A very obvious example of how the important issues we face often intersect is the seeming conflict that exists between open space preservation and the creation of more affordable housing. In a nutshell, that conflict can be stated as every acre of open space that is preserved is an acre of land no longer available as a possible site for affordable housing. One might also say the inverse is true as well: more affordable housing equals less open space. Of course, it’s not that simple. Nothing ever is. The real conflict is not between open space and affordable housing; it’s really between high-end housing and open space. Rarely is affordable housing proposed in an area that is also desirable for preservation. Has anyone heard of a plan to put affordable housing in the farm fields of Sagaponack? Not likely. But those fields are definitely vulnerable to subdivision into lots suitable for a new crop of McMansions. When affordable housing is proposed, which as we all know is not very often, it is almost always in areas that are already well developed, and so not in conflict with open space preservation.

So, all is well, or so it would seem; but this happy little scenario gets turned on its head when viewed from the perspective of the aforementioned “well developed” area. Take for instance, Sag Harbor Village, which is almost at the complete build-out stage. In the Village, open space is at a premium, and many of those who live in the Village would certainly like to see as much as possible of what’s left preserved. So when, as recently happened, the owner of one of the few remaining undeveloped parcels proposes a mixed use development — one that will include both offices and housing — all of it affordable — we are faced with quite a conundrum. Adding to the complication is the fact that the parcel abuts the northern end of the Long Pond Greenbelt, and that it may be part of the migratory range of the endangered Tiger Salamander. So, do we encourage the Town to offer to purchase this property with money from the Community Preservation Fund, or do we encourage the developer to go ahead with his plans to create some desperately needed affordable housing for the community’s police, firefighters, teachers and others in the endangered species known as the middle class?

In my mind that’s a tough call. But, so far, we’ve only examined the intersection of open space preservation and affordable housing. If you thought it was going to be that simple, think again. What about that other major East End headache, traffic? As you undoubtedly already know — unless you never drive in the morning, mid-day, or afternoon — commuting workers are one of, if not the most, significant factor contributing to the congestion on our roads. Why do so many area employees commute to work here? Because, they can’t afford to live here due to a lack of affordable housing. So, it stands to reason that one way to reduce traffic would be to make more affordable housing available in the Sag Hampton area. And, where should this affordable housing be? Well, if we really want to reduce traffic, the housing should be as close as possible to businesses and other major public resources like schools, stores, and professional offices. Ideally this new housing stock would be built within walking or biking distance of the aforementioned community resources, i.e., in hamlet centers like Sag Harbor. All perfectly sensible, unless your priority is to preserve the tiny bit of open space that remains in the Village.

However, if you take a slightly broader perspective, it makes perfect sense to encourage hamlet centers such as Sag Harbor, East and Southampton Villages, and downtown Bridgehampton, among others, to accept both additional housing and businesses, because doing so reduces suburban and commercial sprawl and takes the development pressure off the more pristine outlying areas. This makes sense from a public transportation perspective too, as the more people that live and work in an area, the easier it is to serve those people with public transit. A public bus in Northwest doesn’t make a lot of sense; there just aren’t enough people and businesses there to make it worthwhile. But a bus that serves the Villages of East Hampton, Sag Harbor and Southampton, as well as the hamlets of Wainscott, Bridgehampton and Water Mill (especially if each of those hamlet centers also has some new affordable housing within walking or biking distance of downtown) makes a lot of sense. Buses such as these would not only ease congestion on our roads, but also reduce stresses on the environment such as motor vehicle-created air pollution. And, as we focus more  development in the hamlet centers we reduce the pressure to develop farm fields and wooded areas throughout the East End.

The scenario I’ve just been describing is sometimes known as smart growth. It’s a highly-regarded strategy among planning professionals, but not always so popular among our local politicians. To be fair to the politicians, there are valid reasons for this lack of popularity, including the additional stress on our schools, sewage treatment plants, and other public services that come along with increased density. Unhappily, there’s always a trade-off. Housing affects open space. Open space affects transportation. Transportation affects the environment. Or, looked at another way, housing affects transportation. Transportation affects open space and the environment. Take your pick, or come up with your own formula. The combinations are endless…but not insoluble. The key is to start somewhere. We may not be able to say which of our concerns is the “most” important, but we can acknowledge that it is important to get started working wherever possible.  As we proceed we must pay attention to the collateral impact that any action we take will have in other equally important areas.

So, in the end, I told the candidate that affordable housing was “my issue.” It’s what I care about the most right now. I chose it because it is the most neglected of the major issues confronting Sag Hampton. I also told her I was concerned about the impact any development would have on open space preservation and the character of the Village, as well as being very concerned about threats to the environment. So, while I did pick one issue,  in so doing, I actually picked them all.