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8_Housing Final 5-16-2019 CLEAN
SoutholdTownComprehensivePlanUpdate ThisdocumentwaspreparedfortheNewYorkStateDepartmentofState withfundsprovidedunderTitle11oftheEnvironmentalProtectionFund. Housing Final April2,2012 UpdatedMay16,2019 HOUSING 1 ThischapterdiscussesthecurrentconditionsregardingthehousingsectorinSoutholdTownand providesgoalsandobjectivesforthesector.Currently,housinginSoutholdTownconsistsmostlyof single-familyhomes.Accordingtothe2010Census,thereare14,186homesinSoutholdTown.Of those,only10percentareavailableforrentyear-round,comparedwith21percentinSuffolkCounty overall(see Table8-1).Inaddition,alargenumber—5,217,or37percent—ofthehousingstock consistsofsecondhomesforseasonalandoccasionaluse.Thesefactorscombinetoproducethe area’shighhomepricesandthelackofavailableyear-roundrentals.Nearly58percentofthehomes inSoutholdTownareoccupiedbytheownerorrenteryear-round. Table8-1.ExistingHousingInventory:2010U.S.CensusData Totalnumberofhousingunits 14,186 Year-roundhousingunits–owneroccupied6,847 Year-roundhousingunits–renteroccupied1,423 Seasonalhousingunits 5,217 Housing SoutholdTownComprehensivePlanUpdate 2 Background HousingCostsandHousingAffordability Southoldhaslongbeenadestinationforsecond-homeownersandretireesduetoitsruralcharacter andplentifulrecreationalopportunities.Thebuyingpowerofthesecondandretirementhome purchasershasbeenamajorfactorindrivinguphomeprices.From1990to2005,single-family homesinSoutholdtripledinprice,asmeasuredbymediansales,faroutstrippingtheincreaseinthe medianincomeforSoutholdresidents.Lowinventory,especiallyofhomesonthelowerendofthe pricerangeisalsoaproblemandcontributingtothislowinventoryisthebusinessofvacation rentals.Thisbusinessmodelisbasedonhomespurchasedexpresslytorentthemoutforshort-term vacationsusingwebsitessuchasAirBnBandVRBO.com.Andalthoughhomepricesfell significantlyduringtheGreatRecession,the2017mediansalespriceforahomewashigherthan everbefore,pushinghomeownershipbeyondthereachofmanyresidents. ThefederalDepartmentofHousingandUrbanDevelopment(HUD)considershousing “unaffordable”ifhousingcostsaregreaterthan30percentoftotalhouseholdincome.The AmericanCommunitySurvey2012–2016FiveYearEstimate(ACS)foundthefollowingfor SoutholdTown: •Almost50percentofrenterspay>30percentoftheirincomeonhousing* •Over30percentofhomeownerspay>30percentoftheirincomeonhousing* Thesestatisticsshowthatresidentsareover-extendingthemselvestoliveinSouthold.Themedian salespriceofahomein2017reached$565,000(SuffolkResearchServiceInc.),afigurethat surpassedeventhepre-recessionhighof$525,000in2007andwhichisthehighestmediansales priceinthepast11years. AccordingtotheACS,medianincomeforallhouseholdsinSoutholdTownwas$81,158.Generally, ahouseholdwiththatincomecouldaffordtopaynomorethan$202,900forahome(orcarrya mortgagenogreaterthanthatamount).SohalfofthehouseholdsinSouthold–householdsearning lessthanthemedian-wouldfallunderthat$202,900ceiling,whentoday’smedianhomevaluefor theTownistwicethat($565,000),andwithveryfewhomesonthemarketsellforlessthan $300,000.ManySoutholdfamiliescouldnotaffordtheirpresenthomeiftheyweretobuyitat today’sprices. TheLackofAffordability SoutholdMedianIncome (U.S.CensusAmericanCommunity Survey2012-20165-yearestimate) AffordableHouse (2.5xMedianIncome) SoutholdMedianHome Price (SuffolkResearchService2017) $81,158 $202,900 $565,000 Housing SoutholdTownComprehensivePlanUpdate 3 HousingNeedsandChallenges Safeandaffordablehousingisvitaltoacommunity’sstabilityandgrowth.Increasingtheamountof affordablehousingtohelpsustainitsyear-roundresidentsisagoaloftheTown.Fewerthan10 