Although a few project types, such as data centers, power, and certain infrastructure and manufacturing plants, are booming, many metro areas are experiencing a drop in activity.” 

    Metro areas adding the most construction jobs over the last year include the Arlington-Alexandria-Reston, Va. Area, which added 7,900 jobs for a 9 percent increase; followed by the Washington D.C area, which added 6,200 jobs for a 13 percent gain; and the Charlotte, N.C. area gaining 4,400 jobs for a 5 percent rise.  

    Besides New York City, the metro areas seeing the largest drops in construction employment from Sept. 2024 to Sept. 2025 include the Los Angeles-Long Beach-Glendale, Calif. area dropping 6,100 jobs for a 4 percent decline; the Las Vegas area, which lost 5,700 jobs for a 7 percent drop; and the Riverside-San Bernardino-Ontario, Calif. area which lost 5,600 jobs for a 5 percent drop. 


    David Winzelberg

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  • Discover Long Island launches winter marketing campaign | Long Island Business News

    THE BLUEPRINT:

    • Discover Long Island unveils “You Are Here” winter campaign.

    • Focus on Suffolk County and the region’s nature, culture, community and flavor.

    • Campaign promotes local businesses, theaters, trails and shopping.

    • Multi-platform approach includes print, digital, broadcast and social media.

    Discover Long Island, which markets the region as a destination, has launched a winter campaign. The “You Are Here” campaign showcases Suffolk County and greater Long Island as a place filled with community, culture and a sense of belonging, while also inspiring residents to rediscover nearby destinations.

    “You think you know Long Island, but maybe it’s time to experience your island, through fresh eyes,” a video spot – part of the new campaign – begins.

    Downtowns, scenic hiking trails, holiday shopping, restaurants and theaters are the focus of the campaign, which as four messaging pillars: ‘You Are Here… in Nature, Community, Culture, and Flavor.’

    “’You Are Here’ is more than a campaign, it’s a call to action for Long Islanders to support the small businesses, cultural institutions, and local landmarks that shape who we are,” Discover Long Island Interim President and CEO Mitch Pally said in the news release. “Long Island isn’t just where we live, it’s a part of our identity.”

    The campaign runs across print, digital, broadcast and social media. Local media partnerships highlight seasonal shopping and events, while targeted digital ads, geofencing and radio placements extend the campaign’s reach across surrounding communities.

    The campaign is also designed to highlight Discover Long Island’s role as a “trusted guide and resource” in the region, according to the news release.

    “When residents choose to explore their own communities, they’re not just making memories, they’re strengthening our local economy, deepening their sense of local pride, and helping Long Island thrive year-round,” Discover Long Island Chief Operating Officer Sharon Wyman said in the news release.


    Adina Genn

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  • Cantor: Report warns of major flood risk for Long Island economy | Long Island Business News

    It’s hard to believe it’s been 13 years since Superstorm Sandy—once a Category 3 hurricane with 115 miles per hour winds—slammed into Long Island as a Category 1 hurricane with 80 miles per hour winds, leaving in its aftermath billions of dollars of devastating damages.

    While hurricane damages are often caused by wind and rain, Sandy’s wrath was that, along with up to eight inches of rain it dropped across some areas of Long Island. A storm surge of up to 12.65 feet above normal tide level damaged or destroyed nearly 100,000 homes, with more than 2,000 no longer inhabitable. Fire Island was underwater, and the South Shore of Long Island from Long Beach to Montauk had to withstand the coastal damage that the storm surge brought.

    While the “once in 100-year storm” came and went, the region is still processing how to prevent another financial fiasco should another “superstorm” make landfall on Long Island. LiRo-Hill GIS services just-issued report illustrates the economic consequences if we don’t.

    LiRo found that in the Federal Emergency Management Agency designated Long Island flood zones, 34,178 of Long Island’s nearly 100,000 businesses could risk significant economic loss from flooding should another significant storm hit the region. Of the 34,178 businesses, 7,360 were considered very high risk or high risk, generating $8.6 billion in revenues and employing 81,652 employees. While another 26,818 businesses were considered medium risk, they can’t be disregarded because they do employ 200,272 Long Islanders and generate $32.6 billion in revenues.

    These risks can’t be overlooked since the total revenue of $41.2 billion in revenue are approximately 17% of Long Island’s Gross Regional Product. A very significant economic consideration. As are the 281,924 potentially impacted employees which account for 20.6% of the 1.365 million Long Island jobs. With the per capita income in Suffolk County of $88,816 and Nassau County of $104,873, the lost economic impact from lost wages would average approximately $27 billion. While these are worst-case scenarios, the financial impact of the risk to Long Island can’t be discounted either. That risk wasn’t overlooked by New York State Comptroller Thomas DiNapoli, as noted in his recent report on Severe Weather Events and Resiliency in New York State.

    Citing data from the National Oceanic and Atmospheric Administration, DiNapoli found that Suffolk County experienced the highest number of severe weather events between 1996 and 2024 of all New York counties with 1,751. Nassau County was 22nd with 899. Additionally, between 1978 and 2024, Suffolk County was named in 36 disaster and emergency declarations while Nassau County was named 31 times, making Suffolk County and Nassau County the 3rd and 7th most impacted counties, respectively, in New York State. As for payouts from the National Flood Insurance Program, between 1978 and 2024, Nassau County and Suffolk County were first and second, respectively, in New York State. While Suffolk County, is geographically larger than Nassau County, the latter is more densely populated which explains why Nassau had nearly $2.3 billion in flood damage claims followed by Suffolk with $1.1 billion.

