Housing Authority, Regular Meeting

1. 0:00Hello every Hello everyone. Thank you for joining us on this rainy windy evening. It is Monday, October 20th, 2025. It is now 6:06 p.m. and I will call the meeting into order. Jeff, can we have a roll call, please? >> Yes. Commissioner Smith >> here. >> Commissioner Zakos >> here. >> Commissioner Black >> here. >> Commissioner Decker >> here. Commissioner Cousins is absent and Commissioner Wolf is also absent. We have a quorum. >> Thank you for that. We will move down to old business. Can I have a motion to approve the minutes for September 2025? >> I'll make that motion. I second it. >> All right. I wasn't there. Maybe I should second. >> No, you're just seconding that it's in here. >> Yep. >> Yeah. It was a part of the packet. >> Yeah. Yeah. Yeah. All in favor? I >> motion carries. We will move. >> And I get a motion to approve the
2. 1:05accounts payable for September 2025. >> I'll make that motion and I'll second it. >> All in favor? >> I. >> And now I will hand it over to Jeff for an executive director's report. Good evening everyone and thank you for coming out and signing in to the Hudson Housing Authority uh board of commissioners meeting. Uh first thing I just want to share with uh everyone is that uh we are navigating the current shutdown. Um you know we are we've noticed if you haven't noticed the nation is in a shutdown and uh we're facing government shutdown that impacts various services including housing assistance and we want to assure you that we're closely monitoring the situation um related to housing assistance and we're committed to providing clarity and support to our residents. Um this is a challenging time. Um but we still encourage everyone to stay informed and we're de dedicated to helping you navigate any uncertainties that may arise
3. 2:07particularly concerning the housing programs and resources. We also if you're interested um we can go to narrow nhr.orgadvocacy or back advocacy back and if you can't remember that you can always send me an email and I will send that information to you and you can write just pop your name in your address and it'll give you who your congressperson is and you can write a letter to your representatives. I have a copy of mine that I did here today uh to Jill Brand, Chuck Schumer and Joshua. It's just a short note to say that we are urging um you know Congress to work out their differences and um you know stop the shutdown so that we can continue to provide services to Americans that need it. All right. Uh the next thing I want to inform you of is that we have our resident election commissioner election coming up. Um, petitions are due in our office um on November 3rd, 2025 at 3 p.m. Uh, the
4. 3:10candidate must have 20 signatures of residents that are in good standing um that are 18 years or older that are eligible to vote in an election. Early voting will begin December 1st, 2025, which is also the same date uh that the uh the uh we will have a candidate forum at 3 p.m. in the Shuon. Um, and the last day of election will be December 15, uh, 2025, and that will end at 3 pm. Um, so we ask everyone who's interested to participate, make sure you get your petition petitions in on sign and fill out the required paperwork because you have to have your documentation notorized. Um, and we will proceed with the election and we'll let you know the winner at that board meeting in December. Um, next good news is we have a uh uh assessment that is done every year called CAMAP which stands for section 8 management assessment program. Um, it's a performance measurement tool to tool
5. 4:13used by HUD to evaluate the management of the housing choice voucher program which is section 8. And so I'm glad to inform you that the Hudson Housing Authority has achieved a 96 rating uh which designates us as a high performer. Um so uh congratulations to the housing authority and to the staff who work hard to get those things done. Um also we brought our box today and which is typically in the office but we encourage people to participate with us um to name our development. We definitely want to put a name to our project instead of saying the project, we really want to bring it to life as it is uh fast approaching. Um so there's our suggestion box. If anybody has uh a suggestion they'd like to throw in for them, we put it in there tonight. Otherwise, that box is in our office uh every day um during office hours. Um, we've also had our fire inspection, fire inspection done of our fibers extinguishers and our sprinkler systems
6. 5:17today. That test is complete and all everything is in walking board. Um, lastly, I'd like to, at least for my part, inform you that as of October 1st, we move to a new inspection protocol for section 8 minutes. It's called Inspire. Um this is a pro project that is a program that HUD has implemented has been delayed several times. Um and they just recently after the date that we committed to which was October 1st extended it till 2027 but they encourage housing authorities to implement if they so choose. So we sent out letters to our landlord advising them what the new standards were. If they had any questions they could contact us. And as of October 1st, those inspections began um on their annual inspection. The inspections already happen. They're called housing quality inspections. But this inspection protocol is different. Inspire stands for national standards for the physical inspection of real estate. It's a new inspection model developed by the US Department of Urban
