At a glance
The Hudson Community Development and Planning Agency (HCDPA) held its regular meeting on March 26, 2026, approving its annual audit on time for the first time in years. The board heard updates on the Mount Co housing project, which anticipates closing by year's end pending planning board site plan approval. The Hudson Community Development and Planning Agency accepted a $20,000 contribution from the City of Hudson for the Housing Trust Fund, approved a salary reimbursement agreement with the city, and discussed a Certificate of Deposit renewal. The agency's Housing Trust Fund program continues dispersing funds to Roots, with a recruitment event scheduled for April 8 to fill three open board positions.
Roll Call and Meeting Start
The meeting began with some audio technical difficulties connecting remote board members. Roll call confirmed a quorum with two members joining virtually from out of town.
Key points
- Board members Ferris and Bogle attended in person, while Rooney and Ron attended remotely
- Both remote attendees stated they were participating virtually because they were out of town
- Technical issues with audio were resolved after several attempts
- A quorum was established and the meeting officially called to order at 6:00 PM
Approval of Minutes and Bills
The board quickly approved meeting minutes and two bills from UHY and an RCMP invoice.
Key points
- Minutes from the previous meeting were approved unanimously
- Two bills were approved: one from audit firm UHY and one from RCMP
- All votes passed with no discussion
2025 Audit Presentation and Approval
Nicole from UHY presented the draft audit for year ending December 31, 2025. The board approved the audit, allowing submission of the required Paris report by the March 31 deadline.
Key points
- The audit received a qualified opinion due to an unexplained balance of $112,532 in deferred resources that has been on the books for about five years with no supporting documentation
- The agency showed a loss for the year of approximately $157,000, primarily from Hudson Housing Trust Fund activity and operating expenses
- An emphasis of matter notes uncertainty about the agency's ability to continue as a going concern due to recurring losses and limited liquid assets
- The audit identified two material weaknesses: the unexplained deferred resources balance and the need for significant adjustments to bring financial statements into compliance with accounting principles
- A significant deficiency exists in segregation of duties because one person (Logan) handles most financial tasks
- The board unanimously approved the draft audit, allowing the Paris report to be filed on time for the first time in years
The $112,532 unexplained balance prevents a clean audit opinion. Management has tried to determine what this balance relates to but documentation cannot be found. It is not related to a Galvan loan that the agency reviewed.
The agency has implemented some controls recommended in prior years, including bank reconciliation reviews. Still needed: journal entry review and sign-off process between Logan and board treasurer.
Mount Co Housing Project Update
Joel Mount from Mount Co presented an update on the housing authority redevelopment project, which is progressing toward an anticipated closing by year's end.
Key points
- The project has received commitments for about $8 million in grant money from state sources
- Site plan applications have been submitted to the planning board, which is actively reviewing them
- Two sites are involved with different zoning, requiring coordinated planning board review
- The state has indicated they would like to close by October 2026, with year-end as the target if all goes well
- First-floor apartments in both the new buildings (A and B) and renovated townhouses will be ADA compliant
- Townhouses will have accommodations for ADA access, including possible rear entry ramps that can be built as needed
- All appliances, including stoves and ovens, will meet ADA compliance guidelines with controls placed appropriately
- Five-bedroom units are planned to accommodate existing large families, with elevators in the multi-story buildings
The project is currently waiting for planning board site plan approval. The new planning board has been working cooperatively with the developers.
The project must meet both state and HUD ADA compliance guidelines. Specific details about how many five-bedroom units will be on accessible first floors were not fully clarified in the transcript.
Certificate of Deposit and Financial Matters
The board approved moving $22,000 from a maturing CD into the Housing Trust Fund account and renewing the remaining $90,000 for another five months.
Key points
- A CD worth approximately $112,000 matures on April 15, 2026
- The board voted to move $22,000 to the Housing Trust Fund account to cover HTF expenses
- The remaining approximately $90,000 will be renewed in a five-month CD
- The motion passed unanimously
Bank of Greene County Donation
The board accepted a $500 donation from the Bank of Greene County to the Housing Trust Fund.
Key points
- The donation amount is $500 to the Housing Trust Fund
- The board voted unanimously to accept the donation
Property and Liability Insurance
The board discussed approving payment for annual property and liability insurance, though the invoice had not yet been received from the broker.