percentofthehousingunitscountedinthe2010Censuswereyear-roundrentals.Inadditiontothe scarcityofmarket-raterentalhousing,thesubsidizedrentalhousingunitsadministeredbytheNorth ForkHousingAlliancehaveremainedstagnantthroughtheyears,despitetherisingnumberof residentsneedingrentsubsidiestoaffordtoremainintheircommunities. Safeandaffordablehousingisalsoneededforthevulnerablecitizensinourpopulation.Seniors, peoplewithspecialneeds,peopleinrecoveryfromsubstanceabuse,andthehomelessmayneed subsidizedhousingoptions.Table8-2 showthenumberofresidentscurrentlyinneedofthese options. Table8-2.OtherHousingCharacteristicsfromcollecteddata Seniorhousing–cooperativeunits PeconicLanding345andColonialVillage44 389 Seniorhousing–condominiumunits FoundersVillage:92,PheasantRun:60) notincludingHarvestPointe124unitsapproved&under construction 152 Section8numberofsubsidies 370 Moderate-incomesubsidizedhomeownership TheCottagesatMattituck 22 Special-needshousing: Developmentally/mentallydisabled 10 RecoveryHouse “soberhome”servingupto10people 1 HomelessShelter providedinwinterrotatingtheshelteramongparticipating churches–servingupto70peoplepernight 1 ChangestotheTownCodehavebeenmadeovertheyearsasexperiencehasdemonstratedwhere improvementswereneeded.Forexample,theAffordableHousingZoningDistricthasa requirementthathousingunitsconstructedinthatzonehaveaperpetualcaponthemaximumsales priceorrentalpricetokeepthemaffordable.ThefirstAffordableHousingDistrictsdevelopedprior tothisrequirementdidnotremainaffordableasthehouseshavebeensoldandresold. Additionalchangesincludedahousingregistrycreatedtohelpmatchpeopleinneedwithaffordable housing.TobeeligiblefortheTown’shousingregistry,thetotalhouseholdincomecannotexceed themedianincomeforNassau-SuffolkCounties(2018Nassau-Suffolkmedianincomeforafamily offour=$116,700).Whentheregistrywasestablished,fewapplicationscameinuntila Housing SoutholdTownComprehensivePlanUpdate 4 developer/sponsorproposedbuilding22units(TheCottagesinMattituck,partlyfundedbySuffolk County),pricedat$178,000to$214,000fortwo-bedroomhomes.Whentheseunitswereadvertised, morethan350applicationsfloodedin,andtheregistrylistswelledtomorethan400applicationson file,90percentofwhichwerefromSoutholdresidents. Althoughtherewere400peopleonthehousingregistry,manyofthemcouldnotaffordthedown payment,norcouldtheyqualifyforamortgage.ThishighlightedthelargeunmetneedintheTown foryear-roundrentalhousingforpeoplethatweremakingtoomuchforsubsidies,butnotenough tobuyahome.Thisincludesapartmentsforhouseholdsmakingbetween$70,000and$116,700(60- 100percentofthemedianincome),orwhattheTownCodereferstoas“moderateincome families.” Theneedforrentalsbroughtaboutaseriesofcodechangestohelpspurhomeownersand businessestocreateaccessoryapartments,andtoincentivizedeveloperstocreatesmallapartment developments.Thesecodechangeswerealsoinlinewiththecommunity’sdesiretoretain communitycharacter.Homeownersareallowedtocreateaccessoryapartmentsintheirhomesand canrentthemoutatmarketrate.Theycanalsocreateaccessoryapartmentsinexistingaccessory structures(e.g.,convertingadetachedgaragetoanapartment)forrenttofamilymembersorto incomeeligibletenantsataffordablerates.Therulesforapartmentsincommercialbuildingswere loosened,includingallowingall-residentialapartmentbuildingsincommercialzones.Theallowable densityandminimumsizeofaffordableapartmentdevelopmentsintheAffordableHousingDistrict wereadjustedtoallowmoreapartmentsofsmallersize. TheTownalsomaintainsaSanitaryFlowCreditbank,whichallowsadevelopertobuylow-cost creditstoaddoneormoreaffordableapartmentstoacommercialbuildingwheretheywould