7. 6:20Development that prior prioritizes health, safety, and functional defects over appearance in property inspections. The inspired model aims to improve the inspection process by implementing standards that reflect the true physical condition of properties and supports sound maintenance practices. Also, it includes a scoring system to evaluate uh properties effectively. And so our staff is has been trained, at least our maintenance staff has been trained and they are already doing inspections. Again, this is something they already do, but this is a new protocol and so they started so so far so good. it is working out well. Um, next on the report, we have MO here to speak to us about development and update us on some issues um or things that are concerning development and um and to answer questions that have been asked in previous meetings. >> Uh the boss is let's start with Joel. Everybody nice see you. Um these
8. 7:25gentlemen will have a lot of positive positive things to say this evening. It's very exciting. I think we're coming into the um around track so to speak and heading towards adult and saying that let's uh while I'm handing these out uh I don't want anybody to be surprised but you might see three suggestions. uh for the name of the project, Mounty Manners, but whether I'm counting people count people sitting here. I give you a couple. So, what I handed out and this is dealing with Joel was talking about why it's so exciting deal. We've all been working on this for such a long time. Um what we tried to lay out was a schedule that will get us to a June closing with HCR. Okay. Uh we now have our site plan application in. We're meeting with planning board next week. Um so they can, you know, we've met with them
9. 8:28several times already, but now they will formally review uh all the plans um uh for uh a site plan approval. We have a request into the city um for a pilot agreement. Uh we expect to be meeting with the city uh council uh soon to discuss that. So, what we've tried to do is lay out some milestones that have to be achieved um in order for us to get uh the housing finance agency, which is the primary funding source for the project, to get them to be able to have a closing for us. They need a whole series of things. Um and this will help you track us and help us track our consultants as we go over the course of the next eight months. Um the two main uh things to look at are in red. Uh June funding closing. That's what our target is. Um and below that is the caveat. Okay. Obviously, uh Jeff mentioned it before, HUD is HUD is effectively closed now. We need some approvals from HUD. We think
10. 9:32they're going to be back open when they do reopen. Um there's going to be some staffing issues there, but um but we've got very good counsel. the housing authority does. Uh we've had good relations with HUD before they went out uh on the furlow. Uh but that's a that's a big question mark clearly. Um there are other question marks. Um site plan application. Site plan applications can take as little as two months to get through. Sometimes it takes longer if it's a complicated project. From a engineering site planning point of view, we don't think this project is that complicated. We think that the um the city should be able to review what we've submitted pretty quickly. They were very clear on what they needed um and specifically they wanted to see a lighting plan and a parking plan and that's all included with them. So they should be able to review uh what we've given them uh we hope pretty quickly. Um we know our traffic people have spoken with DPW um uh to make sure that we're on the same page with them. Uh but there
11. 10:35are things that are out of our control. uh the the main thing is to try to target the things that are within our control. When can we complete the plans? When can we submit the tax credit application? Um you know, those types of things are are critical. Um, a couple things we should say in addition to the site plan application being in and and the the um uh uh the pilot application being in um within the last I guess two weeks or so, maybe longer than that, um we executed with the New York State uh Department of Environmental Conservation the uh the brownfields agreement. So, we now are not only accepted into the program, but we have an agreement with the state. That translates into about $5 million coming into the project and Brownfield's credits uh in a little bit. You're going to hear from uh Connor Turbo, who's our environmental consultant. I don't want to steal his thunder, but uh he'll he'll explain to you that we really sort of in the best of both worlds, and he'll
12. 11:37explain why that is with brownfields. But um even though we have the agreement signed, still a lot of work to be done with DEEC. Okay. Um so uh the important thing in my mind about this is it shows that if we do our job and we get everything to the state, we think we should be able to close in June. Uh we're we've reached out to the state to let them know we're going to be ready to close in June. We want them to hold a spot for us in June. Uh and uh and we're waiting to hear back. uh you know the state and Darren has been very um very supportive of the project. They want to do the project. Um but uh obviously there's a a lot of competition. So we want to get on their agenda to close in June. Um so what you'll hear from us over the course of the next couple of months as we go through this is okay did we, you know, did you meet with the planning board? What did they say? Where they are? Did you get your application in? And you know some of these dates are going to move around a little bit as we go forward. The main thing is to keep the focus on trying to close in in June. Um I think that's all I wanted to say.