    Now is the time to implement flood damage preventing infrastructure. Considering that Suffolk has 980 or 37.3% of New York State coastline miles, with Nassau having another 60 miles, gambling against another storm or severe weather event and its financial risks, and human impact, seems unwise.

     

    Martin Cantor is director of the Long Island Center for Socio-Economic Policy and former Suffolk County economic development commissioner. He can be reached at [email protected].


    Opinion

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  • WellLife launches PlayWell fund for youth in Suffolk County | Long Island Business News

    THE BLUEPRINT:

    • WellLife Network launches PlayWell Fund in Suffolk County.

    • $100,000 grant from NY State Cannabis Community Grants supports the initiative.

    • Fund provides access to sports, arts, music, and educational programs for youth aged 5–24.

    • Program aims to enhance emotional wellness, social skills and leadership development.

    WellLife Network (WLN), a nonprofit with locations across Long Island that provides behavioral health and related services, has launched the PlayWell Fund. The initiative, which was made possible by a $100,000 grant from the New York State Office of Cannabis Management’s Community Grants Reinvestment Fund, aims to expand access to extracurricular activities for those in Suffolk County between the ages of five and 24 who are receiving behavioral health support.

    “Increasing access to structured, holistic, and developmentally focused extracurricular activities is not only beneficial for achieving favorable clinical outcomes but also enriching the overall livelihoods and experiences of young people dealing with behavioral health challenges,” Sherry Tucker, chief executive of WLN said in a news release about the initiative.

    The Community Grants Reinvestment Fund was designed to reinvest tax revenue from the legal cannabis industry into communities and populations that are “harmed by harsh drug policies, higher levels of criminalization and social and economic disadvantage,” according to the news release.  A total of $600,000 was awarded to six Long Island projects through this debut round of awards for the fund.

    “Programs like the Community Grants Reinvestment Fund are so crucial to these efforts and we are grateful to the Office of Cannabis Management for selecting our project as a recipient of this grant, as it would not be possible without it. Seeing the tax revenue promised to our communities come to fruition in such a tangible manner is refreshing, as it will benefit countless underserved New Yorkers,” Tucker said.

    Through the PlayWell Fund, WLN aims to address what it defines as a critical gap for youth from low-income families who often face systemic barriers to enrichment opportunities. The program will cover the costs of participation in sports, arts, music and educational programs, with the goal of enhancing emotional wellness, social development and leadership skills.

    The PlayWell Fund is a collaboration among WLN’s program development team, clinical leadership and children and family services program. A recreation specialist will partner with case managers and clinicians to work with families, identify interests and coordinate enrollment in enrichment activities.

    The program will be evaluated through enrollment data, family feedback and standardized mental health assessments. Drawing on over 20 years of experience with Medicaid-eligible and high-needs youth, WLN said it will partner with Suffolk County agencies and community providers for equitable, trauma-informed support that complements clinical services and fosters holistic, strength-based development for young people in need of support.


    Adina Genn

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  • Dunkin’ Donuts property in Huntington Station sells for $2.2M | Long Island Business News

    A Dunkin’ Donuts property at 281 Walt Whitman Road in Huntington Station sold for $2.2 million to franchisee 281 Capital Partners LLC.

    David Winzelberg

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  • HarmonyCares opens first Long Island office in Westbury | Long Island Business News

    HarmonyCares, a provider of in-home primary care services for people with complex healthcare needs, is expanding with its first Long Island office. 

    The Troy, Mich.-based company cut the ribbon last week on its new 2,300-square-foot office at 865 Merrick Ave. in Westbury. 

    The new HarmonyCares office provides its clinical team with a central hub for care coordination aimed to meet the rising demand for home-based primary care across Long Island, where many older adults face challenges traveling to traditional medical settings.  

    “HarmonyCares was founded on the belief that every person deserves access to high-quality care,” Matt Chance, HarmonyCares CEO, said in a company statement. “Our expansion into Long Island directly responds to an unmet need for people living with complex health conditions who struggle to access traditional medical services. We’re proud to bring exceptional medical care to Long Islanders in the comfort and convenience of their own homes.” 

    Providers operating from the new Westbury location deliver care to more than 55 patients across both Nassau and Suffolk counties, with capacity to grow as demand increases, according to the company. The Westbury HarmonyCares office is its second New York location, following its first in Forest Hills. 

    Founded in 1993 as U.S. Medical Management and rebranded as HarmonyCares in 2022, the company operates home-based primary care practices in 14 states, with over 175 primary care providers. The physician-driven model offers ancillary services including home health, hospice, palliative care, radiology and laboratory. 

    Last year, HarmonyCares announced it had raised $200 million of capital to fuel its nationwide expansion. The funding round was led by General Catalyst, McKesson Ventures, and “a large national payor” which were joined by K2 HealthVentures and existing investors, Rubicon Founders, Valtruis, HLM Capital, and Oak HC/FT, according to the company. 


