At a glance
The Common Council heard presentations from two competing proposals for the Dunn Warehouse: Pleasant Brewing Company, recommended by the selection committee, and Betts Development/Caitlyn Zappulla's team, the runner-up. Pleasant Brewing plans to expand operations into a restaurant-style tap room with a second-story event space for community programming. The Sloop Club's 2026 dock management license was tabled after the Hudson Power Boat Association expressed interest in managing the docks at no cost to the city. The council voted to restore funding for one Youth Department recreation attendant position that was inadvertently omitted from the budget, but deferred the assistant director position until early 2026. Several budget transfers and settlement resolutions passed. The meeting ended with procedural votes on bills and a motion to enter executive session.
Dunn Warehouse Presentations: Two Competing Visions
Two development teams presented proposals for the Dunn Warehouse. Pleasant Brewing Company, selected by the committee, proposes expanding into a restaurant-tap room with a community event space. The runner-up team, Betts Development with Caitlyn Zappulla, presented an alternative focused on event space and community programming.
Key points
- Caitlyn Zappulla and Ben presented the runner-up proposal: commercial event space in the south section, commercial tenants including food and beverage in the north section, and exterior programming space. The plan calls for 24 private events per year to offset costs for free community programming. The team completed six months of prior due diligence work including environmental studies, structural assessments, and community engagement with over 100 participants. Estimated project cost is $4.2 million, financed through equity, the Restore grant, National Grid funding, historic tax credits, and potentially a C-PACE loan. The proposal aims for a 24-month construction timeline.
- Pleasant Brewing Company's Caitlyn Arcita presented the winning proposal: expansion from their current antiques warehouse location to create a full restaurant (not just a bar), a separate production facility, and an ADA-compliant second-story space for community and private events. The design prioritizes year-round civic use of the waterfront. Pleasant Brewing has operated in Hudson for 10 years, employs 10 people (half of whom were born and raised locally), and partners with nonprofits including Hudson Family Reunion, Operation Unite, and Hudson Rotary Club. The proposal does not request a PILOT and would add the building to the city's tax rolls. The team plans to add sidewalks and parking, pending city approval.
- Council President Morris noted that the lease price offered by each proposal factored into the selection committee's recommendation. When one proposal offers a higher price, the city needs a strong reason to accept a lower bid.
- No formal vote was taken. The incoming council will vote on the Dunn Warehouse lease or sale in early January 2026.
Names in the transcript (including WXY architects, Argo Murray, and some speakers) may be garbled. Verify proper nouns against official meeting materials.
Both proposals reference the Local Waterfront Revitalization Program (LWRP), the Esplanade plan, and the Henry Hudson Riverfront Park plans. The runner-up team conducted extensive community engagement documented in a published report.
The incoming council will vote on the Dunn Warehouse proposal in early January 2026. The selection committee recommended Pleasant Brewing Company, but the council has the final vote.
Sloop Club Dock License Tabled After Power Boat Association Expresses Interest
The council debated the 2026 dock management license for the Hudson Sloop Club. Councilmember Cousin moved to table the vote after learning the Hudson Power Boat Association submitted a competing proposal to manage the docks at no cost to the city. The motion to table passed 6-4.
Key points
- The proposed 2026 Sloop Club license is nearly identical to the 2025 agreement, with small increases in fees and the number of residents served. Councilmember Cousin compared the two agreements side by side and recommended adding language from last year's preamble about serving community needs.
- Henry Haddad of the Hudson Power Boat Association said his group submitted a proposal to Council President Tom DePietro last year but it was never shared with the council. The Power Boat Association proposal offers zero expense to the city, focuses on dock management and recreational use, and does not include the programming that Sloop Club provides. Haddad said the Power Boat Association takes 80 boat reservations per season and refers overflow to Sloop Club, representing potential revenue for the city.
- The Sloop Club relies on the license agreement to apply for grants, one of which has a January 14 deadline. Sam Evans of Sloop Club said delaying the agreement makes planning for the 2026 season difficult and that the group already feels behind schedule. Evans recommended the city consider multi-year agreements (three or five years) to allow better planning, as other cities do.
- Councilmember Cousin argued that if another entity is interested in managing the docks, the city should conduct a fair and open process. She noted the Power Boat Association proposal came to light only days before the meeting. Councilmembers Merante and Sarowar supported tabling to allow both proposals to be reviewed in January.
- The motion to table passed 6-4. Councilmembers Purnhagen, Roberts, Foster, and President Morris voted no, citing the tight timeline for Sloop Club's grant application.
Ron Gellert asked remotely whether the Dunn Warehouse selection committee's meetings were subject to the Open Meetings Law. President Morris and City Attorney Crystal Peek said the committee's deliberations were not subject to open meetings because they involved evaluating bids and real estate negotiations, which are exempt. Gellert and Matt McGee questioned this interpretation.
The incoming council will review both the Sloop Club and Power Boat Association proposals in January. The Sloop Club has a grant application deadline of January 14, which could be jeopardized by delays.
Youth Department Budget Corrected, Assistant Director Hiring Deferred
The council voted to restore funding for one Youth Department recreation attendant position inadvertently omitted from the 2025 budget. The assistant director position was deferred to early 2026 to give the city time to assess finances and comply with the hiring freeze.