13. 12:42I'd like to have Carlos talk a little bit >> on. Sure. Okay. So let's talk. We talked about this and there was a question from the public I think at one of the last meetings about the soil report and the concern that we heard and the board has and we have is you know is there something really that we should be worried about about contaminants uh leeching off the site and and coming out into the air and that type of stuff and we were asked uh what did we find and what are what are the levels that we found and how are we going to deal with it. So I yeah that's a good idea. Let's have Connor talk about that if we can. Connie, you there? >> Yeah, I'm here, guys. I just want to one apologize for my setting. Uh, my once uh spare bedroom and home office is being converted into a nursery, so I've been relegated to the garage. Um but yeah, you uh you started stealing my thunder, but yes, we're uh we are in the brownfield cleanup program. And yeah, we are we're in a unique situation where we
14. 13:46I would say just barely eaked our way into the brownfield cleanup program based on the levels of contamination that we have on the property. Um one of the the ideologies of the Brownfield cleanup program is you need to prove that your site is contaminated to get into the program. And uh we had to fight to do that uh because by nature of the uh contaminants on site there's really not that much to speak of. Um there's some semi-olid organic compounds and there's some metals um both of which are very common of an urban setting. Um and highly likely at least what I'm hedging my bets on are likely due to infill of existing structures. uh it's building components that were likely caved in in previous uh basements and that's probably what we were picking up in our samples. Um the concentrations of which um I was looking at the the results again today. Yes, we exceed a restricted residential soil cleanup objective, but when I was starting to compare it to some of the other uh soil cleanup
15. 14:48objectives that the state has in other situations, we would have been meeting a commercial use. So, uh, again, just to reiterate, the concentrations are not alarming in any way and, uh, they will be remediated and mitigated throughout the the longevity of the project and be able to bring the site to a restricted residential use. >> And Connor, thank you so much for that. Can you share where you're from, your organization? >> Yeah, I'm with uh, PVEDI. We're a engineering and architecture firm. My office is in Pikipsy. >> Thank you so much. and and we've worked with PVE on a number of projects. They they do great work. Kind of one of the other things could you talk about a little bit about uh how we are going to monitor and make sure that uh that there is no contaminants out in the air while we're doing the excavation and removing the materials. >> Yeah. One of the requirements of the Brownfoot cleanup program is anytime you are doing what they call ground intrusive work, you have to implement a community air monitoring plan. And what
16. 15:52that includes at a minimum um is an upwind and a downwind monitoring station which includes monitors for dust particullet and volatile organic compounds. Um given that we're in a residential neighborhood, the state might even ask us to do more on top of that. So that's at a bare minimum. Um but typically that if if we see any dust or volatiles uh accumulated on site in excess of background concentrations that's just mitigated with a dust suppression which is a sprinkler truck or other dust suppression techniques on a construction site. >> Okay. >> And you're going to be m is the state going to be monitoring this as well as you guys? >> Yep. We're going to be monitoring this data real time. We're going to be on site uh documenting this every single day and then the DEC and DOH are going to be reviewing the reports on each subsequent day. >> Great. And Connor, this is Joel. You were already on the site with DEC, correct?
17. 16:53>> Yep. We uh we walked the site with Chris O'Neal, who is the project manager with the DEC overseeing this. Um Chris is uh to give another layer of comfort maybe to uh the city. Chris is a bit of a bulldog, so he is going to be on our backs during and throughout this project. Uh, but we we were reviewing the scope of the next step of the program, which is the remedial investigation just to further investigate the property. Um, once in the program, you have to look for every item underneath the sun, even if it makes little to no sense to look for such a contamin. So, we're going to further sample and uh prove without a shadow of a doubt that there's nothing else on the property. And if we find anything else, it's going to be remediated during redevelopment. >> Uh to be clear, the contaminants are on site B only. >> Site A does not have any contaminants that need to be remediated. >> Right? >> So, it's really just one small it's the larger the two buildings, but it's one parcel. So even from a purity point of view, even purer than than we're saying
18. 17:58it's only like 60% of the site. >> And just so everybody can understand, DEC is for Department of Environmental Conservation, >> right? >> Just so everybody's aware, I know we use a lot of acronyms. I apologize for that, but they are an internet agency that is charged with ensuring that uh projects like ours do what what's necessary to make sure that there is no harmful contaminants. Connor, the the the board members may have some questions. If they do, they can ask them now. But then before they do that, let me just get one final question in for me. Um, and thank you for for being willing to uh to come before the board. During the course uh of the work as we start doing it, we may be asking, it's I guess it's not a question. We may be asking you to come back uh occasionally and just give uh the board updates on this. I hope you'll be able to do that. >> I'd be happy to. Hopefully not always in a garage, but yes. >> No, kind of. One day when the kids get older, you'll look forward to be alone in the garage.