    David Winzelberg

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  • Study finds flooding could impact 27,000 Long Island businesses | Long Island Business News

    THE BLUEPRINT:

    • New study finds 27,000 Long Island businesses face flood risk.

    • Nearly 7,000 firms in high or extreme risk zones employ 58,000 people.

    • Businesses in extreme, high or moderate risk zones total over $42 billion in sales.

    • LIRPC urges action to reduce economic losses from severe flooding.

    Severe flooding could threaten the economic stability of more than 27,000 Long Island businesses, which fall into moderate to extreme risk categories, according to a new analysis.

    Commissioned by the Long Island Regional Planning Council (LIRPC), the study was updated to include business communities along the North Shore and inland waterways such as the Nissequogue River.

    The study, which ranked businesses from negligible to extreme risk, found nearly 7,000 companies employing more than 58,000 people in the high or extreme risk categories, representing more than $11 billion in annual sales.

    Conducted by LIRO GIS, the study also pinpoints the communities in each county likely to be hardest hit.

    “As we have seen several times in just the last 18 months alone, the devastation from severe flooding brought about by heavy rainfall presents the potential for severe economic loss along our coastal communities,” John Cameron, LIRPC chair, said in a news release about the study.

    “This important study provides a tool for all levels of government and the private sector to develop strategies to minimize the risk,” Cameron added.

    In Nassau County, a total of 17,395 businesses were at risk. These businesses total nearly $27.5 billion in annual sales and employ 131,522 people, according to the study. Freeport, Valley Stream, Oceanside, Wantagh, Lynbrook, Inwood, Long Beach, Bellmore, Merrick and Cedarhurst were identified as the 10 communities, based on annual sales volume, that would be most impacted.

    In Suffolk County, a total of 9,843 businesses were at risk. These businesses total more than $15.1 billion in sales, and employ 74,800 people, according to the study. Bay Shore, Lindenhurst, Oakdale, Babylon, West Islip, Port Jefferson, Halesite, West Babylon, Islip and East Quogue were identified as the 10 communities were identified as the 10 communities that would be most affected.

    The study, which includes an interactive map to break out the impact on individual communities, is available here.


    Adina Genn

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  • Wells Fargo opens new branch in Lake Grove | Long Island Business News

    Wells Fargo expands its Long Island presence with a new Lake Grove branch and donates $25K to support veterans through local nonprofit New Ground.

    David Winzelberg

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  • DA: Office manager stole $230K from employer, collected unemployment while working at same LI firm | Long Island Business News

    THE BLUEPRINT:

    • Brightwaters resident allegedly stole $230,398 from her Long Island employer

    • Collected over $40,000 in unemployment benefits while still employed

    • Worked as office manager at electrical contractor

    • Faces grand larceny and fraud charges, with potential 15 years in prison

    A Brightwaters resident has been charged with allegedly stealing more than $230,000 from her employer and also collecting over $40,000 in unemployment benefits while still employed, officials said Friday.

    Christa Ramos now faces second-degree grand larceny and other charges, according to Suffolk County District Attorney Ray Tierney.

    “Stealing from a small business is not just a crime against one employer; it’s a crime against the backbone of our economy and the fabric of our community,” Tierney said in a written statement. “My office is committed to holding individuals accountable who exploit small businesses for personal gain.”

    Tara Laterza, an East Moriches-based attorney representing Ramos, was not immediately available for comment.

    Investigators say that between December 2018 and June 2023, Ramos worked as an office manager at Northeast Electrical Contractors, where she was responsible for paying the company’s bills. But during that time, Ramos allegedly began writing checks to herself totaling approximately $230,398 without authorization from the company’s president or vice president. These checks were reportedly deposited into her personal bank account and used for personal expenses, according to the DA’s office.

    Further investigation revealed that Ramos allegedly collected unemployment insurance benefits while working full-time at Northeast Electrical Contractors. Authorities claim she repeatedly informed the New York State Department of Labor that she was unemployed during this period. As office manager, Ramos handled the company’s mail, which allegedly enabled her to conceal the unemployment benefit payments from her employer. In total, she is accused of fraudulently obtaining more than $40,000 in taxpayer funds.

    Supreme Court Justice Richard Ambro ordered Ramos held on $100,000 cash, $200,000 bond or $500,000 partially secured bond while the case is ongoing. Ramos is due back in court on Nov. 18.

    If convicted of the top count, Ramos faces up to 15 years in prison.


    Adina Genn

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  • Long Island business group warns of shutdown toll | Long Island Business News

    THE BLUEPRINT:

    • ABLI warns federal shutdown is damaging Long Island‘s economy

    • SBA loan delays and furloughs threaten local business growth

    • Sales tax revenue declines could hurt Nassau and Suffolk budgets

    • Infrastructure projects stalled due to frozen federal funding

    The business advocacy group that represents Long Island’s largest owners of real estate are warning the region’s representatives that the federal government shutdown has begun to cause “enormous economic damage.” 

    The Association for a Better Long Island (ABLI), whose members include owners of some $15 billion in properties, sounded the alarm in an open letter sent Thursday to Long Island’s four-member congressional delegation. 

    “A federal government shutdown is not a harmless administrative pause,” said Kyle Strober, ABLI’s executive director. “It is an active drain on our region’s economic health.” 