Key points
- Councilmember Cousin explained that the Youth Department budget listed eight full-time positions during the Board of Estimate and Apportionment (BEA) process, but seven employees were actually on staff. One recreation attendant position, a union job currently occupied, was inadvertently left unfunded in the adopted budget. The resolution originally proposed transferring funds for both the occupied position and the vacant assistant director position, totaling approximately $100,000.
- Councilmember Cousin moved to amend the resolution to fund only the occupied recreation attendant position (approximately $50,000) and defer the assistant director position until early 2026. She cited the citywide hiring freeze and the need to review finances before filling the vacant role.
- Youth Director Calvin Lewis said he can manage without an assistant director for a few more months but ideally would have someone in place by April or May to prepare for summer camp. Former Youth Director Nick Hatzis spoke during public comment, warning that summer camp involves hiring and supervising over 50 staff (lifeguards, junior recreation attendants, part-time workers) and that the assistant director manages the camp. Hatzis said deferring the hire until summer could be dangerous for the program.
- Councilmember Merante said the council should prioritize the assistant director position in January or February, once the Dunn Warehouse sale provides additional revenue. He noted the position can be filled provisionally under civil service rules while the hiring freeze is in effect, subject to mayoral approval.
- The amended resolution passed unanimously, restoring funding for the recreation attendant position. The assistant director position will be reconsidered in early 2026.
The Board of Estimate and Apportionment imposed a citywide hiring freeze in 2025. No vacant positions can be filled, and non-union employees did not receive raises. The Youth Department budget error occurred because the director did not have an opportunity to review the BEA's budget before it came to the council.
The assistant director position will be reconsidered in January or February 2026. Hiring must be completed by April or May for summer camp preparation, which begins in April and runs in July.
Budget Amendments and Routine Resolutions
The council passed several budget amendments and routine resolutions, including transfers for ADA compliance improvements, packaging waste reduction support, job control services, and department-specific budget adjustments.
Key points
- Resolution authorizing Chazen Engineering for ADA compliance improvements in the Business Improvement District passed unanimously.
- Resolution supporting the state's Strong Packaging Reduction and Recycling Infrastructure Act passed unanimously. Councilmember Daskaloudi noted the U.S. recycles only 8% of plastic waste, compared to Sweden's 99%, and encouraged residents to use Amazon's factory packaging option to reduce waste.
- Resolution authorizing a contract for job control services passed. Councilmember Belton asked whether the city receives reports from the contractor; President Morris agreed the city should enforce reporting requirements.
- Budget amendment increasing capitalization in the cemetery fund passed unanimously.
- Budget amendment increasing attorney fees in the general fund by $35,252 passed. Councilmember Cousin questioned why attorney fees require frequent increases. City Treasurer Heather Campbell said approximately half the amount covers work already completed through November, and the other half is an estimate for December. President Morris noted some costs relate to litigation over property assessments, CSEA and HPD contract negotiations, and an Article 78 proceeding visible in the bills. The council agreed the Finance Committee should track legal fees going forward.
- Budget transfers for the Department of Public Works and Fire Department passed unanimously.
- Contract with Columbia-Greene Humane Society for animal control services passed. Councilmember Purnhagen asked about costs if a dog is held for 10 days; the city is developing a fee schedule to recover these costs from owners, which will be voted on in January.
Settlement Resolutions and Executive Session
The council passed three settlement resolutions discussed in executive session, then voted to pay bills and adjourned into executive session to discuss another legal matter.
Key points
- Three settlement resolutions passed unanimously. President Morris said all three were discussed in executive session and reflected the council's decision on how to proceed. One settlement involved a Public Interest Foundation Article 78 proceeding.
- The council voted unanimously to pay bills. Councilmember Cousin questioned two invoices from the Bailey Johnson law firm totaling over $10,000. City Attorney Crystal Peek explained one invoice ($2,338) comes from an escrow account funded by the Penrose developer to cover environmental review work for the council, not city funds. The other invoice covers October and November legal fees.
- The council voted to enter executive session to discuss another legal matter. President Morris said the council would return to vote on the Special Improvement District (SID) budget, but then clarified the SID budget vote would occur at a public hearing on Monday.
The transcript does not name the parties or terms of the three settlements. These were discussed in executive session and are likely subject to confidentiality agreements.
Public Comment and Adjournment
Members of the public thanked Council President Morris for his service. Jason Foster asked about the legal process for the settlement resolutions. Lord Howe-Hagen wished the council happy holidays.
Key points
- Jason Foster asked whether the three settlement resolutions were heavily influenced by legal opinions discussed in executive session. President Morris said yes, and noted the city used special counsel, not City Attorney Crystal Peek, for those matters.
- An unidentified speaker asked why the Dunn Warehouse proposal switched from a lease to a sale. President Morris said banks would not provide financing for a leasehold without the city co-signing, because the city owns the land.
- Lord Howe-Hagen thanked President Morris for his service and wished the council happy holidays.
About this page
FUTURE HUDSON is an experiment in civic engagement: every public meeting of the City of Hudson since January 2026, transcribed and made readable, so any resident can follow what the city is deciding without attending every meeting. This page covers one meeting; see the full archive.
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