19. 19:00>> Maybe I'll go in the basement. It's further away. >> Do you have a question? >> Yeah, I have a question about >> Oh, sorry. >> No. Okay. >> Okay. Um, a question about um uh how that $5 million or what the how those credits work. Can you just run us through that? >> Sure. But what happens is we've identified what the components are that we have to uh remove. We've done extensive testing out there and as part of the application to the state we have and kind of correct me if anything I'm saying is is incorrect. We have to identify an an approximate cost to remove uh the contaminants and the state has a factor that basically they will pay you three times they they won't pay they'll give you a credit for three times the value of what it costs and then you sell those credits. So, it's not a it's not really three times. It's three times uh applied by a factor. But that factor when we've run the numbers based on what we think it takes to get
20. 20:03everything out and applied that factor, we think the number is going to be close to $5 million. >> Okay. >> And the benefit for the project is if certainly with our competitiveness competitiveness with HCR, >> the housing agency, we ask for less. >> And the way they view all the projects is how many sources can you bring in addition to what you expect from them. So >> Jeff and John have been going after different sort of uh grant funds and so forth. So when we put the numbers together, we'll be able to offer something else besides just a total request. >> Uh my other question is like what's an example of a semivolatile organic compound? >> Conor, >> thank you. Uh yeah, semiolic uh most commonly uh just to throw another one at you, polyaromatic uh hydrocarbons, which are things that you find in say asphalt very commonly found um uh diesel range, organics, other things like that. >> I was thinking like gasoline or
21. 21:05something like that. But yeah, like that. Yeah. >> But on the site here on the left, there was a lot of rubble, >> right? So obviously just structures as urban demo happens over they just drop them into the site over the years >> right >> and that's basically we will be taking out a lot of that that original urban fill as they call it >> right >> exactly >> that probably happened in the original clearance of the neighbor >> absolutely yeah I was going to you should never ask a question you don't know the answer to I guess but I'm gonna ask Connor is there anything that you saw here that that is unusual for you that you you haven't found in other sites I wish there was something more interesting about the site, but again, it it's it's pretty cut and dry. And like I said, we just barely eaked this one into the program, much to the the advantage of being able to move through the HCR process positively. Um, yeah, there's not much uh outstanding about it environmentally. >> Great. public opinion status questions at this time.
22. 22:07>> I think Nick had a question. >> Oh, I was just going to see because Mr. Bennett was the person who'd had concerns about this. >> I want to make sure that he >> got to hear everything he was looking for. >> Any other questions? >> Okay. >> Okay. Sounds good. >> Thank you. Uh yeah, one of the things that we're happy to be here with and uh you know that uh for the last uh four and a half months or so uh you has been back at uh uh HCR uh and she says hello to everybody. Um but uh Carlos has been uh helping on the development side. Carlos is the head of our um uh compliance division. He's been with us for a number of years. knows the development side of the business very well and um and he's now been promoted to Phil you slot on the development. So he's now officially a development team member um and uh and that will help us move the project along which is great. That's it's truly my pleasure to uh be
23. 23:11here you know as a development you know associate now that uh um you know I've been here before capacity but >> maybe Carlos why don't you walk through the site know pretty much but there's been a a few tweaks since the last proposal that you seen >> yeah so the the site plan should look familiar to you guys nothing has changed um you know the units the unit um hasn't changed. The only thing that has changed is the number of parkings that um we're now proposing. That's part of the site plan approval that we're going to um you know in front of the board. Can I Yeah, I was going to Can I turn it a little bit public? >> And I'm going to pass this to the >> Yeah, to the uh to the commissioners. Um, I think the last time you guys may have seen this plan, there was 160 parking uh spaces sort of called out uh in the plan while we did the traffic study in order to keep the same ratio of parking spots to uh units that we had, which was uh 6 uh parking spots per unit
24. 24:18on site. Uh we needed to be at 166 parking spaces. Um during the redesign, we were able to put in 170 uh parking spots. Um 143 of them will be on-site, what's considered on-site parking, you know, uh adjacent to the structures. And then there's going to be 47 uh on street parking spots. Um some of it in the same location. We're looking to reor, you know, reorient uh reorientate uh some of the parkings along State Streets that will give us additional parking there. Um but other than that you you know you you'll have the same parking there and then there's existing 23 uh parking spots uh right now on you know the north uh the south side of uh of Bliss Towers and that stays there for now until phase two. Um so that's really the the the biggest changes uh that we've uh had on the site plan. >> The only thing Yeah. Thank you, Carl. But I think the only thing that I would add is that we also have some spaces