    The ABLI letter outlined the impacts that the shutdown, which began on Oct. 1, is already causing or will shortly be triggering in several sectors of the economy.  

    Among those are the strain on small businesses due to the anticipated reduction in consumer spending caused by economic uncertainty; the uncertainty for the 31,000 federal employees that reside on Long Island, with some facing furlough and potentially permanent job loss; and delayed capital and investment, as the processing of Small Business Administration (SBA) loans and loan guarantees are on hold, starving businesses of operating capital, “stifling job creation and paralyzing growth initiatives across Nassau and Suffolk counties.” 

    In addition, ABLI cited the decline in tax revenue that a prolonged shutdown would cause by generating “a climate of financial uncertainty” leading to less consumer spending.  Not only concerning for small businesses, a drop in spending is also a problem for local municipalities, the letter reads, as sales tax revenue accounts for 41 percent of total revenue in Nassau and 45 percent in Suffolk. 

    ABLI says a further worry is infrastructure and development uncertainty, since Long Island depends heavily on federal grants and programs for essential infrastructure improvements, including transit, clean energy projects, and environmental remediation. The federal shutdown freezes the review, approval and reimbursement of these funds, which leads to project delays and can short-circuit long-term economic development plans. 

    “The current situation demonstrates that every American—regardless of socio-economic status, political ideology, or the size of their business—is impacted by a federal government shutdown,” Strober writes in the letter. “It compromises the financial security of workers, weakens the viability of large and small businesses, and undermines the public trust in governing institutions. We recognize the complexities involved in reaching a consensus, but the cost of continued inaction is simply too high for the Long Island economy to bear. We urge you to work diligently to end the shutdown. Your efforts demonstrate your continued prioritization of the economic well-being of our region.” 


    David Winzelberg

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  • Inked: Long Island commercial real estate leases & sales roundup | Long Island Business News

    96 Commercial St., Freeport

    Ambulnz NY, a division of DocGo and provider of mobile medical services and medical transportation, leased a 10,200-square-foot industrial building on .42 acres at 96 Commercial St. in Freeport. Avi Garma of MAG Realty Associates represented the tenant, while Mario Asaro and Dillan Morris-Timoney of Industry One Realty represented the landlord, Ferrucci Real Estate LLC, in the lease transaction.

     

    150 Main St., Huntington

    Ruggerio Properties purchased the two-story, 10,734-square-foot mixed-use building on .36 acres at 150 Main St. in Huntington for $1.5 million. The building has five apartments over the ground-floor office space. The buyer plans to renovate the property. The property occupies the site of Huntington’s first church built in 1665.  After a new church was built further east on Main Street in 1715, the first church building was sold in 1717 for 5.1 pounds or a little less than $7 U.S., according to the Historical Marker Database. Frank Mannino of Berkshire Hathaway Commercial Services represented the buyer, while his Berkshire Hathaway Commercial Services colleague Steven Bootz represented the sellers, Dr. Harold German and June German, in the sales transaction.

     

    999 South Oyster Bay Road, Bethpage

    Yorkshire Food Sales Corp., a distributor of snack products, leased 33,325 square feet of industrial space at 999 South Oyster Bay Road in Bethpage. The New Hyde Park-based company, which dates back to the 1940s, distributes snack products of several major manufacturers, including Wise, Archway, Deep River, Trophy Nut and many others. Jason Miller and Jeffrey Schwartzberg of Premier Commercial Real Estate represented the tenant, as well as the landlord, Nassau Steel LLC, in the lease transaction.

     

    81 Modular Drive, Commack

    Gemini Pharmaceuticals Inc. leased a 30,444-square-foot industrial building on 1.64 acres at 81 Modular Drive in Commack. Gemini, which is expanding its operations, has its corporate headquarters next door at 87 Modular Drive. The company also has locations at 65 Mall Drive in Commack and at 55 Adams Ave. in Hauppauge. Gemini, a 43-year-old family-owned manufacturer of over-the-counter pharmaceutical, nutraceutical and animal health products, recently received economic incentives from the Suffolk County Industrial Development Agency for $13.9 million in infrastructure improvements and upgrades to expand its operations. Richard Cohen of Ashlind Properties represented Gemini, while Jason Miller and Jeffrey Schwartzberg of Premier Commercial Real Estate represented the landlord, BP81 Enterprises LLC, in the lease transaction.

     

    901 S. Second St., Ronkonkoma

    Spanos Painting Corp., a commercial painting company, leased 4,000 square feet of industrial space at 901 S. Second St. in Ronkonkoma. The company is relocating from Holbrook. Michael Zere of Zere Real Estate Services represented the tenant, as well as the landlord, 901 LLC, in the lease transaction.


    David Winzelberg

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  • Cantor: Long Island, the Ryder Cup and rowdy golf fans | Long Island Business News

    In Brief:
    • President Trump’s visit added spectacle to the Ryder Cup at Bethpage Black
    • Hotels across Long Island and NYC offered high-value tourism packages
    • Thousands of hotel room nights generated millions in local revenue
    • Rowdy fan behavior overshadowed efforts to promote Long Island hospitality

    It was to be a different 45th Ryder Cup Tournament at Bethpage Black. It had to be, as I heard the roar of Air Force One with it’s escort of two fighter jets heading to Republic Airport with the President of the United States. To be sure, a presidential visit is a big deal, and for Long Island, wanting to put its best tourism foot forward for the golf world to see, the first round of the Ryder Cup Tournament and President Trump seemed a perfect fit.

