Here’s How Towns and Villages Can Fix Long Island’s Critical Housing Shortage

first_imgSign up for our COVID-19 newsletter to stay up-to-date on the latest coronavirus news throughout New York By Christopher Jones and David Sabatino[dropcap]L[/dropcap]ong Island faces a critical need for multifamily housing. This challenge needs to be addressed locally through actions that require sound planning and an engaged community. The good news is that small modifications in zoning can generate the housing Long Island needs, if only enough towns and villages embrace the changes.There is no question that Long Island needs more housing that average residents can afford. According to studies, people living in Nassau and Suffolk counties pay a higher share of their income for housing than other suburbs in the New York region, and new housing coming on the market costs too much for a majority of residents, especially young adults just starting their careers. As a result, 20-something Long Islanders live with parents or other older relatives at more than twice the national average. Over the past 25 years, Long Island has lost a greater share of its younger residents—16 percent—than other parts of the region have. By comparison, New York City’s population of younger adults has grown by 8 percent.The problem is going to get worse unless more housing is built at a greater range of rents and prices. Demand will grow from people already living here as children are born, life expectancy increases and growing numbers of the baby boom generation retire. Young people, as well as empty nesters, want smaller units, rental options, co-ops and condos, and downtown housing near restaurants and entertainment. There also will be more people who want to move to Long Island, particularly if New York City’s dynamic economy continues to draw more people to the metropolitan region and the Long Island Rail Road adds a new third track in Nassau and connects to Grand Central Terminal with the East Side Access tunnel.Recent research that we worked on for the Long Island Index, in conjunction with consulting firm HR&A Advisors, found that modest changes in zoning would eliminate the multifamily housing shortage if they’re implemented throughout downtowns across Long Island. (Multifamily housing is defined as any building with three or more attached residential units and includes both rentals and owner-occupied buildings such as co-ops and condominiums.) The study, Long Island’s Needs for Multifamily Housing, recommended reducing the minimum size of a housing unit, increasing maximum lot coverage and raising the maximum permitted building height. To make sure these steps would work in the real world, we included case studies of three communities where new multifamily housing has been created.Still, the proposed changes raise some legitimate questions. First, what impact would multifamily housing have on local infrastructure, including schools? Also, will additional apartments and townhouses actually reduce rents and prices?In the first case, simply zoning for new housing is necessary but not sufficient. Zoning changes will be made locally, and the needs of each individual community including school capacity and parking should be planned for carefully. But modest increases in multifamily housing also can bring a number of local benefits, including creating more attractive downtowns, supporting local businesses and growing the tax base. And multifamily homes generally result in less automobile traffic and fewer schoolchildren than single-family homes.In the second case, zoning changes can help reduce housing costs in a number of ways. By increasing the supply of the type of homes that are in greatest demand, it will decrease pressure on housing prices Island-wide. Also, by making it possible to build more housing units on the same amount of land, it permits a developer to spread costs over a larger number of units and create smaller units that can rent for less.Before the 1960s as much as 50 percent of rental housing on Long Island was built near train stations.These revisions won’t automatically bring down the cost of housing in the short run, but they do give communities more leverage to negotiate for more affordable housing or amenities. If developers can create more units at a lower cost, then towns and villages can negotiate that more of them should be rented or sold for less. That emphasis also will permit housing subsidies to go farther. State and federal funding intended to support low, moderate or middle-income housing can support more homes when the per unit cost of each apartment or condo is lower.It’s worth noting that there is nothing new about locating rental apartments near train stations on Long Island. According to the Long Island Index, before the 1960s as much as 50 percent of rental housing on Long Island was built near train stations.The solution is to build more affordable multifamily housing in downtowns—especially transit-oriented downtowns—across the region. It won’t change the basic fabric of Long Island. Most Long Islanders will continue to live in single-family neighborhoods and drive to work, but both young and old will have more options, and a growing economy will create a better quality of life.Each community on Long Island will decide what it should do—local zoning control is not being challenged—but with modest steps in many places there is an opportunity to address both local and regional needs. Those steps will leave the overall feel of Long Island intact, while allowing young Long Islanders and empty nesters to remain in the communities they love.Illustration by Walt Handelsman, courtesy Long Island IndexChristopher Jones is senior vice president and chief planner at Regional Plan Association (RPA); David Sabatino is owner of Sip This in Valley Stream and a consultant to RPA. Both were involved in writing the Long Island Index report.last_img read more