25. 25:20right back behind the town houses. Okay. So there's parking designated for the townous. >> Correct. And we have 10 handicap spaces that's been identified. Um there it's going to be six on uh site B, three on site A, and one on the townhouse uh parking lot. And the and this is all summarized in a rather lengthy and thick traffic and parking report that was submitted to the planning uh park planning network. And um so that's part of what's going to be reviewed on the 28th. And as good as Carlos is, we're actually going to have our traffic engineer is going to be there going to be making that report. and the site engineer >> and the site engineer will be talking about the typical site plan issues and you know uh you know uh sewer and and water connections and how that it's all going to work. So we feel we feel very good about the site plan application that was put in um and John first who's representing the board will be there as
26. 26:22the attorney uh making the presentation with the site engineer and the traffic engineer. Malco has spent about a million in cash so far to pay all the consultants and everybody to date will be another two million in cash to bring us to June. The reason I'm saying that is not to sound obnoxious just to say that we're purely invested in this project. I mean this is hard cash. So you know we are in a position to continue and as you see you know we are pushing towards June >> in our mind with ease. It's just up to the state. Yeah, it's up there. There's certain things obviously outside of our control, but part of that is is also driven by if we can show the state that we're ready that will help push them to a closing day. >> So, uh if you have any questions, be happy to try to answer them. I just want to double check my understanding uh just on uh because I'm on boarding into this process. But so you're basically saying like the state the closing is with the state the financing agency to officially be like yep you're approved here's the
27. 27:26project budget you can start like their their portion of the funding or whatever else we're pulling. >> So the process is um the state is the primary funding source >> right? >> Okay. They're providing tax credit and allocation of tax credits. They're providing major subsidy um and um and credits. >> Um in order for them to do that, they need to see that the project is ready to go. They need to know that we have building permits. They're going to need to know we have a pilot in place. They they're going to need to know we're telling them we have $5 million in groundfield money. They need something from >> groundfield's people. So they they need to know all those things. And they it goes the process is it goes we submit the package to the state. Yeah. They go through an internal review. Then they go to what's called their credit committee >> and reviews the finances. >> Credit committee signs off on it. Then there are a couple of other steps. They have to go and they have to notify that bonds are going to be issued and all the rest of it. So there's a three about a three p three-stage process that will
28. 28:29the state will get into it sometime after February um uh and working towards that closing. >> That's that inducement resolution. Okay. >> Maybe you have Chase. >> Yeah. And we got Chase. Chase is providing a letter of credit. They've already given us the letter indicating that they'll provide that. Hudson Housing is probably going to be the uh final uh uh tax credit purchaser. Okay. And we have to show that financing to the state. So, all those things have to come together. Uh but we're we're confident that we can do our part. um you know depending on you know making sure that there aren't any hang-ups with HUD or no >> and that would be final approval John right at some point they may kind of give us a green light saying this is going >> yeah the states the the answer is yes the state will give us a green light and basically say uh probably in probably maybe the end of January beginning of February say okay you guys you guys are set but we're not really set we're not set until they issue uh uh uh a letter
29. 29:36saying that we're going to give you an allocation and they go out and issue the bonds and that that comes you know right before uh the closing. So, it's one of those things. You don't know you're closing until you close, right? They can give us They can give us the thumbs up. They can give us green light. Keep going. Keep going. But anything can happen. >> Anything beneath anything can happen. Just some timing. >> The state will close eventually. Just as they do every other deal. >> Yeah. And I say, we've never had a project that we've gotten to this stage that we haven't been able to close. Okay. So, it's not, you know, I'm very confident we're going to get there. Um but you know I'm always a little res reticent uh because there's so much outstanding. >> Okay, that's it. >> I have a I have a quick question which is a little bit of a step back question. It may be annoying. I maybe should have asked it a few months ago, but um can you review a little bit what were