    Notwithstanding the thrilling finish that the American golfers gave us with their effort to win back the Ryder Cup, we were all left disappointed as Europe once again retained the cup in the biennial competition. However, for Long Island, the Ryder Cup tournament was more than just a golf tournament between 24 of world’s greatest American and European golfers.

    The Ryder Cup was an opportunity to showcase Long Island, and as previous Ryder Cups have shown, it was an opportunity not to be wasted. In addition to Long Island and New York golf fans, the Ryder Cup attracts both domestic and international spectators, both in person and on television. If past Ryder Cup Tournaments are an indication, those attending the Ryder Cup will extend their visit to Long Island and the New York City area.

    During the 2023 Ryder Cup Tournament in Rome, 19% of visitors said they planned an extended stay in the Italian city, with nearly two-thirds of the spectators expressing a desire to return to the city within a year. Similarly, eight percent of spectators at the 2018 Ryder Cup Tournament in Paris, planned an extended visit, with 60% of the international spectators intending to return to the ”City of Light” within the year.

    The Ryder Cup Tournament at Bethpage Black afforded Long Island the same opportunity to put its best hospitality foot forward, and while the welcome mat was out in Nassau and Suffolk County‘s hotels, spectators had choices.

    Besides the golf competition, the competition for room night reservations was fierce. As the tournament approached, there were 83,288 hotel rooms to choose from with 65,000 hotel rooms in Manhattan, 3,796 rooms near JFK Airport, 3,524 near LaGuardia and 10,968 on Long Island.  Months prior to the tournament, millions of dollars of hotel revenues were already generated from 12,054 Long Island hotel room nights reserved, with 6,568 room nights in western Suffolk County and 5,496 in Nassau County

    The competition for spectator tourism dollars continued, as hotels offered packages that included transportation to and from Bethpage Black, tournament tickets, hotel accommodations, and food and beverage. New York City hotels offered per-person packages from $1,350 for a daily trip, $2,120 for a single night and $4,295 for a two-night stay. Long Island hotels countered with three-night, per-person packages from $3,150 to $5,895 with a four-night stay package offered at $5,295.

    However, with all the hard work invested in showcasing Long Island’s best, the loud and rowdy golf spectators showed Long Island’s worst. Images are worth a thousand words, and the rude fans painted Long Island with a bad look, at a time when Long Island wanted to put our best look forward.

    With the U.S. Open set to be held at Shinnecock Hills in June 2026, learning golf etiquette should be on this winter’s reading list.

     

    Martin Cantor is director of the Long Island Center for Socio-Economic Policy and former Suffolk County economic development commissioner. He can be reached at [email protected].


    Opinion

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  • Suffolk OTB expands and relocates in Hauppauge | Long Island Business News

    Suffolk Regional Off-Track Betting Corporation has a new headquarters. 

    Suffolk OTB is relocating 90 to 100 of its employees to its new property at 1180 Veterans Memorial Highway in Hauppauge. 

    The three-story, 37,113-square-foot office building on 2.19 acres was purchased by Suffolk OTB for $6.5 million in Feb. 2022. 

    The property was formerly occupied by the Internal Revenue Service, which moved its personnel to the IRS offices at 5000 Corporate Court in Holtsville. The new headquarters represents an expansion for OTB, as its leased office space on Oser Avenue, where most of its staff is relocating from, is about one-third the size. 

    “While our Suffolk OTB staff had historically been dispersed over multiple buildings in the county, this new corporate headquarters will make our company much more efficient by housing everyone under one roof,” Phil Boyle, Suffolk OTB’s president and CEO, told LIBN. “We are also fortunate that the building is located within minutes of our primary asset, Jake’s 58 Casino Hotel.” 

    As OTB staff continues to move over to the new Hauppauge headquarters, the $210 million expansion and renovation project at Jake’s 58 continues in Islandia. Construction on the new three-and-a-half level, 168,000-square-foot parking garage has been completed and the casino’s new 110,500-square-foot building that will house an additional 1,000 video gaming machines is expected to be finished next summer. 

    The renovations at Jake’s 58 hotel, which include a new 17,500-square-foot VIP lounge and entertainment area, a 3,500-square-foot space for weddings, parties and corporate events, a “high-end” restaurant, and renovations to the existing casino, third floor offices and the hotel’s 210 guest rooms, will get underway once the new building opens. 

    John LaRuffa, Nicholas Gallipoli and Frank Frizalone of Cushman & Wakefield brokered the deal and represented the seller, VMH Realty LLC, in the Hauppauge sales transaction.   


    David Winzelberg

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  • NYU Langone opens new care center in Commack | Long Island Business News

    NYU Langone opened an 18,000-square-foot, two-floor ambulatory care center at 167 Veterans Memorial Highway.

    NYU Langone Ambulatory Care Commack offers family medicine, cardiology, orthopedics, plastic surgery, obstetrics and gynecology, colorectal surgery, urology, dermatology and endocrinology services. It includes nearly 30 exam rooms and a procedure room, as well as on-site stress echocardiogram testing and X-ray capabilities.

