So, Where Do We Put the Affordable Housing, Take Two

Transportation issues are on everyone’s mind again even though the worst of the summer season is over. (So, you’re thinking, “what’s that got to do with affordable housing? — wait, I’ll get there.) The much hyped South Fork Commuter Connection (SFCC), comprised of extra Long Island Railroad trains between Speonk and Montauk, and feeder buses to take commuters from the trains to various south fork hamlet and work centers has captured people’s attention, and got them asking questions. Some of those questions came my way today and led to an interesting conversation about…affordable workforce housing.

As I write this, it’s late, so I’m going to give you the shorthand version of that conversation. The Commuter Connection is similar to the light-rail/feeder bus network proposed by Five Towns Rural Transit (5TRT) as a mass-transit system for our area. 5TRT is an outgrowth of the East End Transportation Council (EETC – dontcha just love acronyms?). EETC commissioned the SEEDS  (Sustainable East End Development Strategies) Study. Boiled down to one important bullet point, SEEDS stated that  you cannot separate regional transportation problems from regional land-use issues (zoning). Get it? No? OK, I’ll elaborate a bit.

In order for mass transit to be successful, you need to have relatively large groups of people who are all moving between the same places — say, from where they live to where they work. That puts the mass in mass transit. If you don’t have these concentrations of people all in one place, than the trains/buses don’t get used, ’cause you can’t lay track to, or put a bus stop at everyone’s front door. Unfortunately, for decades zoning policies in our area have encouraged us to build houses on large plots of land spread around on every buildable acre. At the same time, we’ve encouraged businesses to locate all along our highways and byways, between the hamlets. In general, this type of development is known as suburban sprawl. From a transportation perspective, there’s no there there.

But, the SEEDS study tells us that in order to get people to use mass transit — thus keeping their cars off our over-burdened highways — mass transit has to be convenient. Otherwise, people won’t use it. Duh! So, SEEDS says in order to fix the transportation problem, you need to first address the zoning problem by encouraging a mild increase in hamlet center density,  (through a variety of strategies) while upzoning the areas farthest away from the hamlet centers, so that fewer homes are built in outlying areas. SEEDS also suggests putting an end to strip mall development along our highways, while encouraging “infill” and redevelopment in existing business centers. (Please remember, this is a very simplified explanation of the SEEDS recommendations.) The idea is to make it possible for more people to live and work closer to transportation hubs, so that it’s actually convenient to use mass transit.

That got us talking about Sag Harbor, and more particularly about Bulova, because if you think about our transportation issues, and the solution suggested by SEEDS, then you realize that the place where we should be encouraging more of our workforce to live is in the Village center. But, the Bulova developers are saying we should put our workforce housing somewhere else — not in their development — which just happens to be the largest parcel left anywhere near our hamlet center that’s available for (re)development.  Its location and size makes Bulova the ideal place for workforce housing. Yet knowing all the facts, Village government is sitting on their hands and letting the Bulova developers’ need for financial gain trump both the community’s need for affordable workforce housing and a potential solution to our regional transportation issues. A million+ bucks in a “workforce housing fund” sounds nice, but is beside the point since the donors are dictating that the one place where it actually makes sense to put workforce housing is off limits. This opportunity to address two important regional issues at once won’t come around again.
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Currently listening to: Boom Town by Greg Brown.