Houssem Aouar happy at Lyon after missing out on Arsenal transfer

first_imgHoussem Aouar happy at Lyon after missing out on Arsenal transfer Houssem Aouar insists he is happy to remain at Lyon for another season (Getty)‘So, of course, we are going to try have the best season and to try to put the team and the club back in its rightful place at the top of France. Asked if he is disappointed that a move did not come to fruition, Aouar replied: ‘I’m the opposite. ‘I am at home, in the club that I love, with my friends and my family.More: Arsenal FCArsenal flop Denis Suarez delivers verdict on Thomas Partey and Lucas Torreira movesThomas Partey debut? Ian Wright picks his Arsenal starting XI vs Manchester CityArsene Wenger explains why Mikel Arteta is ‘lucky’ to be managing Arsenal‘So certainly I have all my bearings and it is giving me even more motivation to have a good season and to bring the club back to the top places in Ligue 1. ‘There is a lot of motivation, we have a quality group, with a very good team, notably in attack with certain arrivals. ‘We have satisfied with this team but now we are going to have to show it on the pitch a bit more than we have done at the beginning of this season.’Follow Metro Sport across our social channels, on Facebook, Twitter and Instagram.For more stories like this, check our sport page. Advertisement Comment Metro Sport ReporterThursday 8 Oct 2020 9:53 pmShare this article via facebookShare this article via twitterShare this article via messengerShare this with Share this article via emailShare this article via flipboardCopy link2.8kShares Arsenal were unable to sign Houssem Aouar from Lyon this summer (Getty Images)Lyon midfielder Houssem Aouar insists he is not disappointed after missing out on a move to Arsenal during the transfer window.The Gunners had multiple offers for the 22-year-old rejected by Lyon as the French club stood firm over their €60m (£55.5m) valuation.Aouar was one of Mikel Arteta’s top midfield targets for the window but Arsenal, who signed Thomas Partey in a €50m (£45.4m) deal on deadline day, were unable to meet Lyon’s asking price.But despite failing to secure a switch to the Premier League, Aouar is adamant that he is happy to remain at Lyon.AdvertisementAdvertisementADVERTISEMENT‘Of course, I asked myself all the necessary questions,’ said Aouar.‘I am in the headspace to have a great season with my club and recover the points that we have lost. Advertisementlast_img read more

Macaroni and Cheese

first_imgFood & DiningLifestyle Macaroni and Cheese by: – November 23, 2011 Sharing is caring! Ooey-gooey macaroni and cheese gets a heart-healthy boost when you toss in mixed vegetables and use reduced-fat cheese. Our from-scratch dinner takes 30 minutes.Ingredients8 ounces dried elbow macaroni or desired-shape pasta (2 cups)2 tablespoons butter or margarine2 tablespoons all-purpose flour1/8 teaspoon ground black pepper1 1/2 cups fat-free milk1 12 ounce package sliced reduced-fat process American cheese product, tornDirectionsCook macaroni according to package directions; drain. Meanwhile, for cheese sauce, in a large saucepan, melt butter over medium heat. Stir in flour and pepper. Add milk all at once. Cook and stir until slightly thickened and bubbly. Add cheese, stirring until melted. Stir macaroni into cheese sauce in saucepan, stirring to coat. Cook over low heat for 2 to 3 minutes or until heated through, stirring frequently. Let stand for 10 minutes before serving. Makes 4 servings.From the Test Kitchen•Variation Oven Macaroni and Cheese:Preheat oven to 350 degrees F. Prepare as above, except increase milk to 2 cups. Transfer mixture to a 2-quart casserole. Bake, uncovered, for 25 to 30 minutes or until bubbly and heated through. Let stand for 10 minutes before serving.Nutrition Facts (Macaroni and Cheese) Servings Per Recipe 4,Calories 507,Protein (gm) 29,Carbohydrate (gm) 54,Fat, total (gm) 20,Cholesterol (mg) 62,Saturated fat (gm) 11,Dietary Fiber, total (gm) 2,Sodium (mg) 1245,Percent Daily Values are based on a 2,000 calorie dietBetter Homes and Gardens Recipes Share Tweetcenter_img Share Share 94 Views   no discussionslast_img read more