    “Rapidly expanding our presence on Long Island, particularly in Suffolk County, brings greater access to NYU Langone’s top-quality care closer to where our patients live and work,” Andrew Rubin, senior vice president for clinical affairs and ambulatory care at NYU Langone, said in a news release about the Commack center.

    “Our latest multispecialty practice in Commack enables patients to see multiple doctors in a single visit, with each provider connected seamlessly by our electronic health record,” Rubin said.

    The Commack site marks the sixth NYU Langone practice to open in Suffolk County this year.

    “The new site in Commack reflects our continued commitment to thoughtful design and its important connection to health, wellness, and comfort,” Vicki Match Suna, executive vice president and vice dean for real estate development and facilities at NYU Langone, said in the news release.

    “Our design approach here, and at all of our locations, is founded on a consistent vision—one that prioritizes sustainability, functionality, and aesthetics to best support our patients, staff, and the broader community,” Suna said.


    Adina Genn

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  • Car Free Day Long Island promotes greener travel | Long Island Business News

    THE BLUEPRINT:

    • Car Free Day LI encourages alternatives to driving on Sept. 22

    • Long Islanders urged to walk, bike, or take transit

    • Local leaders join sustainability push

    • Efforts support cleaner air, safer streets and more

    Car Free Day LI is Monday, and advocates hope people in Nassau and Suffolk counties will drive less, and rely instead on mass transit, bicycling, walking, vanpooling and working from home.

    More than 2.8 million people live in Nassau and Suffolk, and if community members replaced one car trip on Monday alone, the results would be felt right away, according to Transit Solutions, a federally funded Metropolitan Transportation Authority program.

    “For twenty years, Transit Solutions has shown what’s possible when Long Island works together,” Mindy Germain, Car Free Day LI co-chair, said in a news release about the program.

    “Every rider, every partner and every small behavior change adds up to cleaner air, safer streets and stronger communities,” she said. “Today, we’re inviting every Long Islander to make one simple swap – and be part of the next 20 years of progress.”

    Going car-free for a day on Long Island can be challenging, but Transit Solutions highlights several initiatives aimed at making it easier, helping to reduce the region’s carbon footprint and air pollution while also improving overall transportation options.

    This includes transit investments by the Long Island Rail Road, NICE Bus and Suffolk County Transit, all aimed at helping people reach jobs, schools, medical appointments, run errands, and more.

    College campuses, including Farmingdale State College and Adelphi University, aim to reduce car dependency and educate students about sustainable transportation through Transit Solutions’ Transit Ambassador Program. There is also a youth ambassador program for younger Long Islanders.

    Northwell Health is working with Transit Solutions to achieve the goal of becoming carbon neutral by 2050 through pre-tax transit benefits and bike co-op initiatives.

    The City of Glen Cove is working with Transit Solutions to make walkability, accessibility and age-friendly mobility a priority.

    Additional supporters include Vision Long Island and Friends of LI Greenway, which promote trails, biking and walkable main streets. And ICF Statewide Mobility Program is advancing new approaches that include its Bike Borrow program.

     


    Adina Genn

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  • East End restaurant on tap for fast-food transformation | Long Island Business News

    Papa Joseph’s in Manorville sold for $3.2M to N.J.-based PN Restaurants, with plans to redevelop it into fast-food spot.

    David Winzelberg

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  • Another cannabis dispensary sues town over zoning rules | Long Island Business News

    THE BLUEPRINT:

    • Mottz Green Grocer files lawsuit against Town of Southampton.

    • Claims town imposed illegal barriers despite state approval.

    • Lawsuit could set precedent for state vs. local cannabis rules.

    Frustrated by countless hurdles and denials from the Town of Southampton, the owners of a long-planned cannabis dispensary have taken the town to court. 

    The lawsuit filed in Suffolk State Supreme Court earlier this month by the dispensary Mottz Green Grocer and its state licensee Sean Lustberg, claims the town and several of its officials have “superseded their authority, implemented and enforced unlawful local laws, and imposed unlawful barriers” in keeping the business from opening. The complaint notes that no other businesses, even liquor stores or places that serve alcohol, are subject to the singularly onerous restrictions that the town has created for cannabis businesses. 

    Sean and Joe Lustberg / Courtesy of Mottz Green Grocer

    Lustberg and his brother Joe have spent more than two-and-a-half years on their new business, spending the last year trying to get town approval to open a new cannabis dispensary at a long-vacant bank building at 93 East Montauk Highway in Hampton Bays. While the entrepreneurs have a greenlight from the state’s Office of Cannabis Management (OCM) to open, they’ve been denied approval from the town, which claims the location is too close to property owned by the Church of St. Rosalie, which hosts Our Lady of the Hamptons Catholic School. 

    While town zoning mandates that a cannabis dispensary needs to be at least 200 feet from a house of worship, any cannabis dispensary needs to be at least 500 feet away from a school. Though the OCM says the door-to-door measurement from a school to a dispensary building is the standard, the town’s chief building inspector measured from each property line, which rendered the planned dispensary location too close by about three dozen feet. 

