NASSAU COUNTY CIVIC ASSOCIATION, INC.
"The government is us, we are the government, you and I." Teddy Roosevelt
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NASSAU COUNTY CIVIC ASSOCIATION, INC. "The government is us, we are the government, you and I." Teddy Roosevelt |
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November 29, 2007
Affordable Housing Initiative will destroy suburbia
The devil is in the details
The slogan "Affordable Housing" is nothing more then a dishonest attempt to fool the public. Based on the current level of taxation, it depends on your definition of affordable and who will be footing the bill. Look in the mirror, its you the taxpayer. By providing housing at a reduced cost comparative to the current market, the difference in price must be borne either by the builder or by the government. As a builder is in business to make a profit, that leaves the government. In order to fund any affordable housing plan, the government will simply increase taxes.
The underlying cause of unaffordable housing is the high cost of living which is directly related to the oppressive level of taxation due to the unchecked growth of government. Instead of addressing the level of spending, the majority of the political elite promise to spend more. As every local government is hard pressed to at least hold the line on excessive property taxes, finding alternative revenue streams to pay for affordable housing is limited. While increased development has been a viable option in other areas of the country, the fact that we live on an island cannot be ignored. Physical limitations apply especially when people desire a suburban quality of life. The current plan will not only increase taxes but will expedite the urbanization of Long Island.
The Downstate Suburban Workforce Housing for Economic Sustainability Act seeks to build "affordable housing" or "work force housing" in seven down state counties; Nassau, Suffolk, Westchester, Rockland, Dutchess, Putnam, and Orange. The current plan being pushed by Suffolk County Executive Steve Levy is actually a re-tread of The Long Island Workforce Housing Initiative offered by former Assemblyman Thomas DiNapoli (D-Great neck) and former Senator Michael Balboni (R-East Williston). The DiNapoli-Balboni plan mandated that builders set aside a percentage of housing as "affordable" or provide monetary funds and or land for affordable housing. As the plan met with some resistance in the state legislature, the revised plan offers financial incentives to towns that create new zoning classifications allowing more high density housing. Steve Levy has indicated that while he supports providing financial incentives, he would support a special provision that would include the requirement for inclusionary zoning for Nassau and Suffolk Counties.
The current plan calls for a 25% increase in building units in this new zoning class compared to current zoning requirements as long as 20% of the units are affordable. While the current plan endorsed by both Nassau and Suffolk County Executives is voluntary, the Long Island Association is advocating a plan which would require builders to make affordable housing part of any new development.
The incentives would be in form of cash payments, extra school aid for increased enrollments and zero interest loans for infrastructure improvements. The plan calls for $87.5 million over a five year period. The qualification for "affordable housing" would be based on income. Half of the units would go to a family of four earning no more then 80% of median income or a cap of $75,050 and the other half would go to a family of four earning up to 120% of median income or a cap of $112,550.
County Executive Tom Suozzi has cited affordable housing as one of the key selling points of the plan to re-develop the hub in central Nassau County. The plan entitled "The Lighthouse Plan" calls for mixed use development on 150 acres of county owned land which includes the coliseum on 77 acres. Due to it's size and scope, 2300 residential units and one million square feet of office space, the plan requires a newly created zoning district. The details include two twin 31 story towers (450 feet tall) with a hotel and condominiums, one section of residential buildings varying is size from 1-3 stories to as high as 18 stories, another section of 7 story residential buildings built on top of parking garages, four commercial office buildings 10-12 stories each and a new arena that seats up to 20,000. The developers, Charles Wang and Scott Rechler are seeking a 99 year lease from Nassau County. Construction would take up to ten years and would start at the earliest in 2009. The current plan does not comply with the building code due to the number of parking spaces (17,211). The plan also calls for a bus trolley on the site with consideration for mass transit such as light rail.
There are several other pending high density projects which call for new zoning districts such as the Trammell Crow proposal in West Hempstead and a project in Atlantic Beach being pushed by former New York Senator Alphonse D'Amato. The Trammel Crow project calls for the construction of up to 80 residential units per acre which consist of 5 story buildings on top of parking garages. The project was recently scaled back to 65 units per acre. The Atlantic Beach project calls for a change of zoning from marine recreation to multifamily residential with the demolition of a catering hall and the construction of 20 five story building which would house 100 luxury condos. Only the Trammel Crow project made reference to affordable housing.
The concept of affordable housing is appealing until you look at the details. Using tax dollars to subsidize the cost of housing does nothing to address the structural problem; the current size and scope of government. This has led to the relentless cycle of increased spending, higher taxes, and the thirst for more revenue. Now it will lead Long Island down the path of urbanization. Taxes are no longer affordable and high density is the answer, isn't that New York City?