otherwisenotbeallowedtobytheSuffolkCountyDepartmentofHealth.Anotherlongstanding coderequirementhasbeeninclusionaryzoning,whichstatesthatupto20percentofanynew subdivisionoverfivelotsmustbemadeaffordableorthedevelopercanchoosetooptoutbypaying intotheTownHousingFund. Thesechangeshaveseensomelimitedsuccess.Since2004therehavebeen27accessoryapartments approvedbytheTown’sZoningBoardofAppeals,andonenewaffordableapartmentandone marketrateapartmentinacommercialbuilding.Inclusionaryzoningforsubdivisionshasbroughtin nearlyahalfamilliondollarstotheHousingFundin2017.Andchangestothehousingregistry processthatmadeitsimplerforfuturelandlordshaveenabledotherrentalprojectstomove forward. Availabilityofaffordablehousingforfull-timeresidents,especiallyworkers,isaseriousproblem. Highhousingcostswillultimatelyresultinanongoingdeclineinyear-roundresidents,young people,andfamiliesinthearea.Thediminishingrepresentationofyear-roundresidentsandyoung familieswillhaveanimpactonourcommunityoverall,andmorespecificallyonlocalemployers, schoolenrollment,andstaffingoflocalvolunteereffortssuchastheall-volunteerfiredepartments. Thequalityandupkeepofhousingisarelatedissue.Southoldhaslargelybeensparedneighborhood blight,yetblightedhousingconditionsdooccur.Ifsuchconditionsareignored,theycanleadto lowerpropertyvaluesanddamagequalityoflifeforneighbors.Overcrowdingandotherunsafe conditionsareanotherformofneighborhoodblight,whichalsoendangerstenants. Housing SoutholdTownComprehensivePlanUpdate 5 Continuedeffortstohelpmeettheneedforsafe,attainablehousingarenecessary.Thefollowingare goalstowardsthisend. Housing SoutholdTownComprehensivePlanUpdate 6 GOALSANDOBJECTIVES 1.CreateAffordableHousing TheTownneedstoreviewtheadaptivereuseofexistinghousingstockandcommercialstructures, i.e.,renovatingthemasawaytoincreasethehousinginventorywithoutharmingthevisual landscape.Additionally,azoninganalysiscouldbeconductedtoallowforinfilldevelopmentinareas capableofabsorbingmoredensitysuchasthehamletcentersandHALOs,e.g.,locatingadditional housingunitsintoanexistingneighborhood. TheneedforadditionalhousingmustbemetifSoutholdistomaintainavibrantworkforcelarge andvariedenoughtoserveyear-roundresidentsandseasonalvisitors.ThoughSouthold,likemost places,mainlyreliesonprivateenterprisetosupplyhousing,theTowndoeshavewithinitscontrola varietyofwaystoinfluencethedevelopmentofhousing.Thefollowingarenecessaryrequirements thatmustbesatisfiedinordertocreateaffordablehousinginanysignificantnumber(morethanfive units): •SupportoftheTownBoardandPlanningBoardfortheproposedconcept(locationofsite, architecturaldesign,proximitytohamletcenters,infrastructure,etc.) •Availabilityofgrants,basedonincome,fromfederalandstateentitiesthatsubsidize homeownershipforqualifiedbuyers. •ChangeofzoningdesignationbytheTownBoardtoAffordableHousingDistrict(AHD)in appropriateareastopermitthehigherdensityallowedbythatdistrict. •TransferofsanitaryflowcreditsinaccordancewithSuffolkCountyDepartmentofHealth andSoutholdTownregulations. •AssistancefromSuffolkCountyDepartmentofWorkforceHousingtowardthepurchaseof landorinfrastructureimprovements. •Provisionofpublicservices(utilities)andinfrastructure(water,drainage,roads)tosupport thedevelopmentofhousing. •Abilityofthesponsorordevelopertomakeasubsidizedprojectfinanciallyviable(tax abatementsthroughNewYorkState)whilekeepingthehousingaffordable;toachieve enoughdensity(viarezoning)andsubsidiestomakeitworthwhile. Inaddition,theTownhasimplementedlegislationandpoliciesintendedtoincreaseaffordable housing,includingthefollowing: •“Inclusionary”zoningthatrequiresnewdevelopmentsoffiveormorehousingunitsto