    Besides the measurement discrepancy, the lawsuit chronicles other town actions that have cost the Lustbergs plenty of time and money, including the requirement of a special exception permit, limiting where a dispensary can locate, and additional regulations that run counter to rules established by the state. To further undermine the Lustberg’s venture, the town rezoned their leased Hampton Bays property in July to ‘hamlet commercial,’ where cannabis dispensaries are not allowed. 

    The lawsuit, filed by attorney Linda Baldwin, a former OCM general counsel now with Bronxville-based Vasquez Attorneys at Law, which has represented several cannabis dispensary licensees, outlines 11 town-imposed regulations that violate or are pre-empted by the state’s cannabis law. While State Supreme Court Justice Paul Hensley denied the plaintiffs’ motion for an immediate temporary restraining order on town enforcement, a hearing on a preliminary injunction is scheduled for Tuesday, Sept. 23. Hensley is the same judge who in July struck down the Town of Riverhead’s law that cannabis dispensaries have to be at least 1,000 feet from residential uses and can’t be within 2,500 feet of each other. 

    As was ruled in the Riverhead case, Baldwin contends that Southampton’s requirements conflict with state law. 

    “We believe the town is discriminating against Mottz and keeps changing the rules every time Mottz fulfills the town’s requirements,” Baldwin told LIBN. “This case asks the court to issue a judgment declaring whether the town had the authority to substitute its own rules for those already established by the state.”  

    However, Southampton Town Attorney James Burke said that the town had worked closely with the state OCM to make sure its code provisions were in line with the applicable state law.   

    “In this matter the town’s chief building inspector found that the site was within the required 500-foot setback from a school,” Burke said. “The provision is contained in both the state law and the town code. The town feels very strongly that the town code provisions are compliant with the state law, and the town is well within its rights to set these reasonable standards for the proper review of these respective cannabis dispensary applications.” 

    The Mottz lawsuit was the second cannabis dispensary suit filed against Southampton in eight days. On August 27, a suit filed by Brown Budda New York LLC claims the town has created arbitrary and capricious hoops to jump through to open its dispensary, which conflicts with state law. Though the town’s planning board gave Brown Budda site-plan and conditional approval of its special exception permit on July 24, the lawsuit claims the town’s actions have violated the business owner’s constitutional “due process” and “equal protection” rights. 

    Both lawsuits maintain that Southampton has discriminated against cannabis businesses by creating unreasonable and expensive obstacles that other businesses aren’t subject to. Baldwin believes the Mottz action could be a test case used to determine whether municipalities can the override the state by setting up special exceptions only for cannabis businesses and singling them out for special hoops to jump through. 

    “This case is a test case for whether the Town of Southampton’s or any municipality’s local laws are permissible…” Baldwin said. “This may be the first decision to really tackle just what the cannabis law says and doesn’t say and what will hold up and what won’t hold up.” 

    Meanwhile, the Lustbergs have invested more than $500,000 in their dispensary venture and delays in opening have likely cost millions in lost sales. 

    “We are fighting for fairness, not just for our business, but for every local entrepreneur who plays by the rules,” Sean Lustberg told LIBN. “We’re seeking expedited relief because the town’s actions are causing real harm in real time. This isn’t just a legal issue, it’s about accountability.” 


    David Winzelberg

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  • NYU Langone – Suffolk earns Level II trauma center status | Long Island Business News

    THE BLUEPRINT:

    • NYU Langone Hospital – Suffolk now verified as Level II Adult Trauma Center

    • Status affirms readiness to handle all adult trauma cases

    • Facility meets strict staffing, training and quality assessment standards

    The American College of Surgeons (ACS) has verified NYU Langone Hospital – Suffolk in Patchogue as a Level II Adult Trauma Center, hospital officials said Friday.

    The designation affirms that the hospital is equipped to care for all adult trauma patients, regardless of severity.

    The milestone comes about six months after the facility — formerly a community hospital — officially joined the NYU Langone Health system following a multi-year affiliation. However, the hospital’s pursuit of Level II status began last year.

    “This milestone recognizes the dedication of our staff and affirms our enhanced capabilities to deliver the full spectrum of adult trauma care to our patients,” Dr. Marc S. Adler, senior vice president and chief of hospital operations at NYU Langone Hospital – Suffolk, said in a news release about the verification. “

    “Community members and our local EMS partners can feel confident knowing the highest-quality emergency care is available nearby when it’s needed most,” Adler said.

    ACS-verified Level II Trauma Centers must meet essential criteria, including 24/7 coverage by general surgeons, orthopedic surgeons, neurosurgeons, radiologists, interventional radiologists, urologists and advanced practice providers. These centers must offer trauma injury prevention and continuing education programs for staff and the community, such as Stop the Bleed and senior fall prevention initiatives. Additionally, a comprehensive quality assessment program is required.

    The hospital became affiliated with the NYU Langone health system in March of 2022 before the merger was completed earlier this year.

    But in April 2024, the hospital began its journey to Level II Adult Trauma Center status by applying to elevate its verification from Level III with the ACS and the New York State Department of Health. In October 2024, it was designated a Provisional Level II Adult Trauma Center by the state. Following a comprehensive review in July 2025, the ACS officially verified the hospital’s Level II status.


    Adina Genn

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  • Massachusetts lags in housing production despite units added in Healey’s term

    BOSTON — More than 90,000 housing units have been completed or entered development since Gov. Maura Healey took office, she said Wednesday, chipping away at the state’s estimated need for 220,000 homes by the end of the decade.