Key points
- The insurance premium is $11,180 for all Hudson Community Development and Planning Agency properties
- Marshall Sterling is the broker, Central Insurance is the carrier
- The invoice will not be available until March 30, which is outside the typical 10-day approval window
- The board approved payment of $11,180 pending receipt of the actual invoice
- This is the same amount and carrier as the previous year
- The policy covers all agency properties for one year through March 30, 2027
The insurance broker consistently provides invoices late in the renewal cycle, creating challenges for the agency's meeting schedule and payment approval process.
Housing Justice Director Salary Reimbursement Agreement
The board approved a formal agreement with the City of Hudson for reimbursement of the housing justice director's salary and related costs.
Key points
- The total reimbursement agreement is for $87,024 in salary payable quarterly
- An additional $5,000 is allocated for miscellaneous expenses (increased from $3,000 in the draft)
- Approximately $39,000 covers fringe benefits and other expenses
- The agreement formalizes the relationship between Hudson Community Development and Planning Agency and the city for this position
- Questions were raised about funding sustainability beyond the current year, given limited remaining CD funds
- The board approved the resolution by roll call vote
Board members noted that with only $112,000 remaining in the CD and ongoing expenses, a separate meeting will be needed to discuss how to fund operations in future years.
Budget Amendment for Roots Program
Brief discussion noted that a budget amendment is needed to reflect the reduction in funding to the Roots program from $50,000 to $20,000.
Key points
- The board previously reduced the Roots program allocation from $50,000 to $20,000
- A formal budget amendment is required to reflect this change
- This item was noted but not acted upon during this meeting
Housing Trust Fund Report and Board Recruitment
The Housing Trust Fund director reported on program activity and announced a recruitment event for new board members.
Key points
- Roots has begun dispersing the Housing Trust Fund money allocated to them
- Roots is working on securing additional funding from a private source to continue the program through the year (separate from county funds received last year)
- The Housing Trust Fund currently has three vacant board positions out of a possible nine
- An open house recruitment event is scheduled for April 8, 2026, as a non-forum meeting
- Potential new members can meet past and current board members and learn about the Housing Trust Fund's work
- Board members must be residents of the City of Hudson according to the bylaws
- Information about the recruitment event will be posted on the Hudson Community Development and Planning Agency website, HTF website, and the Hudson Hub app
Roots is not in a rush for additional funds but the timing of the next dispersement to them should be determined.
City Contribution to Housing Trust Fund
The board approved accepting a $20,000 budgeted contribution from the City of Hudson to the Housing Trust Fund.
Key points
- The $20,000 is already budgeted by the city for this fiscal year
- The contribution is for general Housing Trust Fund purposes, not specifically for the Roots program or any single purpose
- The funds can be used for any HTF activity including salary, Roots funding, or other expenses within the HTF bylaws
- After clarification from legal counsel, the board voted to accept the contribution before the formal request letter was sent
- The proper procedure involves the board accepting the contribution, then the chairman signing a letter to the city treasurer requesting the funds
- The board approved acceptance by roll call vote
There was discussion about the proper sequence: whether to request funds first or accept them first. Legal counsel advised that the board should authorize acceptance of a specific amount for a specific purpose before a check is issued, to avoid a check floating around without board approval.
Transition to Finance Committee Executive Session
The board adjourned the Hudson Community Development and Planning Agency meeting to convene the Finance Committee, then voted to enter executive session to discuss real property offers.
Key points
- The board voted to exit the Hudson Community Development and Planning Agency meeting and enter the Finance Committee meeting
- Legal counsel disclosed his prior 30-year role as Habitat for Humanity's general counsel (he is no longer their counsel after relocating)
- The Finance Committee planned to review responses to a Request for Information (RFI) regarding property disposition
- Legal counsel explained the board could hold an executive session because disclosure of offer information could affect the value of property being sold
- The board voted to enter executive session for the purpose of discussing offers on real property, the disclosure of which could affect the value
- All board members may remain for executive session, but the public and recording must be excluded
- One member of the public departed before the executive session, and one board member (Ron) noted he would need to leave around 7:00 PM
Legal counsel noted the board issued a Request for Information, not a Request for Proposals. The board would need to decide whether to evaluate responses and issue an RFP with specific price requests, or move into a negotiation phase based on the RFI responses.
The auditor emphasized that funds are material to this organization given recurring losses and limited liquid assets. Property sales represent a significant potential revenue source for the Hudson Community Development and Planning Agency.
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.
How it was made
The meeting video was transcribed automatically; the transcript was then organized into sections and summarized. The raw transcript is above, every claim can be checked against it.
What to be skeptical of
The transcript is automated and contains speech-recognition errors; names and numbers may be wrong. This page has not been reviewed by a human. Nothing here is an official record, the city's official minutes are authoritative.