By JEANETTE WOLFBERG
HUDSON–As the Hudson Housing Authority (HHA) awaits feedback on a proposal to redevelop its property, the opportunities for and challenges facing the people living now in its buildings received attention at the Board of Commissioners meeting June 17 and the residents meeting July 2.
The HHA runs the 135-unit income-restricted Bliss Tower and Columbia Apartments. It also owns land with a basketball court across State Street from these buildings. It is currently pursuing a redevelopment proposal that envisions erecting new apartment buildings on the basketball court’s land and demolishing the existing buildings. For this project, while seeking financing, “we’re waiting for approval from the state in order to move forward,” said HHA’s Executive Director Jeffrey Dodson.
But after getting the City of Hudson to hold a special meeting on, vote support for, and hold a public hearing on an Empire State Development (ESD) Restore New York Communities Initiative grant for demolishing HHA’s current buildings (see May 23 story), the HHA and its redevelopment partner –Mountco Construction and Development Corporation – decided not to apply for it, Mr. Dodson announced at both meetings. When preparing the application for the grant, they discovered an additional requirement: the buildings to be demolished must be condemned and at least 50% vacant. That does not describe HHA buildings now.
Still, Mr. Dodson told the residents, pursuing the grant so publicly, accomplished something. It was a good exercise for HHA tenants in getting mobilized, talking to elected officials, and telling them they do vote and “want better living conditions,” he said. He advised HHA tenants not to rely on him to speak for them. Instead, he urged them to “speak up for” themselves, stand up for their rights, and be “politically active.”
“Do not be discouraged,” he continued. “We will get funding for the demolition from somewhere else.”
“What if the state doesn’t approve the proposal?” asked a Bliss resident.
In that case, the state will suggest modifications that could lead to approval, Mr. Dodson answered. He reminded everybody that an architects’ sketch of how the redevelopment would look when complete is a proposal, not a decision. “We’re still in the planning stages. Anything can happen, and that might cause us to change.”
At the June 17 meeting, Hudson Common Council President Tom DePietro was present, and Common Council member Margaret Morris participated remotely. A resident of Hudson’s Fourth Ward asked the status of evaluating the soil on which the new buildings are planned and knows of soils that were “very expensive” to prepare for building on. Somebody voiced concern about an envisioned street closing.
However, the approval the HHA and Mountco are seeking is only for erecting the new buildings. Mountco estimates this construction could take about two years. Other parts of the vision, including erecting additional buildings and pedestrianizing part of a street, though included in the architect’s sketch, belong to a later phase and will need their own approval and financing.
Commissioner Mary Decker, one of the two board members who lives in Bliss, noted the new buildings are envisioned to have one laundry room each and wondered what would happen if one had to shut down. Mr. Dodson said they had to balance the convenience of more laundry rooms (and dishwashers) with protections against the damage malfunctions could cause.
Right now, Bliss Tower and Columbia Apartments still stand, people live in them, and the land across State Street still has a basketball court.
On June 17, Commissioner Debra McPherson, the other board member who lives in Bliss, suggested using the basketball court for a children’s tournament. Mr. Dodson cautioned that this might require liability arrangements, and he said the court was “not in the best condition,” and suggested contacting the Hudson Youth Department. Commissioner Nick Zachos suggested contacting the Youth Department’s Tyrone Hedgepeth who guides a Winter Basketball League.
But on July 2, Mr. Dodson was enthusiastically advocating a basketball tournament, even if on a “better playground.” He proposed tying it to a Tenant Appreciation Day.
“I envision a better Bliss for us,” said Mr. Dodson. “The residents of this part of the city deserve something nice.”
Also at the June 17, a Bliss resident reported that the smaller one of the tower’s two elevators had been turned off at night and for a whole weekend.
“I’m shocked to hear that. Nobody told me,” said Mr. Dodson.
Elevator problems have come up at HHA meetings for years.
At both meetings, residents and Mr. Dodson reported people seeing hypodermic needles in the stairwell and by the gazebo, endangering children and others who come across them.
On July 2, Mr. Dodson read a list of lease requirements, such as controlling pets and refraining from “drug activity.”
–HHA’s Executive Director Jeffrey Dodson
“I envision a better Bliss for us.”
Board Vice President Claire Cousin, who is also supervisor of Hudson’s First Ward, asked about safe disposal of drugs, harm reduction, and bringing in an organization like Greener Pathways, which helps individuals battling substance abuse.
Mr. Dodson said, “I’m not going to kick somebody out for being an addict. We have NARCAN on each floor.”
Ms. Cousin also asked if one could create art in their apartment for sale. Mr. Dodson said yes, as long as one sells it from a location outside their apartment and reports the income from the sale to the HHA office. The HHA depends on people paying rent based on all their income. Ms. Cousin reported that many HHA tenants depended on “side hustles” for spending money.
Mr. Dodson ended the July 2 meeting with a long address coaching HHA residents, “We can do better. But we have to make it good. Every day we can do the very best together, but we have to do it together. We’re neighbors.”
Mr. Dodson blamed the dropping of Home Economics from school curricula for people no longer knowing how to “do basic cooking, sewing, and trash disposal.” But, he continued, “listen to what other people say about our community and you. They’re afraid that the [planned] development will bring in bad elements. You have to show them you’re better.”
“What happens when Promise Neighborhood runs out of money to pay your rent? We shouldn’t depend on them.” Able bodied people “should work, and free up their money to give to people who can’t work.” [Greater Hudson Promise Neighborhood has a “very robust rental assistance program” for Columbia County residents facing emergencies, its Executive Director Joan Hunt confirmed on July 8.]
With redevelopment, Mr. Dodson continued, “We’re moving to a mixed income community. There will be people making more money than you who will be 150% intolerant of public drug abuse, trash, and lease non-compliance.” Lease compliance affects people in and out of the building. Possibly only the lease-compliant will be able to move “to the new building.”
During his address, Mr. Dodson referred to public housing as a “stepping stone.” He lived in public housing for 20 years with his mother, a minister and schoolteacher, until they moved into a 2-family house.