    Of the 90,400 units cited by Healey’s office, about 63,100 have been built and added to the state’s supply. Another 18,300 are under construction, 3,600 have secured state funding through the Executive Office of Housing and Livable Communities, and 5,400 are privately financed proposals still in the pipeline.

    Despite the progress, Massachusetts still lags much of the country in housing production.

    An estimated 14,338 building permits were issued in Massachusetts in 2024, or 201 per 100,000 residents — the sixth-lowest rate in the nation. The national average was 281 per 100,000, according to an analysis by U.S. Data Labs, a platform developed by the Pioneer Institute providing state-level data on policy areas.

    By comparison, Maine issued 6,034 permits in 2024, or 429 per 100,000 residents. Vermont and New Hampshire also outpaced Massachusetts per capita, at 409 and 352 permits per 100,000 residents. In southern New England, permit rates were generally lower. Nationally, Idaho led with about 881 permits per 100,000 people, while Texas authorized the most permits overall at more than 225,756.

    Healey first highlighted the 90,354-unit figure in August on the anniversary of last summer’s housing bond law, which she said laid important groundwork for boosting supply. That number includes all homes completed, permitted, awarded or proposed since Healey took office.

    The housing law required cities and towns to allow accessory dwelling units, set up a $50 million “Momentum Fund” for stalled mixed-income projects and expanded financing tools for affordable and moderate-income housing.

    A breakdown provided by the administration shows only a portion of the total comes directly from that bond law. The Momentum Fund accounts for 461 units, while another 732 permits are tied to accessory dwelling units.

    Other programs include 1,525 units through the Housing Development Incentive Program — which was expanded in the 2024 housing law — and 10,566 from projects funded by the Executive Office of Housing and Livable Communities.

    Zoning mandates tied to older state laws also play a role: the MBTA Communities law accounts for about 5,200 units, and Chapter 40B for 8,360.

    The majority, however — more than two-thirds, or 63,510 units — falls under what the administration categorizes as “additional housing development” outside state-directed programs.

    “I’m focused every day on building more housing,” Healey said at a Bloomberg event in Boston on Wednesday.

    She continued, “Through tax credits for developers, changes to the law to make accessory dwelling units available by right, mill-to-housing conversions, office-to-housing conversions, and surplus state land, we’re making real progress. We started with a deficit of 220,000, and a year and a half in, we now have over 90,000 housing starts underway.”

    The U.S. Data Labs report also found Massachusetts ranks near the top in the value of new housing permitted. The average estimated value per permit here was $284,086, second only to Hawaii at $342,910.

    Sam Drysdale

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  • Suffolk County approves working waterfront protection law | Long Island Business News

    THE BLUEPRINT:

    • Suffolk Legislature approves “Working Waterfronts” bill unanimously

    • 2,400+ acres of commercial waterfront uses to be preserved

    • $9.5M in capital funding allocated from 2026 to 2028

    • New committee to oversee conservation easements for marine use

     

    The Suffolk County Legislature unanimously approved legislation Wednesday to safeguard the county’s working waterfronts, protecting more than 2,400 acres of commercial waterfront property. 

    The law establishes a Working Waterfront Committee to oversee conservation easements, ensuring that properties historically used for marine purposes remain dedicated to industries such as fishing, aquaculture, boat building, marine repair and other maritime businesses, according to a legislature statement. 

    Co-sponsored by East End Legislators Ann Welker and Catherine Stark and known as the “Working Waterfronts” bill, the measure is backed by $9.5 million in capital funding from 2026 through 2028. 

    Photo by Judy Walker

    Suffolk is home to nearly 3,000 marine-related businesses employing over 38,000 residents and the legislation aims to protect local jobs and small businesses, while preserving access to docks, boatyards and marine facilities. 

    Some of the impetus for the bill was concerns about the sales of waterfront properties on the East End. Last year, Gosman’s Dock in Montauk was sold for $34.35 million to founders of the private equity firm Black Diamond Capital Management. 

    Similar to the county’s 51-year-old farmland preservation program, the county will be able to purchase development rights for waterfront property which would remain privately owned but ensuring its future use within the maritime industry. The legislation received strong support from the area’s commercial fishing industry, which generates tens of millions of dollars annually, boosting tourism and perpetuating a vital Long Island heritage. 

    “The economy of Long Island began with fisherman who risked their lives making a living on the sea has been facing challenges for decades,” Suffolk County Executive Ed Romaine told LIBN. “Establishing a working waterfront is a tremendous step in helping preserve that way of life and bolster our blue economy. Thank you to my partners in the legislature who supported this legislation, as we could not do this without partnership. I am very excited to see how this program will bolster this historic and important industry.” 

    Once signed into law by Romaine, the measure will create a 17-member committee to oversee the program and review property owner applicants. While dwellings and buildings will be excepted from the conservation easements, “docks, piers, wharves, packhouses, ice houses, and other ancillary structures that support operation of commercial fisheries businesses, aquaculture businesses, or the recreational fishing and boating businesses, and their customary accessory uses, may be included in the conservation easement subject to the approval of the county legislature,” according to the bill. 


    David Winzelberg

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