What is the best land-use for Long Island development and who decides? - by Ralph Perna

Long Island is an amazing place adjacent to one of the most vibrant cities in the world. At one time, Route 110 consisted of potato farms with sparsely paved roads extending east.

Families would jump in their cars and head east to the country for the wide-open spaces. The values from the late ‘40s to present time are now as similar as apples are to oranges just like the landscape.

As businesses were created and relocated from the boroughs, employment increased. This required the construction of roads, homes, schools, recreational facilities and an expanded power grid. With the explosion of the population and the various cultures, communities started to pop up. The best example of a residential development driven by the migration of many from New York City boroughs to Long Island is Levittown. Today, this would have prompted a question about land-use. 

Long Island is a major player in the economy with the largest industrial park on the east coast, and the second largest industrial park in the country. Without the proper land-use and related management, we may not be the unique player we are in relation to our geographic size and the economy.

As towns became more concerned with controlling and maintaining an attractive landscape, parameters and codes had to be introduced. To meet the needs of its growing population, various real estate sectors began to surface on Long Island. In the ‘80s, big-box retailers such as Costco and BJ Wholesalers, built facilities here recognizing the growing market potential. Then, hotels were built to serve the needs of the region’s expanding corporate/industrial market, as well as increasing tourism demands. Naturally, as all of this was taking, place housing developments were in high demand. This prompted new moving and storage entities, including self-storage facilities. With these new communities came the creation of civic groups and residents began to organize to oppose development within their areas. The expression, “Not In My Back Yard” (NIMBY), was born.

Make no mistake, I am in favor of land preservation, protection of our aquifers, and the minimization of unnecessary development. Local civic groups have become a driving force in all of the areas. For the most part, however, they do not always see the full picture as development is a necessary part of growing our communities and the regional economies, while maintaining an attractive landscape and facilitating higher real estate values. Over the last several years, we’ve seen many civic groups cause unnecessary costs for the developers and, at times, squashed projects. This has occurred even when the site was zoned and permitted for the use intended by the developer.

Probably the longest civic fight known to Long Island is the infamous Cerro Wire site along the Long Island Expressway in Syosset. This battle has been going on for at least 20 years and I am not sure what the civic groups’ main concern is, especially when it does not really affect the residential area. This is a classic case of NIMBY. 

Years ago, civic groups supported most development to meet the economic demands. Today, the groups only want to suppress development, even if the new land-use is required.   This brings me to the next matter of land-use. With both its aging population and next generations, considering relocating from Long Island, apartments and senior housing complexes are the next development matter that demands our attention as Long Island enters into the next phase of its growth and development. The best example of the civic groups attempting to stop a much needed land-use is The Heartland Development located along the Long Island Expressway at Exit 52. Why the fight? The site is a former New York State mental health and correction facility. Since the site has been purchased, there has been continued opposition to the development project. Why? It makes no sense to me – especially, when the site is run down, with vacant decaying buildings and a breeding ground for trouble.

Let the development begin. The area will become vibrant; an accessible location for businesses and commuters, and new recreational and retail facilities. Additionally, it will enhance the tax base for the Islip Township and Suffolk County. Further, it is an ideal site for much needed affordable housing. Keep in mind that every apartment and condo development now must have a certain percentage of the buildable units affordable.

Other factors affecting the region’s land use include: 

• Today’s digital age and the correlating expanding wireless connections.

• The reinvention of shopping malls  gearing more towards recreational activities in addition to traditional shopping.

• The potential for a diminished presence of local mom and pop shops on Main St. as property owners look for alternate uses.

As a lifelong Long Islander, I will always look for the benefit and to maintain our attractive landscape as land-use becomes more important, particularly where redevelopment must occur.

Stay tuned. 

Ralph Perna is an executive managing director at Newmark Knight Frank, Melville, N.Y.