30. 30:39the factors that went into removing closing down State Street >> because and I'll say the reason is because I thought it was a great piece of the development. Um, and as I've thought back on and looked at the looked at the images and especially at the last planning board meeting, I was imagining living in in this space and the concept of having it be much more of an open courtyard where kids can be running back and forth to the buildings. You know, it's got that it's got that much better feel than a road going through the middle of it. And I I thought I heard pretty positive feedback from most people who saw it. And so I know parking is an issue and I know trying to get as many parking spots as possible is is vital, but I was wondering if there were other factors aside from parking that went into it. >> Yeah, it's a good question, Nick, and it and it was we definitely heard some positive responses, particularly when we had the renderings and show what it looked like. I mean, it looks great. Um, honestly, we
31. 31:42heard some some feedback. Some of it was public, some of it was not at public meetings. um uh that sort of pushed back on that. Um and I'm trying to think I I don't know that there was a particular you know lights on lights off issue but I I thought that there were some discussions at one of the planning board meetings uh because it's we discussed it with the planning board several meetings I think. Um and I think that our consultants just felt that that that there were going to be too many traffic problems. one for sure. And um um I think that they thought it was a path of lease resistance that they would need another approval from the city besides just the site plan. It have would have to do you have to close down the street. There's certain technical things you have to do in order to do that. And then there was a question of traffic flow um as to you know how we would re rroot that. And there were some people that liked we we had a we had a flow presented for them. Some people liked
32. 32:45it, some people didn't. >> If I may, there was two others. Yes. Parking was the bottom line, but the problem you had was building A. They wanted to take the traffic flow behind building A. Building A would have to be moved to the right with the existing HUD buildings there that we can't touch at the moment. So it just didn't work because the way they were going to on Columbia Street they needed to move building a forward a little bit >> so they can make it through street here >> oh >> behind it and then you have the existing structures we can't touch it >> what we've been able to build >> so from the planning from a parking I think we picked up 45 spots or something like that which was critical and then the problem was here was creating a pass through street here so that was the issue I mean, at the end of the day, this is going to be issue no matter what because we're going to be building very close >> to this structure have to deal with at the time, but that was a problem. We would have to move it forward like this. >> Who put this together?
33. 33:47>> You never did that. So, I think that answers my my follow-up question, which is could we move forward with the first phase and then revisit that as everything gets realistic? And if that's the case, we can because of the placement of um building A1. >> There won't be enough room. >> Maybe during the life of the construction, maybe we can vacate that building. I mean, we're going to be building very closely to that structure. And if we could give some space, it would be helpful. But you never know. >> Well, I think he's saying we're not going to be able to move the building forward. So, we're not going to have enough room to make the the street behind it. >> Yeah. Somehow this building will be vacated, then you can move it. You have 24 months of construction. >> Oh, I see. Yeah. That's what you're saying. Sure. You can go to one of the menite. That's a related issue that we would never get HUD's approval, take that building down between now and you know they got to give us some other approvals. But if we had more time while
34. 34:50we're doing construction, we could revisit that with HUD. I don't know what they'll say, but >> I believe Jeeoff, you said that the issue with that structure with HUD under their program that you have to give qualified existing housing for those tenants and there is no housing available. >> That's correct. >> Once we build the building, I mean, we got a chicken and egg here, right? >> Once the building's built, There's your housing. Yeah, >> we already got the building plate. So, the answer is yes. It could be revisited >> or or you could there may be another flow. There may be another traffic flow instead of coming that street. Maybe >> I don't know. >> I mean I mean the the fact is that between this development and Front Street, the next street west, there is nothing, >> right? There is no buildings, no businesses, no houses, no parks, no anything. It's a it's an empty street. And so you can do everything you need to do. You can get you can go down um >> Columbia >> Columbia Street and get to the same place at the end. >> Oh, I see. >> So it's it's it's it's not like it's a vital thoroughfare that like, oh, I can't get to my house or somebody can't