provide20percentofthepotentialnumberofhousingunitsasaffordable. •A“buyout”optionwascreatedfordeveloperswhochoosenottobuildaffordableunits withinthenewdevelopmentallowingdeveloperstheabilitytomakeasubstantialpayment totheTown’sHousingFund.EachyeartheTownBoardestablishesanamountthat developersmustpayinlieuofbuildingthemoderate-incomefamilydwellingunit.The buyoutamountiscurrentlysetattwicetheamountofthemedianincomeofafamilyoffour forNassau/SuffolkCountyperunitrequiredandnotconstructed. •“Perpetualaffordability”foraffordablehousingunitsthatcomeforresale.These restrictionslimithowmuchthesellercanasktopreventtheunitsfromrisingtomarketrate aftersubsidieshaveexpired. Housing SoutholdTownComprehensivePlanUpdate 7 •HigherdensitiesforaffordableapartmentsintheAHD. •Amendmentstothehousingregistryprocesstoimprovetheabilityofownersofaffordable apartmentstochooseeligibletenants. •Allowingapartmentbuildingstobelocatedincommercialzones. Goal1.1 Providediversifiedhousingusingexistingbuildingstohelpmeettheneedsof currentyear-roundresidents,includingseniorcitizens,andlocalworkers. Objectives: 1)Encouragethedevelopmentofaccessoryapartmentsinexistingbarnsandgaragesthatcan berenovatedintosmallapartmentsforsinglesorcouplesorthatallowthehomeowners (retirees,etc.)todownsizeandliveintheaccessoryapartmentwhilerentingtheirhouseto largerfamilies. 2)ContinuetoworkwiththeFamilyServiceLeaguetoexpanditsHomeShareLongIsland program,whichprovidesaffordablehousingforbothseniorsandnon-seniorsgenerallyin theformofroomswithinexistinghomes. 3)EstablishloansandgrantsfromtheTown’sCommunityDevelopmentBlockGrant (CDBG)fundingtoconvertlargerhomesfromexistingstockintounitsofaffordablerental housing,especiallyinornearhamletcenters. 4)Encouragethedevelopmentofdiversifiedhousingforartistsandcraftersinhamletcenters incombinationwithgalleries,etc.,drawingonSuffolkCountyWorkforceHousingfunding. 5)Considerusingbuyoutfundsfrominclusionaryzoningtopartnerwithnon-profitstoacquire andrebuildsubstandardhousingunits.Renovatedunitscouldbesoldtohouseholdsonthe HousingRegistrywithcovenantsandrestrictionstoensureperpetualaffordability.In addition,considerusingbuyoutfundsforpurchaseofhomesthatareshort-saleand/or foreclosedtohouseholdsonHousingRegistry. 6)ConsiderusingtheTownHousingFundtosetuparevolvinggrantassistanceprogramto enablehouseholdsonHousingRegistrytorehabilitateand/orbuyhomesontheexisting marketthatwouldlowerthepurchasepricetostimulatesales. ResponsibleParties:HousingAdvisoryCommission,SoutholdSeniorServices,Building Department,ZoningBoardofAppeals,PlanningBoard,ArchitecturalReviewCommittee, CommunityDevelopmentBlockGrant PossiblePartnerships:SuffolkCountyEconomicDevelopmentandWorkforceHousing, SuffolkCountyOfficeforAging,FamilyServiceLeague,WalshParkBenevolentAssociation, HabitatforHumanity,CommunityDevelopmentCorporationofLongIsland,LongIslandHousing Partnership Housing SoutholdTownComprehensivePlanUpdate 8 Goal1.2 Encouragethedevelopmentofnewdiversifiedhousingtohelpmeettheneeds ofcurrentyear-roundresidents,includingseniorcitizens,andlocalworkers. Objectives: 1)Developunitsofmoderate-incomehomeownershipthroughtheTown’sinclusionary zoningpolicies,SuffolkCounty72Htransfers(taxdefaultproperties),changeofzoningto AHD,andpartnershipswithnon-profithousingdevelopersutilizingNewYorkState HOMEfunding.Thiscouldincludeconsiderationofchangingcodetoallowsmallersize homesthanhadcurrentlyallowed(lessthan850squarefeet.) 2)Developpartnershipswithnon-profithousingdeveloperstobuildage-restrictedapartments usingHUD’sSection202funding. 3)Developmoderate-incomehome-ownershipunitswithagerestrictionsthroughinclusionary zoningpolicies,changeofzoningtoAHD,andpartnershipswithhousingproviders. 