By JEANETTE WOLFBERG
HUDSON – The Hudson Housing Authority’s redevelopment partner presented a proposal for replacing Hudson’s Bliss Tower with lower, longer buildings holding more than twice as many apartments, at the HHA Board of Commissioners meeting September 18. The vision includes First Street and pedestrianizing part of State Street. Hudson Common Council Tom DePietro attended the meeting.
The Hudson Housing Authority (HHA) runs the income-restricted Bliss Tower and Columbia Apartments, as well as owning land with a basketball court across State Street from them. The buildings together hold 135 apartments, although only 106 of them were in rentable condition this summer. Since 2021 HHA has been discussing replacing the buildings, which are half a century old, with newer structures. In addition, last year the City of Hudson made three specific parcels of city land available to HHA at half price, if it buys them within two years. In April of this year, the HHA selected Mountco Construction and Development Corporation of Scarsdale as its redevelopment partner. Mountco, meanwhile hired Alexander Gorlin Architects of New York City.
Representatives of Montco and Gorlin presented an initial redevelopment plan at the September 18 meeting. They repeatedly asked for feedback and reminded those present that the plan is open to modifications.
The proposal ambitiously envisions five buildings, holding 300 apartments all together, on HHA’s current land. These apartments would have one to three bedrooms. North of State Street would stand two new buildings: one five stories tall, one seven stories tall. South of State Street, site of the current buildings, would stand three new buildings: one four stories tall, one six stories tall, and one seven stories tall. Each story would have 12 to 20 apartments.
First Street would be extended from Columbia Street to State Street, separating HHA land from the Schuyler Court apartments. It would run in front of the HHA’s new six-story building.
Between the new buildings and accessible from three streets would lie a park-like courtyard, full of “amenities” such as basketball, a playground, a smoking pavilion, gardens, and maybe even a small orchard. These grounds would include the portion of State Street between 2nd Street and the extended First Street. On that portion, the only vehicles allowed would be emergency ones. Pop-up shops and a farmer’s market could use it.
The ground floors of each of the five buildings would have “generous” entrance lobbies, roomy laundry rooms, and other amenities for residents. The ground floors would also contain some apartments and hold space for stores and other businesses.
The buildings north of State Street would be built first, to provide something for existing HHA tenants to move into before their buildings are torn down.
Parking would be “on the periphery” and underground. The topography lends itself to underground parking, according to the presenters. Many parked cars would be visible from apartments. The initial proposal calls for 200 parking places, plus 80 additional parking spaces, if the underground parking gets an expensive extra layer. But even with only 200 parking places, the ratio of apartments to parking spaces would be two to three, which is “a lot more than we have now,” said Commissioner Nick Zachos.
“Instead of a tower in a parking lot, this plan has low rises around a park,” the presenters said. Besides, extra parking can always be added later.
On all three land parcels the HHA has the option of buying, the proposal calls for building three-story high townhouses. The number of apartments in the townhouses is still under consideration. Some commissioners and audience members pointed out that some families do need four or five bedroom units.
Once ready to rent, “will all the new units be affordable?” asked Commissioner Rebecca Wolff. “They’re designed to look market rate, but they’ll be 100% affordable,” assured a Gorlin executive. To get certain funding, “we will have an agreement with the state that requires us to keep the apartments for people with certain incomes,” added a Mountco executive.
A Bliss resident said she was “tired of living on top of people,” and Vice Chair Commissioner Clair Cousin said the seven story buildings were too close to the height of nine story Bliss Tower. But the new buildings would be more like walls than towers, countered a Gorlin representative. The presenters emphasized the variety of envisioned building heights as a positive feature.
Though the envisioned commercial space could hold retail, Chair Commissioner Revonda Smith spoke of it serving institutions, such as the Boys and Girls Club or a daycare center.
Mr. Zachos asked if the soil can take the construction. A Gorlin executive replied they were still doing due diligence on that matter.
Ms. Wolff suggested comparing the price of geothermal heating and cooling with the price of the planned heating/cooling system.
Commissioner Mary Decker, who lives in Bliss, asked if the new apartments would have washing machines and dryers. HHA Executive Director Jeffrey Dodson said that might increase the danger of leaks.
The redevelopment team said they would come back in October with more details and modifications based on feedback.
After they left, the board approved a Memorandum of Understanding (MOU) between the HHA and Mountco.
Also at the meeting:
*The board decided to continue with the same officers for the coming year: Chair, Ms. Smith; Vice-Chair, Ms. Cousin; Treasurer, Ms. Wolff
*Mr. Dodson read an auditor’s positive report on the HHA
*Mr. Dodson spoke of difficulties trying to get evictions through courts
*Mr. Dodson and the board discussed the difficulty finding landlords within the City of Hudson who would accept HHA vouchers for housing in non-HHA buildings.
*Mr. Dodson reported that some ransomware targets housing authorities. Fortunately, so far, the HHA has never fallen victim.