35. 35:52get to the grocery store or somebody can't get anywhere. There's nothing. >> It's just an empty street. Um, but I think that I would just love to say for the record that I think that um the quality of life or the residents long term of this building, which is a lot of residents, hopefully for a long time, would be greatly improved by that original concept. And it really feels more like something that's being designed with the residents >> in mind >> in mind. Um, that that courtyard and the concept of of shutting down straight state street. So, I realize there's not much we can do about it right now, but I would love to throw it out there. And I'm happy to hear that you think that there may be options moving forward to to preserve that. >> These are always the uh we call them senior for a reason. It's just that it has to be parking. Somehow we got to put that. >> My guess is that after we build these first buildings, we're going to see the same thing that we see now is there's going to be a lot of open parking spots. And I know that they and the planning
36. 36:54board's always concerned with it and they want to prepare for it and I understand that. But my guess is there's going to be empty spots once these buildings. >> We'll do a study and >> Yeah. then you can do a study and then maybe we can reconfigure some things. >> Right. >> Okay. Thank you. Appreciate it. >> Yeah. No, no. Good question. >> Anyone else? >> Okay. Any other questions for us? Otherwise, uh you'll see at least some of you at the board meeting uh planned board meeting next week. >> Y >> and uh we're going to be pressing uh and try to meet this schedule. That's what our goal was. >> Thank you. >> Thank you. Thank you, Connor. >> Thanks, Connor. >> Yeah, no problem. Thanks all. >> Definitely come in the garage. >> Congratulations, Connor. >> Yeah, right. >> Yeah. Thank you. >> Yeah. Enjoy the garage. just made you smiling when he was talking about that. >> Thank you guys. >> And then we're probably
37. 37:58>> I have one more this time. >> Talk to you guys tomorrow or at 2 p.m. >> Okay, yes. Thank you. Congratulations, Carlos. We will move right on to resident public comment. Do we have any residents that would like to make a comment? >> Want to ask one, is it possible we can get a copy of that? >> I'll give you >> that. It may change. That's not exact. >> It's not You can't take it home, but you can look at it. Oh >> yeah. >> CH process that was >> those are at the those are at the very end >> and that is in June while we were talking about that closing date
38. 39:00>> right >> when everything when everything closes and you know they've got the final approvals from New York State. There's actually only one thing in red. He said two. it. The other one was the caveat that right. It's like that's the date that's in the closing date. They're saying maybe June. >> It's a date and a caveat. >> The other one is like it says this is it. We're doing our best. >> Yeah. Lot of detail. >> And and just to be clear, Miss Annette, like it's not our plan that the project changes, but we may have to when we go for site approval, there may needs there may need to be an amendment or modification. So it wouldn't be in the best interest to give out a plan and then direct >> any other resident comment. >> I'd like to address the board. It doesn't have anything to do with the development. >> Okay. >> If there's not time. >> Okay. >> Thank you.
39. 40:02>> Okay. If we have no resident public comment, we will move right on to new business. We have no new business at this time. Next will be resolutions. We have resolution number 556 which is the adoption of payment standards of 110% of FMR for 2026. >> Yes. >> Uh resolution number 556. Whereas the Hudson the housing authority is increasingly struggle struggling to place qualified section 8 applicants and rental housing in the city of Hudson due to landlords raising the rates of rent on available rental property citywide. And whereas the Hudson Housing Authority recognizes the average rents in the city of Hudson significantly significantly exceed those in Colombia County making it difficult to secure new housing assistant living contracts because of the housing authorities lower payment standard. And whereas the Hudson Housing Authority intends to implement the current payment standard of 110% of 2026 uh fair market rents as reflected in the
40. 41:08attached payment standard schedule. And whereas the US Department of HUD and Urban Development allows public housing authorities, PHAS, to adjust their payment standard at their discretion to reflect changes in local rental markets not to exceed 110% of the fair market rent. And now therefore, it be resolved that the board of commissioner hereby adopts a payment standard of 110% of fair market rent for section 8 program 2026 >> for that. >> Are there any questions? >> Yeah. What were we what was the uh what we what were we paying before on the percentage? >> It was it was 100 >> 110 every year. Every one year since I've been here, HUD allowed us to do 120%. But we're back at 100. >> And then just for everybody's knowledge, who sets the fair market rent does national standard based on >> You can actually look it up online. Um and there's a you can pick any state, any city, any county, and they will uh show what the fair market rents are.