4)Approachappropriateindividualswithinfederal,stateandcountygovernmentstohelpthe NorthForkHousingAllianceincreaseitsinventoryofsubsidizedrentalapartmentsand addressthegrowingneedsoflower-incomeresidents. 5)Investigatetheprovisionoftaxincentivestoprospectivehomeownerstomitigatethe sanitaryimpactofnewconstruction. 6)Explorethefeasibilityofidentifyingpotentiallocationsthatwouldbeappropriateforhigher- densityaffordablehousingthatwouldbereadilyavailabletopotentialsponsorsfor development.IdentificationwouldbepartoftheprocessofpublicmeetingswiththeTown Board,PlanningBoard,andHousingAdvisoryCommission. ResponsibleParties:HousingAdvisoryCommission,TownBoard,PlanningBoard,Zoning BoardofAppeals PossiblePartnerships:SuffolkCountyEconomicDevelopmentandWorkforceHousing, CommunityDevelopmentCorporationofLongIsland,LongIslandHousingPartnership,Housing UrbanDevelopment,NewYorkStateHomesand CommunityRenewal,WalshParkBenevolent Association,PrivateDevelopers 2.PromoteAwarenessAboutHousingIssues Manyresidentsareunawareofexistingresourcesthatmighthelpthemobtainfundingtobuya home,fendoffforeclosure,ormaintaintheirhome.Affordablehousing(alsoknownas“workforce housing”)isoftenplaguedbymisconceptionsandmyths. Goal2.1:Developaseriesofeducationalforumstoinformthepublicabouthousing services,programsandresources Objectives: 1)Teachskillstopromotesuccessfulhomeownershipandlandlord/tenantrelations. 2)Workwithbanksandnon-profitproviderstoinformhomeownersaboutresourcestoabate mortgageforeclosures. Housing SoutholdTownComprehensivePlanUpdate 9 3)Highlightresourcesandprogramsthatpromoteenergyefficiencyandweatherization. 4)Deepenpublicunderstandingofwhoneedsaffordablehousingandwhy. 5)Topromoteconversiontoaffordableaccessoryapartments,createaone-pageflyerthat simplyexplainshowtocreateaccessoryapartmentswithinformationaboutadditionaltax assessments,maximumrentalcharges,selectionoftenants,etc.Thiscouldincludea checklistofwhatisneededalongwithofferingtheservicesofthebuildingdepartmentto visitprospectivesitestooffersuggestionswhethertheconceptisfeasible.Inaddition, Towncouldhostinformationanddiscussionsessionswiththepublic. 6)Strictlyenforcefairhousinglawssothateverypersonhasequalaccesstohousingwithout regardtorace,color,religion,gender,sexualorientation,familyormaritalstatus,disability, ornationalorigin. ResponsibleParties:HousingAdvisoryCommission,RenewableAlternativeEnergy Committee PossiblePartnerships:CommunityDevelopmentCorporationofLongIsland,LongIsland HousingPartnership,NorthForkHousingAlliance,RegionalBanks Goal2.2:ProduceprintedmaterialsandInternetresourcestocomplementeducational forums. Objectives: 1)CreatefliersandbrochuresandmakethemavailableatTownClerk’sofficeandother municipaloffices. 2)UsetheTown’sWebsitetopostPDFswithinformationabouthousingresources. ResponsibleParties:HousingAdvisoryCommission,DepartmentofInformationand Technology PossiblePartnerships:CommunityDevelopmentCorporationofLongIsland,LongIsland HousingPartnership,NorthForkHousingAlliance,LongIslandPowerAuthority 3.RetainResidentsinExistingHousing Southold’spopulationhasahighpercentageofseniorcitizens.TheACSestimatesthatover37 percentoftheyear-roundpopulationis60yearsorolder.Thissizablesegmentofthepopulation willrequirespecialformsofhousingandassistancetomakeitpossibleforthemtoageinplaceand continuelivingintheTown. Goal3:Provideresourcestohelpresidentsstayintheirhomes. Objectives: Housing SoutholdTownComprehensivePlanUpdate 10 1)Tomaintainseniorsintheirhomes,lookintoestablishingnaturallyoccurringretirement communities(NORCs)throughgrantfundingfortheTown’sSeniorServices.ANORCisa neighborhoodorlocalitywheremanyelderlylive;itbecomeseligibleforvarioussocial servicesthatmakeiteasierfortheelderlytoremainintheirhomes. 