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According to the Long Island Index 2008, developing attractive downtown areas could be a source of new affordable housing. Findings indicate that 85% of Long Islanders currently live in single-family homes, though one third of residents would prefer a housing option in a downtown area, in an apartment, condominium, duplex or townhouse. This option is especially attractive to singles, couples without children, empty nesters and residents over 65 who placed high value on living close to a downtown, being able to walk to amenities and having a home with low maintenance needs.

As reported in the 2008 Index, successful regions recognize and utilize their assets. Long Island’s more than 100 downtowns are a valuable asset, but for the past 50 years the majority of them have been neglected and underutilized. According to Ann Golob, Project Director, Long Island Index, “Downtowns are the key to Long Island’s survival. They have the potential to provide the affordable housing units that Long Island needs in order to retain young workers and retirees, both are essential to the region’s economic and social future – and without changing the communities’ appealing character. Moreover, an overwhelming majority of public opinion supports redeveloping walkable, sustainable downtown centers are crucial to creating new homes and jobs.”

The Index reports the willingness of Long Islanders to live, work, and shop in downtown locations. Solid majorities support inclusionary housing as well as increased density and more rental apartments in downtown areas. According to Christopher Jones, Vice President of the Regional Planning Association and lead author of the Special Analysis section of the Long Island Index 2008, “Developing downtown areas could meet 50% of Long Island’s housing needs over the next 25 years.”

Findings confirm that Long Island’s economic engine is no longer turning out the same number of high-paying jobs as it has in previous decades. According to Nancy Rauch Douzinas, President of the Rauch Foundation, “Long Island needs new business to grow. New businesses need workers. Workers need affordable housing options. Economic growth and affordable housing are, by necessity, linked. We are not going to have one without the other.”

The report presents an unbiased, nonpartisan view measuring the well being of the Long Island community. It also details an overall picture of how Long Island is faring as a region and where there are needs or gaps that should be addressed now to avoid future problems. By identifying emerging trends, the Index has created a tool that can be used by government, business and community leaders in their decision-making processes that will affect the quality of life for Long Island residents.

ECONOMY
Although Long Island’s Gross Metropolitan Product continues to grow, the rate of growth has slowed in the past four years.

When compared to the U.S. rate of growth, Long Island lags behind the country
Presently, Long Island’s greatest job growth is in lower paying fields
The number of individuals going into business for themselves is growing more rapidly than employment as a whole

HOUSING PATTERNS
Long Island has followed a building pattern that has emphasized single-family detached homes.

83% of Long Island’s housing is made up of single-family detached houses – a much higher rate than the tri-state suburban region’s average of 62% .

Long Island is issuing fewer building permits than the rest of the tri-state suburban region and the least number of multi-unit building permits

AFFORDABILITY
Long Island’s housing cost burden is higher than other neighboring suburban regions.

In 2000, 62% of houses sold were priced less than $250,000. By 2006, the number had dropped to 4%.
72% of homeowners surveyed said they would not have been able to purchase their home in today’s market
78% said they would have to move off Long Island to purchase a home, given Long Island’s high prices

LONG ISLAND’S BRAIN DRAIN
From 1990 to 2006, the number of 25 to 34 year olds declined on Long Island by 35%, compared to 8% nationwide and 23% for neighboring suburban regions.

On Long Island, nearly half of all young people aged 25 to 34, are spending more than a third of their income on meeting their basic housing expenses
79% of Long Island residents surveyed worry about young people leaving the area because of the high cost of living
65% of young people surveyed said it was likely they would move off Long Island in the next five years

LOOKING FOR ALTERNATIVES
Long Islanders are interested in alternative housing options.

One resident in three reported they would prefer a condo, townhouse, duplex or apartment instead of a single-family detached home
A majority of empty-nesters (ages 50-64) and seniors (65 and older) would prefer to live in a neighborhood where homes are close together and local stores are within walking distance, than one where homes are spread out and require driving

DOWNTOWNS APPEAL TO YOUNG AND OLD
There is strong support to rethink how we build on Long Island.
38% of those surveyed said they could imagine themselves living in an apartment, condo or townhouse in a local downtown.

50% can imagine an immediate family member choosing to live in a downtown residential dwelling
61% support building more homes or apartments closer together in some local downtown
49% support increasing height limits in some downtowns from two to four stories
63% support an increased number of rental apartments in some downtown areas, near train and bus service
62% support building new multi-level parking facilities in local downtowns
56% support state incentives to localities to encourage greater housing density

DOWNTOWNS – AN UNDERUTILIZED ASSET
Downtowns have the potential to address half our housing needs.

Current estimates indicate that Long Island will need to provide approximately 7,000 to 8,000 new units per year in order to replace old residential structures, accommodate population growth and meet achievable goals to increase affordable housing options
Long Island’s existing downtowns could likely accommodate at least 100,000 additional housing units – half the total housing need over the next 25 years

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