41. 42:12>> Yeah, >> I'll make that motion. >> Seconded. >> Mary got it. >> Mary got it. Move and second. I'll take the roll call vote. Commissioner Cousin. >> Oh, sorry. Commissioner Smith. >> Hi. >> Commissioner Zakos. >> Hi. >> Commissioner Black. >> I. >> Commissioner Decker. >> Hi. >> The eyes have it. Thank you very much. >> Thank you. Next would be executive session. And at this time, we have no executive sessions. And now we're on to public comment. >> Good evening. My name is Kai. I'm currently the assistant asset manager here at Bliss. There's been a lot of things that have occurred, but there's some grievances. Um, they take a long time to be able to, but I just wrote all my thoughts here on this paper because I want to be able to just keep it together. Um, eight years ago, I walked through the doors of
42. 43:16Hudson Housing Authority with pride and excitement. I was honored to be the first person of color to work in administration and among the first family that was leased up in department 814. I felt like history in the making, a moment where my personal and professional journey aligned with purpose. I believe that through hard work, compassion, and dedication, I could help elevate and bring something new and meaningful to a building I once called home and the people we serve. Over the years, although my official title was clerk typus and now assistant asset manager, I wear many hats. I'm a counselor, an advocate, resource specialist, secretary, helper, and natural giver of self. Mind you, there all require responsibilities that's not listed in your job description. I've always tried to serve my citizens here with the same respect, patience, and care that I want for myself or my loved ones. However, as time went on, I began to
43. 44:20experience a shift that saddened me deeply. The respect and support I once felt as an employee began to fade. My grievances went unanswered or delayed, leaving me feeling unheard or undervalued. The challenge to being a part of a union, something I feel is my right, has fallen on deaf ears and not answered. The delay in the response has not only been unfair, but at times has felt discriminatory. When I found the courage to disclose that I have a disability, I did so with hope, believing it would foster an understanding and allow my superiors to equip me with the right tools to continue serving effectively. Instead, the vulnerability was met with silence, minimalization, and at times suggestions that seemed to set me up for fail failure rather than success. In addition, I have faced constant ch changes in policies, procedures, and office and decisions that are made without my input input or inclusion. As someone who has dedicated years to this
44. 45:22agency, this inclusion has been disheartening. I often feel as though I am simply expected to adjust, follow, and comply without question to make others comfortable even at my expense of my own voice. It has left me feeling more like a robot than a respected professional. Added to the strength has been the growing disrespect and hostility from certain tenants. I face verbal aggressions and situations that at times I don't want to say it made me fear. But I now carry pepper spray. Not that I'm scared, but because I just never know. No employ employee should ever have to operate under that level of stress or uncertainty, especially when their role is centered on serving and supporting others. I'm tired of fighting and feeling like my requests become further challenges. So, as a result, I have prayed long and hard about the decision because I love the mission of what we do and the people that we serve. But the environment has grown
45. 46:24increasingly toxic and unsafe. And the lack of communication, inclusion, and genuine support has taken a toll on both my mental and now physical health. I can no longer continue in a space that challenges my well-being and undermines my contribution. Therefore, with a heavy heart, I am announcing my resignation from Hudson Housing Authority effective December 31st, 2025. I leave not in anger, but in hope. hope that this decision sparks reflection and encourages real internal change. I urge leadership to not rush to fill a seat, but to look deeply at the heart of the person who occupies it because this role is more than a title. It's the first line of contact, the bridge between administration and the community. I truly wish HHA continued success. Though I won't be here to witness the completion of the new development, a project I know is much needed and welld deserved for our tenants. I will be cheering from the sidelines. Proud of the foundation I helped lay and the history I was blessed to be a part of.
46. 47:26With sincerity and respect, I >> thank you for sharing that, Ka. >> And we will miss you. It'll be a major law. That's a lot to take in, Ka. Um it's um obviously difficult to hear um about all these problems and obviously some of them can't talk about details, but we as a board have talked about and so um I personally would just like to apologize for my part to that um things weren't handled as quickly as you wanted them to be. Um, and it's it's very hard in these situations, monthly meetings, going through stuff um to do that at times, but um I can see how frustrating that was to you. Um, so I personally would
47. 48:31like to apologize and I do think this is um going to be a big loss because I know what a big part of this organization you are and you have been and the um like you said the heart that you put into your job and interacting with the public and um to serving the people on this building. So, it's hard to hear that you're resigning and and you're leaving and it's under these circumstances for sure. I don't really have much to add because I know this situation has been ongoing and um I'm in different meetings with our lawyers. So, um I'm just sad that this
48. 49:35is what it came to, but I want to let you know it was never unanswered and unheard and you know we are in constant meetings. Um and this is just a bummer for sure. I guess what one other thing that I would say um and this is just me. Um I totally respect your you know your want to have a hard resignation and to do that and to set a date but to whatever ability you're willing to hang on I know that we are working on these things and there are ongoing there's a process you know ongoing and so that would be my only thing knowing how valuable you are is to urge you that if there is a possibility to hang on to do that um as we do continue to work on these to say that I understand that the speed is frustrating. Um, and again, I apologize for that, but we are we are working on it because we value you. And I apologize for some of the
49. 50:44residents how they did you treat you as they came into the office because I was there on a couple occasions and I do say I'm sorry like that they did that to you apologies. As I said it's not only affecting my mental health. is beginning to affect my physical. September 15th, I got up 6:00 like I was ready to go to work. And I ended up in St. Peter's Hospital for a week with coronary issues. I want to help, but helping you is going to hurt me, then something that I can't do. Well, thank you for being brave enough
50. 51:47to come here and say that. And like I said, we will definitely miss you for sure. At this time, I'll move on to commissioner's time. Anybody has anything to say? Motion to adjurnn. >> Motion to adjurnn. >> I hope second it want. All in favor? I >> thank you all.

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