2)Promoteuniversaldesignelementsinthebuildingcodetoaccommodateseniorsageingin placeaswellaspersonswithphysicaldisabilities.Suchelementspromotesafetyfeaturesand removephysicalbarriersthatolderpeopleorthedisabledcan’thandle. 3)Provideeducationaboutservicesandresourcesthathelpwithweatherization,energy efficiency,andhomerepairforhouseholdsthatqualifyunderincomelimits. 4)MandatethatallparticipantsintheTown’saffordablehousingprogramsparticipatein homebuyereducationclassesfromregionalhousingproviderssuchastheLongIsland HousingPartnershipandtheCommunityDevelopmentCorporationofLongIsland ResponsibleParties:HousingAdvisoryCommission PossiblePartnerships:RebuildTogetherLongIsland,CommunityDevelopmentCorporation ofLongIsland,LongIslandHousingPartnership,NorthForkHousingAlliance,SoutholdTown HumanServices 4.QualityofLife Protectqualityoflifeforneighborsofneglectedhomesandblightedproperties,andprotectthe safetyoftenantsinrentals. Goal4.1:Addresstheproblemsthatresultfromblightedproperties. Objectives: 1)Strengthenthestaffingofcodeenforcementtodealwithblightedhousing. 2)Developpilotprogramtorehabilitateunitsofblightedhousingwithloansandgrants throughtheTown’sCDBGfunding. Goal4.2:Addresstheproblemsthatresultfromtenantovercrowding(firesafety, parking,garbage,andnoise)inunpermittedand/orunsafestructures. Objectives: 1)Createanoutreachprogramtoinformpropertyownersofcodeaswellaswaystoaddress violationsofpropertiestobringthemuptocode. 2)Createarentalpermitsystemtohelpensurethesafetyoftenants. 3)Strengthenstaffingofcodeenforcementtoaddressovercrowdedhousing. ResponsibleParties:TownBoard,BuildingDepartmentandCodeEnforcementOffice, CommunityDevelopmentBlockGrantReviewingCommittee Housing SoutholdTownComprehensivePlanUpdate 11 PossiblePartnerships:SuffolkCountyEconomicDevelopmentandWorkforceHousing’s OfficeofCommunityDevelopment 5.DevelopBestPracticesinHousing FortheTowntomeetthehousingneedsofitsresidents,itmuststayabreastofnationallegislation, policies,andprogramsthatcouldprovidefreshsolutionsforcreatinghousing. Goal5.1:Continuetoreviewandresearchpoliciesandbestpracticeselsewhereto findsolutionstomeethousingneedsoftheTown’sresidents. Objectives: 1)Explorepolicyandlegislativechangesthatcouldprovideagreaterinventoryofaffordable housing. 2)Seekgrantfundingforapilotprogramtoexploreinfrastructureimprovementsthatwould allowfortheopportunitytodevelopverylimitedincreaseddensitysuchasapartmentsover storefrontsinhamletcenters.Theinfrastructuretobeexploredwouldincludethenewest technologyinsmallpackagesewagetreatmentplants,whicharemuchmorecompact, efficientandlimitedinsizeandscopethantraditionalsewersystems. 3)PromotetheintegrationofLeadershipinEnergyandEnvironmentalDesign(LEED)(or similarcertificationthatisnotascostly)andEnergyStarbuildingstandardsinaffordable housingconstructiontopromoteoccupantsustainability. 4)Examinethemeritsofcreatingahousingauthority. 5)Encouragethecreationofacommunitylandtrust;anon-profitgroupthatlowersthecostof housingbysellinghouseswithouttheland.Theytypicallybuytheland,develophomeson thelandandsellthosehomeswhileretainingownershipofthelandandassumingthe associatedcostsoftheland,therebyloweringthecostofthehouse. ResponsibleParties:HousingAdvisoryCommission,TownBoard,TownAttorney,Planning Board PossiblePartnerships:SuffolkCountyLegislature,SuffolkCountyHealthDepartment, SuffolkCountyPlanningDepartmentandPlanningCommission,CommunityDevelopment CorporationofLongIsland,LongIslandHousingPartnership.